Former Lockleaze School/ Romney House Site Former Lockleaze School/ Romney House Site

The site analysis in this document shows how Stoke Park forms park of a larger green corridor that runs parallel to the M32 linking central Bristol with the surrounding countryside. With its proximity to Stoke Park this site has a direct connection with the wildlife of this green link. The new linear park can take advantage of this connection as part of a site wide ecology strategy.

• The new linear park will incorporate a range of planting to maximise biodiversity within the site.

• The wildlife corridor will provide a connection with the existing habitats of Stoke Park.

• New SUDS features will be provided throughout development. This will include swales within linear park with suitable planting.

A new linear park will provide a focus for this new neighbourhood and the starting point for its green infrastructure. The linear park will provide a green connection from the heart of the new development to the landscape of Stoke Park. Surrounding houses will front onto the park and the open space will benefit from this natural surveillance. The linear park should incorporate:

• Recreation space • Planting to promote biodiversity and encourage wildlife. • SUDs features to reduce surface water runoff. • Tree planting to provide visual amenity. • A pedestrian route through the development.

Linear Park Wildlife Corridor / SUDs

• New linear park Park to link between Stoke Park and Centre of Site

• Park to provide planting to promote wildlife corridor as part of a site wide Ecology Strategy.

• Street tree planting to be incorporated throughout development.

• Front gardens/ privacy strips to be provided to houses • A coherent water strategy for the site will be required. A

SUDS system to be incorporated to accommodate surface water runoff for development.

Specific Requirements

Core Principles 1. The Green and Leafy Village

Gardens and street trees

The idea of a ‘spacious and leafy village’ is central to the ambitions of the Lockleaze Voice Development Plan. This should be carried through to street tree planting and private gardens.

• The design of the new streets will incorporate substantial planting of street trees to help both the environment and visual amenity of the neighbourhood.

• The street tree planters could form part of a SUDS strategy based on the ‘Stockholm tree pit’ model.

• House plots will incorporate a front garden or privacy strip to provide space for planting along the street.

• All houses will have a substantial rear garden.

!7

Location

Site Analysis

The map below show the location of the site in relation to the main North Bristol transport infrastructure and some of the nearby employment hubs. The M32 runs to the East of the site linking the M4 and the outer ring road with the city centre. The site is separated from the motorway by Stoke Park which forms part of a corridor of green space that runs alongside the M32 from the M4 all the way into the St Werburghs allotments.

To the North of the site the major employment campuses of the Ministry of Defence, the University of the West of England and Hewlett Packard are all clustered along the Northern Ring Road

To the West of the site runs the mainline railway connecting Bristol Parkway and Bristol Temple Meads stations. As the map indicates the site sits on the boundary between Bristol and South Gloucestershire.

are also within walking distance. There are good public transport links including a new bus route through the site and easy access to Filton Abbey Wood Station. The existing cycle route along the South Eastern boundary connects to UWE to the North and via Romney Avenue towards the city centre.

The map to the right provides details of the site location at the neighbourhood scale.The site is adjacent to the boundary with South Gloucestershire and sits between the newly developed Cheswick Village to the North, the post-war residential streets of Lockleaze to the South the green open spaces of Stoke Park to the East and an area of playing fields to the West. The site is within easy walking distance of Gainsborough Square and the shops of Cheswick Village. The shops and services on Filton Avenue

UWEMOD

M32

M4

A38

City Centre

Ring Road

Key to Map Left

Key to Map Right

The Lockleaze Voice Draft Development Plan sets out a vision statement for the Romney House site along with site specific guidance. The following is a summary of the aspirations for the site set out in the Development Plan.

“Development of modern, high value homes with a mix of flats and houses of different types and sizes to provide suitable accommodation for a mixed population. This is a key site for achieving a greater variety in the housing stock and to create a better balance between private owned and affordable housing within Lockleaze. The site is situated in an attractive location with its proximity to Stoke Park and employment opportunities to the north. The development should reflect its context as part of a wildlife corridor and have a green character with street planting, green roofs and other incentives that help retain and enhance sustainability and biodiversity. The site provides an opportunity for enhancing both pedestrian and cycle access to the north. Private vehicular movements will be restricted to access only when travelling north / south through the site from Romney Avenue, with a bus gate or similar measure restricting access along the safeguarded bus route. Design principles for the Romney House and Lockleaze School site have been established to help guide development proposals and achieve an appropriate layout that responds to the site’s context. These principles are illustrated in the site principles diagram.”

Vision for the site Site Design Principles Diagram from Lockleaze Voice Draft Neighbourhood Development Plan

Key to Site Principles Diagram

Safeguarded bus link and pedestrian and cycle link. Access only for development related to vehicular traffic.

New and retained vehicular access to connect with adjacent development.

retained pedestrian and cycle path

Potential pedestrian and cycle path to allow for potential connection from Filton Abbeywood to M32 Underpass. The path should be part of the wildlife corridor Area Principles 2-4 storey blocks of apartments, detached, semi-detached and terraced housing. The development should address adjacent developments and ensure good permeability through the area for pedestrians and cyclists. 2 Storey housing that respected the rear gardens of adjacent properties and visual amenity of Stoke Park.

Edge Principles The buildings should address the street with active frontages and main entrances from the street.

Space Principles Retained and enhanced wildlife corridor. Location indicative only to allow for flexibility.

A linear park / wildlife corridor will form the heart of the new development forming a connection between the open spaces of Stoke Park and the new housing on the Romney House site. The park will provide recreational space and a focus for community life as well as supporting SUDS features and promoting biodiversity.

Linear Park

The development should form a legible neighbourhood based on a perimeter block model with clear delineation of the public and private realms. The principle of perimeter blocks should include the treatment of the edges of the site where the development can complete the perimeter blocks of the existing streets backing onto the site on either side. This will help to form a coherent and integrated neighbourhood.

Perimeter Blocks / Integration

Spatial Strategy Objectives

Running through the site is a new road providing a bus route linking Lockleaze to Cheswick Village. This continues the line of Romney Avenue crossing over the new linear park and provides a spine to the new development. Whilst cars will not be able to cross into Cheswick village the development should provide a permeable neighbourhood that encourages pedestrian and cycle movements through the site. Wherever possible connections should be made into the neighbouring areas.

Permeable Neighbourhood

Opportunities and Objectives

The new bus route crossing the site will provide residents with a direct link into the public transport network and connections to other areas to the North and South of Lockleaze. The new road will incorporate a restricted ‘bus gate’ at the northern boundary of the site to limit the use of this road to buses and bicycles only. Other motor vehicles will not be allowed to pass between the site and Cheswick Village. A new bus stop will be provided in the centre of the site.

The site also offers good access to the train network through Filton Abbey Wood Station to the North West. A new path should be provided to link through the residential development site to the North West to provide improved access to Filton Abbey Wood.

The development should incorporate provision for car sharing / car club to provide an alternative to car ownership. All new homes should incorporate bicycle storage.

The new development on the former Lockleaze site will play an important role in proving connections between Lockleaze and Cheswick Village and between Stoke Park and the surrounding residential areas. Is is important that the new neighbourhood provides a legible and permeable part of the city that encourages movement through the site. The development should incorporate the following principals:

• The new extension to Romney Avenue will provide the main artery through the site providing a connection between Lockleaze and Chiswick Village for buses, cycles and pedestrians. It will also provide the main vehicular route into the site from Lockleaze.

• Lateral side streets provide routes around the site. • Existing roads meeting the boundary of the site should be

continued into the site where possible, although vehicular movement should be restricted into Chiswick Village.

• The development should seek to form a pedestrian and cycle route into the new development site to the North West.

Permeability and Connections Sustainable Transport

The site is well connected with existing cycle routes linking to UWE and destinations around the ring road in one direction and Gloucester Road and St Werburghs and on to the city centre in the other. The new development should be designed to take advantage of these connections and promote walking and cycling for residents and for those whose route takes them across the site.

The urban design strategy should ensure that pedestrians and cyclist are prioritised in the street design and safe connections are provided to the existing cycle infrastructure. The images (below right) show street junctions in London and in Germany where priority is given to cycles and pedestrians. The junction design ensures that cars crossing the junction from any direction will instinctively give way to pedestrians and cyclists. It is a simple measure that totally changes the emphasis of the street.

The linear park should provide a safe route to link into Stoke Park. The cross-over between the linear park and Romney Avenue should incorporate a shared surface to enhance pedestrian safety.

Pedestrian movement and Cycle routes

Core Principles 2. A Well Connected Neighbourhood

!15

Housing Market Assessment

Core Principles 3. A Balanced Community

Density

Using data from the 2011 census, the housing market assessment identified a large proportion of low density housing across Lockleaze with 79% of dwellings were semi-detached or terraced dwellings with just 17% being apartments either purpose built or house conversions.

The new development should accommodate higher density housing in the form of 1 to 2 bedroom flats and 2 to 3 bedroom housing. It is envisaged that housing demand will be led by first or second time buyers seeking better value. Adaptable family housing suitable for families at different stages of their life will form a key part of this development.

The indicative layout shown in this document includes higher density housing compared to existing housing in Lockleaze with a larger proportion of 1 to 2 bed flats and 2 to 3 bedroom houses.

In order to support a diverse and inclusive community, 5% of new housing should be designed to be wheelchair accessible or easily adaptable.

Mixture of Tenure Mixture of Housing Types

Density is one of the key factors contributing to character and form of any built environment. Density also has an impact on the success of public transport and local shops and services in any locality. Making efficient use of land should be a driving principle in any proposals for the Romney House Site.

The overall development density for the site should achieve a minimum of 50 dwellings per hectare in line with Core Strategy policy BCS20. Within this overall density Romney Avenue has been identified as a street which can take higher density apartments. On either side of the central avenue the development will be mainly houses achieving relatively lower densities. The indicative layout achieves a density of 51.7 units per hectare.

Development fronting Stoke Park should be kept to a maximum of two storeys in height in order to avoid negative impact on the setting of the historic landscape.

As Lockleaze currently has a higher proportion of socially rented housing units in comparison to the Bristol figure, it is important that the new development will deliver a mix of tenures in order to create a vibrant and diverse community.

The Housing and Planning Act 2016 published by the Government includes a new, broader definition of Affordable Housing and legalisation for Starter Homes. Starter Homes will broaden the definition of Affordable Homes by introducing capped rates for first time buyers.

One of the key objectives will be to deliver a mix of tenures in response to the current situation and demand required. The housing assessment has identified first and second time buyers as new entrants to Lockleaze, therefore a range of types and tenures will need to appeal to this demographic.

The HMA report indicates that “To create a vibrant community, and meet housing demands of the city, a mix of tenures will be required to be delivered by new development”

A Housing Market Assessment was produced in November 2016 by GVA for Bristol City Council to provide an analysis of housing demand in Lockleaze and to provide guidance for the City Council in bringing forward sites for new housing in the area .The assessment studies the following:

- Current demographic in Lockleaze - Supply and demand of open market property in

Lockleaze in comparison to the surrounding areas - An affordable housing assessment based on types,

tenure, supply and demand - Analysis of locally and recently completed residential

schemes.

The HMA provides outline recommendations about the broad mix of units types and tenures that might be suitable. The report concludes that :

“The right form of development, together with much improved infrastructure and amenity, will result in demand from purchasers, improved retail offering and an improved environment for both new and existing residents.”

Above: Horsted Park, Chatham,Above: Existing housing in Lockleaze Above: Indicative site layout showing higher densities along Romney Avenue

The following passage is an extract from Lockleaze Voice Neighbourhood Development Plan that sets out its key aspirations:

“Lockleaze will be known as a spacious and leafy ‘village’ of Bristol which offers a great living environment close to beautiful open spaces and with excellent access to services and jobs. Lockleaze will have a well-balanced community with people representing every stage of life. It will be a safe and enjoyable place to move around on foot, by bicycle and by public transport. A thriving Gainsborough Square consisting of a vibrant ‘Community Street’ and the ‘Folded Meadow’ garden, and successful well used businesses will be at the heart of the neighbourhood. Lockleaze will be the front door to Stoke Park and over time will be seen as consisting of both ‘Village and Park’.”

The Lockleaze Voice Draft Development Plan was published in 2015 and set out a vision for Lockleaze for the period up to 2026. Led by the Lockleaze Voice Neighbourhood Development Forum, the Development Plan brought together recommendations and ideas that had emerged through earlier consultations, ideas that were first articulated in the “Community’s Vision for Lockleaze”. The purpose of the plan was to set out “a positive vision and strategy for the future to encourage the sort of investment Lockleaze needs in order to rejuvenate itself.”

These earlier publications have provided the foundation for this Site Development Brief. This document sets out to provide guidance on how the aspirations of the Neighbourhood Development Plan can be realised through the development of the Romney House Site.

Background and Community Aspirations

• Emphasise the positive qualities of Lockleaze as an attractive place to live and work

• Deliver a step change in the environmental quality of the neighbourhood

• Promote a wider mix of housing for people wishing to buy, rent and downsize within their community to create a balanced community

• Create new links between existing and proposed community services and main assets, including Stoke Park, to create a clear ‘village centre’ to Lockleaze at Gainsborough Square

• Deliver higher standards of architectural, urban and landscape design

• Promote and invest in the quality of open spaces and their maintenance

• Work towards an improved public transport network and more convenient pedestrian and cycle routes

Key Aims in Delivering the Vision

Images this page: Bottom from left to right: Romney Avenue at entrance to site, The Landscape of Stoke Park,

Right, top down: Aerial view of existing site Images from the Lockleaze Voice Draft Development Plan showing examples of a ‘folded meadow’ landscape Aerial view of illustrative site layout

Background and Site Development Objectives

Lockleaze Voice Draft Neighbourhood Development Plan 9

2.0 The Community’s Vision for Lockleaze

It is the job of the Neighbourhood Development Plan to ensure that regeneration initiatives are relevant to Lockleaze, to bring about change that reflects the ambitions of the community and retain the qualities that many see as primary assets.

The aim of the Neighbourhood Development Plan is to trigger regeneration that can be realised in the near future and sustained for the long term. It seeks to help bring about a small number of ‘game changing’ developments and investments on key sites and spaces within Lockleaze. The aim is to kick start significant improvements to the overall quality of Lockleaze.

The Neighbourhood Development Plan is designed to cover a time period from 2014 to 2026. The Vision seeks to describe the kind of place Lockleaze will become over this period, with specific reference to how the streets and spaces around Gainsborough Square will work in the future. The local community have identified that the name ‘Lock Leaze’ comes from the Anglo-Saxon for a fold in a field or meadow, this has helped inform the Vision for Lockleaze, especially how the green space at Gainsbourgh Square could be reinvented as ‘The Folded Meadow village green’.

The Vision

‘The Village and the Park’ Lockleaze will be known as a spacious and leafy ‘village’ of Bristol which offers a great living environment close to beautiful open spaces and with excellent access to services and jobs. Lockleaze will have a well-balanced community with people representing every stage of life. It will be a safe and enjoyable place to move around on foot, by bicycle and by public transport. A thriving Gainsborough Square consisting of a vibrant ‘Community Street’ and the ‘Folded Meadow’ garden, and successful well used businesses will be at the heart of the neighbourhood. Lockleaze will be the front door to Stoke Park and over time will be seen as consisting of both ‘Village and Park’.

The Community Street The Community Street will be a hub for retail, enterprise and community activities. Public realm enhancements, re-organised parking and new bus routing would greatly improve the environmental quality of Gainsborough Square, making it a pedestrian friendly destination for

local shopping and leisure activities. The Community Street will connect Gainsborough Square and Stoke Park through a series of pedestrian friendly shared spaces.

The Folded Meadow village green Linked to the creation of the Community Street are a number of enhancements to the green space at Gainsborough Square. New planting, sheltered seating, improved play spaces and access - along with the potential for a covered market and community events space adjacent to the Community Street - will greatly enhance the area and reinvent it as the Folded Meadow. These improvements will help to add vitality to the Gainsborough Square and create a defined area to act as the focus to the community.

The vision for the site:Development of modern, high value homes with a mi of flats and houses of different types and sizes to provide suitable accommodation for a mixed population.

This is a key site for achieving a greater variety in the housing stock and to create a be er balance between private owned and affordable housing within Lockleaze he site is situated in an a ractive location with its proximity to Stoke Park and employment opportunities to the north. The development should reflect its conte t as part of a wildlife corridor and have a green character with street planting, green roofs and other incentives that help retain and enhance sustainability and biodiversity.

The site provides an opportunity for enhancing both pedestrian and cycle access to the north. Private vehicular movements will be restricted to access only when travelling north / south through the site from Romney Avenue, with a bus gate or similar measure restricting access along the safeguarded bus route.

Design principles for the Romney House and Lockleaze School site have been established to help guide development proposals and achieve an appropriate layout that responds to the site’s context.

hese principles are illustrated in figure 4.6.1.

Policy KS6 Romney House and Lockleaze School Site Proposals for residential uses will be supported where it can be demonstrated that the development has responded to the Design Principles set out in figure 4.6.1 and has been properly integrated into the urban area.

Example of high quality housing overlooking a green open space.

28 Lockleaze Voice Draft Neighbourhood Development Plan

Example of path network along a green corridor with high biodiversity.

Example of housing with active frontages overlooking footpath.

4.6. Romney House and Lockleaze School Site

Former Lockleaze School/ Romney House Site Former Lockleaze School/ Romney House Site!16

It is important that new homes provide robust, durable and flexible housing to meet the needs of residents at all stages of their life. The new housing on the Romney House Site will meet the guidance set out in ‘Technical Housing Standards - Nationally Described Space Standards’ as set out in policy BCS18. It sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.

The Indicative Layouts shown within this document are based on dwellings that meet or exceed these space standards.

Suitable private external amenity space should be provided for all dwellings. Houses should have a front privacy strip or front garden between any ground floor window and the pavement. Rear gardens should generally be 10m long to provide a back to back privacy distance of 20m between facing rear windows.

Space Standards

Core Principles 4. Quality Homes

Accessibility

The new development proposals should have a coherent energy strategy that demonstrates a well considered approach to reducing energy use and carbon emissions at the scale of the neighbourhood, the street the building and the individual home. The strategy should combine considerations for minimising energy use with strategies for on-site renewable energy. Bristol City Council Core Strategy BCS14 sets out requirements “To secure at least a 20% saving in CO2 emissions from energy use in new development through on‐site generation of renewable energy”

The new housing should be designed to minimise energy consumption and carbon emissions and provide a comfortable environment for residents. Buildings should be energy efficient in relation to heating, hot water, ventilation and lighting and electrical systems. As well as high levels of thermal performance, air tightness and suitable ventilation strategies, new housing should be designed to provide:

• Appropriate clothes drying place • On site renewable energy sources • Provision for retrofitting additional renewables. • Passive solar gain and appropriate shading

Adaptability Energy Performance

The design of the new development should be underpinned by the principle of inclusivity. The public realm and the individual homes should set out to avoid any unnecessary barriers to use. The development should provide housing that is flexible and accessible enough to accommodate residents throughout their lifetimes. All new houses and ground floor flats within the development should aim to achieve Compliance with Lifetime Homes Standards. There is also an expectation that at least 5% of new dwellings are fully wheelchair accessible.

The principles of Lifetime Neighbourhoods should also be embraced in design of the streets and neighbourhood and in the process of developing the site.

“As we grow older we are more likely to spend more time at home, and where we live is an important determinant of our well-being. However, it is increasingly recognised that it is not just our homes, but also the neighbourhoods where we live that have a significant role in keeping us well and independent as we grow older.”

Lifetime Neighbourhoods - CLG

The long term life span of a home will depend partly on its ability to adapt to the changing requirements of its inhabitants. Adaptability should be designed into dwellings within their development in the following ways:

• Building plots and development massing should provide opportunities for extending houses in the future, particularly to the rear.

• Building construction should take account of future extendability.

• The design of new dwellings should allow for future internal remodelling where possible by providing: full-span floor construction;, non load-bearing internal walls; and flexible service runs .

• Where houses have pitched roofs they should allow for future loft conversion wherever possible by the provision of clear loft area of a size that will provide a habitable room and space for new or extended stairs from existing landing.

• Provide space for home working • Dwellings should adopt Lifetime Homes standards

Above: generous living space in low energy house, Bristol Above: Hanham Hall Zero Carbon Development Above: Retirement Housing, Bishops Waltham

Former Lockleaze School/ Romney House Site

The site analysis in this document shows how Stoke Park forms park of a larger green corridor that runs parallel to the M32 linking central Bristol with the surrounding countryside. With its proximity to Stoke Park this site has a direct connection with the wildlife of this green link. The new linear park can take advantage of this connection as part of a site wide ecology strategy.

• The new linear park will incorporate a range of planting to maximise biodiversity within the site.

• The wildlife corridor will provide a connection with the existing habitats of Stoke Park.

• New SUDS features will be provided throughout development. This will include swales within linear park with suitable planting.

A new linear park will provide a focus for this new neighbourhood and the starting point for its green infrastructure. The linear park will provide a green connection from the heart of the new development to the landscape of Stoke Park. Surrounding houses will front onto the park and the open space will benefit from this natural surveillance. The linear park should incorporate:

• Recreation space • Planting to promote biodiversity and encourage wildlife. • SUDs features to reduce surface water runoff. • Tree planting to provide visual amenity. • A pedestrian route through the development.

Linear Park Wildlife Corridor / SUDs

• New linear park Park to link between Stoke Park and Centre of Site

• Park to provide planting to promote wildlife corridor as part of a site wide Ecology Strategy.

• Street tree planting to be incorporated throughout development.

• Front gardens/ privacy strips to be provided to houses • A coherent water strategy for the site will be required. A

SUDS system to be incorporated to accommodate surface water runoff for development.

Specific Requirements

Core Principles 1. The Green and Leafy Village

Gardens and street trees

The idea of a ‘spacious and leafy village’ is central to the ambitions of the Lockleaze Voice Development Plan. This should be carried through to street tree planting and private gardens.

• The design of the new streets will incorporate substantial planting of street trees to help both the environment and visual amenity of the neighbourhood.

• The street tree planters could form part of a SUDS strategy based on the ‘Stockholm tree pit’ model.

• House plots will incorporate a front garden or privacy strip to provide space for planting along the street.

• All houses will have a substantial rear garden.

!7

Location

Site Analysis

The map below show the location of the site in relation to the main North Bristol transport infrastructure and some of the nearby employment hubs. The M32 runs to the East of the site linking the M4 and the outer ring road with the city centre. The site is separated from the motorway by Stoke Park which forms part of a corridor of green space that runs alongside the M32 from the M4 all the way into the St Werburghs allotments.

To the North of the site the major employment campuses of the Ministry of Defence, the University of the West of England and Hewlett Packard are all clustered along the Northern Ring Road

To the West of the site runs the mainline railway connecting Bristol Parkway and Bristol Temple Meads stations. As the map indicates the site sits on the boundary between Bristol and South Gloucestershire.

are also within walking distance. There are good public transport links including a new bus route through the site and easy access to Filton Abbey Wood Station. The existing cycle route along the South Eastern boundary connects to UWE to the North and via Romney Avenue towards the city centre.

The map to the right provides details of the site location at the neighbourhood scale.The site is adjacent to the boundary with South Gloucestershire and sits between the newly developed Cheswick Village to the North, the post-war residential streets of Lockleaze to the South the green open spaces of Stoke Park to the East and an area of playing fields to the West. The site is within easy walking distance of Gainsborough Square and the shops of Cheswick Village. The shops and services on Filton Avenue

UWEMOD

M32

M4

A38

City Centre

Ring Road

Key to Map Left

Key to Map Right

The Lockleaze Voice Draft Development Plan sets out a vision statement for the Romney House site along with site specific guidance. The following is a summary of the aspirations for the site set out in the Development Plan.

“Development of modern, high value homes with a mix of flats and houses of different types and sizes to provide suitable accommodation for a mixed population. This is a key site for achieving a greater variety in the housing stock and to create a better balance between private owned and affordable housing within Lockleaze. The site is situated in an attractive location with its proximity to Stoke Park and employment opportunities to the north. The development should reflect its context as part of a wildlife corridor and have a green character with street planting, green roofs and other incentives that help retain and enhance sustainability and biodiversity. The site provides an opportunity for enhancing both pedestrian and cycle access to the north. Private vehicular movements will be restricted to access only when travelling north / south through the site from Romney Avenue, with a bus gate or similar measure restricting access along the safeguarded bus route. Design principles for the Romney House and Lockleaze School site have been established to help guide development proposals and achieve an appropriate layout that responds to the site’s context. These principles are illustrated in the site principles diagram.”

Vision for the site Site Design Principles Diagram from Lockleaze Voice Draft Neighbourhood Development Plan

Key to Site Principles Diagram

Safeguarded bus link and pedestrian and cycle link. Access only for development related to vehicular traffic.

New and retained vehicular access to connect with adjacent development.

retained pedestrian and cycle path

Potential pedestrian and cycle path to allow for potential connection from Filton Abbeywood to M32 Underpass. The path should be part of the wildlife corridor Area Principles 2-4 storey blocks of apartments, detached, semi-detached and terraced housing. The development should address adjacent developments and ensure good permeability through the area for pedestrians and cyclists. 2 Storey housing that respected the rear gardens of adjacent properties and visual amenity of Stoke Park.

Edge Principles The buildings should address the street with active frontages and main entrances from the street.

Space Principles Retained and enhanced wildlife corridor. Location indicative only to allow for flexibility.

A linear park / wildlife corridor will form the heart of the new development forming a connection between the open spaces of Stoke Park and the new housing on the Romney House site. The park will provide recreational space and a focus for community life as well as supporting SUDS features and promoting biodiversity.

Linear Park

The development should form a legible neighbourhood based on a perimeter block model with clear delineation of the public and private realms. The principle of perimeter blocks should include the treatment of the edges of the site where the development can complete the perimeter blocks of the existing streets backing onto the site on either side. This will help to form a coherent and integrated neighbourhood.

Perimeter Blocks / Integration

Spatial Strategy Objectives

Running through the site is a new road providing a bus route linking Lockleaze to Cheswick Village. This continues the line of Romney Avenue crossing over the new linear park and provides a spine to the new development. Whilst cars will not be able to cross into Cheswick village the development should provide a permeable neighbourhood that encourages pedestrian and cycle movements through the site. Wherever possible connections should be made into the neighbouring areas.

Permeable Neighbourhood

Opportunities and Objectives

The new bus route crossing the site will provide residents with a direct link into the public transport network and connections to other areas to the North and South of Lockleaze. The new road will incorporate a restricted ‘bus gate’ at the northern boundary of the site to limit the use of this road to buses and bicycles only. Other motor vehicles will not be allowed to pass between the site and Cheswick Village. A new bus stop will be provided in the centre of the site.

The site also offers good access to the train network through Filton Abbey Wood Station to the North West. A new path should be provided to link through the residential development site to the North West to provide improved access to Filton Abbey Wood.

The development should incorporate provision for car sharing / car club to provide an alternative to car ownership. All new homes should incorporate bicycle storage.

The new development on the former Lockleaze site will play an important role in proving connections between Lockleaze and Cheswick Village and between Stoke Park and the surrounding residential areas. Is is important that the new neighbourhood provides a legible and permeable part of the city that encourages movement through the site. The development should incorporate the following principals:

• The new extension to Romney Avenue will provide the main artery through the site providing a connection between Lockleaze and Chiswick Village for buses, cycles and pedestrians. It will also provide the main vehicular route into the site from Lockleaze.

• Lateral side streets provide routes around the site. • Existing roads meeting the boundary of the site should be

continued into the site where possible, although vehicular movement should be restricted into Chiswick Village.

• The development should seek to form a pedestrian and cycle route into the new development site to the North West.

Permeability and Connections Sustainable Transport

The site is well connected with existing cycle routes linking to UWE and destinations around the ring road in one direction and Gloucester Road and St Werburghs and on to the city centre in the other. The new development should be designed to take advantage of these connections and promote walking and cycling for residents and for those whose route takes them across the site.

The urban design strategy should ensure that pedestrians and cyclist are prioritised in the street design and safe connections are provided to the existing cycle infrastructure. The images (below right) show street junctions in London and in Germany where priority is given to cycles and pedestrians. The junction design ensures that cars crossing the junction from any direction will instinctively give way to pedestrians and cyclists. It is a simple measure that totally changes the emphasis of the street.

The linear park should provide a safe route to link into Stoke Park. The cross-over between the linear park and Romney Avenue should incorporate a shared surface to enhance pedestrian safety.

Pedestrian movement and Cycle routes

Core Principles 2. A Well Connected Neighbourhood

!15

Housing Market Assessment

Core Principles 3. A Balanced Community

Density

Using data from the 2011 census, the housing market assessment identified a large proportion of low density housing across Lockleaze with 79% of dwellings were semi-detached or terraced dwellings with just 17% being apartments either purpose built or house conversions.

The new development should accommodate higher density housing in the form of 1 to 2 bedroom flats and 2 to 3 bedroom housing. It is envisaged that housing demand will be led by first or second time buyers seeking better value. Adaptable family housing suitable for families at different stages of their life will form a key part of this development.

The indicative layout shown in this document includes higher density housing compared to existing housing in Lockleaze with a larger proportion of 1 to 2 bed flats and 2 to 3 bedroom houses.

In order to support a diverse and inclusive community, 5% of new housing should be designed to be wheelchair accessible or easily adaptable.

Mixture of Tenure Mixture of Housing Types

Density is one of the key factors contributing to character and form of any built environment. Density also has an impact on the success of public transport and local shops and services in any locality. Making efficient use of land should be a driving principle in any proposals for the Romney House Site.

The overall development density for the site should achieve a minimum of 50 dwellings per hectare in line with Core Strategy policy BCS20. Within this overall density Romney Avenue has been identified as a street which can take higher density apartments. On either side of the central avenue the development will be mainly houses achieving relatively lower densities. The indicative layout achieves a density of 51.7 units per hectare.

Development fronting Stoke Park should be kept to a maximum of two storeys in height in order to avoid negative impact on the setting of the historic landscape.

As Lockleaze currently has a higher proportion of socially rented housing units in comparison to the Bristol figure, it is important that the new development will deliver a mix of tenures in order to create a vibrant and diverse community.

The Housing and Planning Act 2016 published by the Government includes a new, broader definition of Affordable Housing and legalisation for Starter Homes. Starter Homes will broaden the definition of Affordable Homes by introducing capped rates for first time buyers.

One of the key objectives will be to deliver a mix of tenures in response to the current situation and demand required. The housing assessment has identified first and second time buyers as new entrants to Lockleaze, therefore a range of types and tenures will need to appeal to this demographic.

The HMA report indicates that “To create a vibrant community, and meet housing demands of the city, a mix of tenures will be required to be delivered by new development”

A Housing Market Assessment was produced in November 2016 by GVA for Bristol City Council to provide an analysis of housing demand in Lockleaze and to provide guidance for the City Council in bringing forward sites for new housing in the area .The assessment studies the following:

- Current demographic in Lockleaze - Supply and demand of open market property in

Lockleaze in comparison to the surrounding areas - An affordable housing assessment based on types,

tenure, supply and demand - Analysis of locally and recently completed residential

schemes.

The HMA provides outline recommendations about the broad mix of units types and tenures that might be suitable. The report concludes that :

“The right form of development, together with much improved infrastructure and amenity, will result in demand from purchasers, improved retail offering and an improved environment for both new and existing residents.”

Above: Horsted Park, Chatham,Above: Existing housing in Lockleaze Above: Indicative site layout showing higher densities along Romney Avenue

!17

Living Streets

Streets are the most important building block of any community and the design of a street can have a huge impact on the identity of a neighbourhood. The streets in this development should provide an attractive, safe and inclusive place for neighbours to meet, children to play, cars to be parked and for people to move around on foot and bicycle.

Importantly the design of the streets should be centred on placemaking and should use a range of design strategies including shared spaces, to prioritise pedestrian movement and sociability over vehicular speed.

In this section we have set out the core principles behind the design of streets and provided some indicative street types.

Core Principles 5. Living Streets

Clarity of Public and Private Realms

The development will be arranged to provide a clear and continuous building line around each street block to create a perimeter block arrangement with private space contained within the block. Backs of houses should face the backs of other houses and fronts should face the street. This principle should extend to the perimeter of the site to ensure that the privacy and security of existing gardens are maintained.

Where houses or flats have habitable rooms at ground floor level, front gardens or ‘privacy strips’ will be provided. These will give privacy to ground floor windows, allow space for planting and add visual variety to help animate the street. This privacy strips provides a clear boundary to the public realm.

Active Frontages / Natural Surveillance

Streets made up of terraced or semi-detached houses will naturally have front doors animating the street at regular intervals. Apartment buildings should be configured to provide active frontages with entrance doors at a maximum of 12.5m centres. Ground floor flats or maisonettes could have individual front doors rather than entering through a communal entrance to reduce ‘dead’ frontages. Housing should have habitable rooms at ground floor and should have windows facing the street. Bay windows could also help natural surveillance.

Rear parking courts will be generally discouraged and on-street parking encouraged to promote natural surveillance of the street and reduce the opportunities for anti-social behaviour.

Houses at street corners should respond to their location and provide windows in the side elevation as well as their main frontage to reduce dead spots for surveillance. Blank gable walls should be avoided. Above: Street in Amsterdam with street planting and parking

Below: Horsted Park, Chatham, with perpendicular parking Above: Street in Copenhagen with street planting and parking Below: Street in St Andrews, Bristol with front gardens

Photo by Playing Out, Bristol

Parking Strategies

Achieving a development density for the project in excess of 50 dwellings per hectare whilst achieving the minimum parking ratios set out within BCC planning policy will require great care in the design of parking within the development.

In order to maintain active streets and natural surveillance, parking will be predominately on-street parking. The street types shown in the following pages show a mixture of parallel and perpendicular parking bays which are broken up with crossing points and tree planting. The street design should be conceived to reduce traffic speed and encourage pedestrian priority on roads within the development. Some parts of the development would be suitable for shared spaces.

In order to maintain densities, on-plot parking will form only a small proportion of parking on the site. Rear parking courts will be generally discouraged and would generally only be appropriate for flats. Where parking courts are used they should have suitable lighting and security provisions.

ScaleDate

Drawing number

Status Revision

Notes1. Do not scale drawing use figured dimensions only.2. Any discrepancies between site and drawings to be reported to the architect immediately.3. Read in conjunction with all relevant structural, mechanical & electrical engineers and landscape architects drawings. 4. Dimensions critical to proposed building works must be checked on site before building works commences.5. Drawing to be read in conjunction with Construction Stage Health & Safety Plan.6. This development is to comply with latest Building Regulations and NHBC standards.

1 St Andrews RoadMontpelierBRISTOL BS6 5EHTel: 0117 907 0492

www.emmettrussell.co.uk

Project

Title

Revision

N

1:1250 @ A3DEC 16

INFORMATION /

Site 4 as Proposed

BCC Lockleaze School /Romney House Site

Flats

2 Bed House

3 Bed House

4 Bed House

0 5 10 20 30 40 50m

Type

B

Type

A

Type

C

Indicative Layout

The plan on this page provides an indicative layout for the site and an example of how the Core Principles might be applied. Locations of street Types A, B & C are indicated on the plan.

Key elements of the plan:

1. A Linear park providing a public green space is at the heart of the new development. This links from Stoke Park in the South through the middle of the site. The park is overlooked by houses on both sides and provides the focus for of the SUDs strategy for the development.

2. Romney Avenue bus link. The new road linking Romney Avenue to Chiswick Village accommodates a new bus route through the site. A new bus stop will be located where Romney Avenue meets the linear park. At the North end of the site this linking road will be restricted to buses and cycles only. The carriageway for this main avenue will be a minimum of 6m wide with perpendicular parking running on one side of the road and parallel parking on the other.

3. Perimeter Blocks: The housing has been laid out to form coherent perimeter blocks based on the street typologies set out in the Core Principles. Taller apartment buildings of 3 to 4 storeys are arranged along Romney Avenue with sides streets on either side made up of terraced and semi-detached houses of two or three storeys. At the edges of the site, where new housing backs onto existing homes, the building heights would be would be limited to two storeys.

4. Link roads: Existing roads around the perimeter of the site will be connected into the site where possible to provide permeability through the site. Where these connect into Cheswick village they will be restricted to cycles and pedestrians only. A new cycle and pedestrian link will be formed into the development site to the North West to provide a route to Filton Abbey Wood Station.

1

2

3

4

4

4

Indicative Layout

Former Lockleaze School/ Romney House Site!18

3. Houses should form a coherent frontage to the street with windows providing natural surveillance.

4. Front gardens or ‘privacy strips’ should be provided to all houses to provide appropriate separation between ground floor windows and the pavement / public realm. This also provides space for planting, and adds visual interest to the street.

5. Tree planting is an integral part of the street design and the planters should double up as SUDs features.

6. Bin and bike storage should be incorporated into the house design.

7. Pavements should be 2m wide. 8. Building heights should generally be 2 storeys.

Street Types : Type A - Side StreetThe residential side street provides the basic building block of the new neighbourhood. These streets have been set out to make efficient use of land and provide appropriate densities for the new development.

Key features:

1. On-street parking. The road widths have been set out to allow space for parallel parking on both sides of the road. Parking bays should read as part of the pedestrian zone of the road and be broken up by crossing spaces with tree planters.

2. Street design should prioritise pedestrian safety and reduce traffic speeds. Whilst the main carriageway should be 4.8m wide, changes in surface finishes should be used to reduce the apparent width of the road.

Former Lockleaze School/ Romney House Site!16

It is important that new homes provide robust, durable and flexible housing to meet the needs of residents at all stages of their life. The new housing on the Romney House Site will meet the guidance set out in ‘Technical Housing Standards - Nationally Described Space Standards’ as set out in policy BCS18. It sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.

The Indicative Layouts shown within this document are based on dwellings that meet or exceed these space standards.

Suitable private external amenity space should be provided for all dwellings. Houses should have a front privacy strip or front garden between any ground floor window and the pavement. Rear gardens should generally be 10m long to provide a back to back privacy distance of 20m between facing rear windows.

Space Standards

Core Principles 4. Quality Homes

Accessibility

The new development proposals should have a coherent energy strategy that demonstrates a well considered approach to reducing energy use and carbon emissions at the scale of the neighbourhood, the street the building and the individual home. The strategy should combine considerations for minimising energy use with strategies for on-site renewable energy. Bristol City Council Core Strategy BCS14 sets out requirements “To secure at least a 20% saving in CO2 emissions from energy use in new development through on‐site generation of renewable energy”

The new housing should be designed to minimise energy consumption and carbon emissions and provide a comfortable environment for residents. Buildings should be energy efficient in relation to heating, hot water, ventilation and lighting and electrical systems. As well as high levels of thermal performance, air tightness and suitable ventilation strategies, new housing should be designed to provide:

• Appropriate clothes drying place • On site renewable energy sources • Provision for retrofitting additional renewables. • Passive solar gain and appropriate shading

Adaptability Energy Performance

The design of the new development should be underpinned by the principle of inclusivity. The public realm and the individual homes should set out to avoid any unnecessary barriers to use. The development should provide housing that is flexible and accessible enough to accommodate residents throughout their lifetimes. All new houses and ground floor flats within the development should aim to achieve Compliance with Lifetime Homes Standards. There is also an expectation that at least 5% of new dwellings are fully wheelchair accessible.

The principles of Lifetime Neighbourhoods should also be embraced in design of the streets and neighbourhood and in the process of developing the site.

“As we grow older we are more likely to spend more time at home, and where we live is an important determinant of our well-being. However, it is increasingly recognised that it is not just our homes, but also the neighbourhoods where we live that have a significant role in keeping us well and independent as we grow older.”

Lifetime Neighbourhoods - CLG

The long term life span of a home will depend partly on its ability to adapt to the changing requirements of its inhabitants. Adaptability should be designed into dwellings within their development in the following ways:

• Building plots and development massing should provide opportunities for extending houses in the future, particularly to the rear.

• Building construction should take account of future extendability.

• The design of new dwellings should allow for future internal remodelling where possible by providing: full-span floor construction;, non load-bearing internal walls; and flexible service runs .

• Where houses have pitched roofs they should allow for future loft conversion wherever possible by the provision of clear loft area of a size that will provide a habitable room and space for new or extended stairs from existing landing.

• Provide space for home working • Dwellings should adopt Lifetime Homes standards

Above: generous living space in low energy house, Bristol Above: Hanham Hall Zero Carbon Development Above: Retirement Housing, Bishops Waltham

Former Lockleaze School/ Romney House Site

The site analysis in this document shows how Stoke Park forms park of a larger green corridor that runs parallel to the M32 linking central Bristol with the surrounding countryside. With its proximity to Stoke Park this site has a direct connection with the wildlife of this green link. The new linear park can take advantage of this connection as part of a site wide ecology strategy.

• The new linear park will incorporate a range of planting to maximise biodiversity within the site.

• The wildlife corridor will provide a connection with the existing habitats of Stoke Park.

• New SUDS features will be provided throughout development. This will include swales within linear park with suitable planting.

A new linear park will provide a focus for this new neighbourhood and the starting point for its green infrastructure. The linear park will provide a green connection from the heart of the new development to the landscape of Stoke Park. Surrounding houses will front onto the park and the open space will benefit from this natural surveillance. The linear park should incorporate:

• Recreation space • Planting to promote biodiversity and encourage wildlife. • SUDs features to reduce surface water runoff. • Tree planting to provide visual amenity. • A pedestrian route through the development.

Linear Park Wildlife Corridor / SUDs

• New linear park Park to link between Stoke Park and Centre of Site

• Park to provide planting to promote wildlife corridor as part of a site wide Ecology Strategy.

• Street tree planting to be incorporated throughout development.

• Front gardens/ privacy strips to be provided to houses • A coherent water strategy for the site will be required. A

SUDS system to be incorporated to accommodate surface water runoff for development.

Specific Requirements

Core Principles 1. The Green and Leafy Village

Gardens and street trees

The idea of a ‘spacious and leafy village’ is central to the ambitions of the Lockleaze Voice Development Plan. This should be carried through to street tree planting and private gardens.

• The design of the new streets will incorporate substantial planting of street trees to help both the environment and visual amenity of the neighbourhood.

• The street tree planters could form part of a SUDS strategy based on the ‘Stockholm tree pit’ model.

• House plots will incorporate a front garden or privacy strip to provide space for planting along the street.

• All houses will have a substantial rear garden.

The new bus route crossing the site will provide residents with a direct link into the public transport network and connections to other areas to the North and South of Lockleaze. The new road will incorporate a restricted ‘bus gate’ at the northern boundary of the site to limit the use of this road to buses and bicycles only. Other motor vehicles will not be allowed to pass between the site and Cheswick Village. A new bus stop will be provided in the centre of the site.

The site also offers good access to the train network through Filton Abbey Wood Station to the North West. A new path should be provided to link through the residential development site to the North West to provide improved access to Filton Abbey Wood.

The development should incorporate provision for car sharing / car club to provide an alternative to car ownership. All new homes should incorporate bicycle storage.

The new development on the former Lockleaze site will play an important role in proving connections between Lockleaze and Cheswick Village and between Stoke Park and the surrounding residential areas. Is is important that the new neighbourhood provides a legible and permeable part of the city that encourages movement through the site. The development should incorporate the following principals:

• The new extension to Romney Avenue will provide the main artery through the site providing a connection between Lockleaze and Chiswick Village for buses, cycles and pedestrians. It will also provide the main vehicular route into the site from Lockleaze.

• Lateral side streets provide routes around the site. • Existing roads meeting the boundary of the site should be

continued into the site where possible, although vehicular movement should be restricted into Chiswick Village.

• The development should seek to form a pedestrian and cycle route into the new development site to the North West.

Permeability and Connections Sustainable Transport

The site is well connected with existing cycle routes linking to UWE and destinations around the ring road in one direction and Gloucester Road and St Werburghs and on to the city centre in the other. The new development should be designed to take advantage of these connections and promote walking and cycling for residents and for those whose route takes them across the site.

The urban design strategy should ensure that pedestrians and cyclist are prioritised in the street design and safe connections are provided to the existing cycle infrastructure. The images (below right) show street junctions in London and in Germany where priority is given to cycles and pedestrians. The junction design ensures that cars crossing the junction from any direction will instinctively give way to pedestrians and cyclists. It is a simple measure that totally changes the emphasis of the street.

The linear park should provide a safe route to link into Stoke Park. The cross-over between the linear park and Romney Avenue should incorporate a shared surface to enhance pedestrian safety.

Pedestrian movement and Cycle routes

Core Principles 2. A Well Connected Neighbourhood

!15

Housing Market Assessment

Core Principles 3. A Balanced Community

Density

Using data from the 2011 census, the housing market assessment identified a large proportion of low density housing across Lockleaze with 79% of dwellings were semi-detached or terraced dwellings with just 17% being apartments either purpose built or house conversions.

The new development should accommodate higher density housing in the form of 1 to 2 bedroom flats and 2 to 3 bedroom housing. It is envisaged that housing demand will be led by first or second time buyers seeking better value. Adaptable family housing suitable for families at different stages of their life will form a key part of this development.

The indicative layout shown in this document includes higher density housing compared to existing housing in Lockleaze with a larger proportion of 1 to 2 bed flats and 2 to 3 bedroom houses.

In order to support a diverse and inclusive community, 5% of new housing should be designed to be wheelchair accessible or easily adaptable.

Mixture of Tenure Mixture of Housing Types

Density is one of the key factors contributing to character and form of any built environment. Density also has an impact on the success of public transport and local shops and services in any locality. Making efficient use of land should be a driving principle in any proposals for the Romney House Site.

The overall development density for the site should achieve a minimum of 50 dwellings per hectare in line with Core Strategy policy BCS20. Within this overall density Romney Avenue has been identified as a street which can take higher density apartments. On either side of the central avenue the development will be mainly houses achieving relatively lower densities. The indicative layout achieves a density of 51.7 units per hectare.

Development fronting Stoke Park should be kept to a maximum of two storeys in height in order to avoid negative impact on the setting of the historic landscape.

As Lockleaze currently has a higher proportion of socially rented housing units in comparison to the Bristol figure, it is important that the new development will deliver a mix of tenures in order to create a vibrant and diverse community.

The Housing and Planning Act 2016 published by the Government includes a new, broader definition of Affordable Housing and legalisation for Starter Homes. Starter Homes will broaden the definition of Affordable Homes by introducing capped rates for first time buyers.

One of the key objectives will be to deliver a mix of tenures in response to the current situation and demand required. The housing assessment has identified first and second time buyers as new entrants to Lockleaze, therefore a range of types and tenures will need to appeal to this demographic.

The HMA report indicates that “To create a vibrant community, and meet housing demands of the city, a mix of tenures will be required to be delivered by new development”

A Housing Market Assessment was produced in November 2016 by GVA for Bristol City Council to provide an analysis of housing demand in Lockleaze and to provide guidance for the City Council in bringing forward sites for new housing in the area .The assessment studies the following:

- Current demographic in Lockleaze - Supply and demand of open market property in

Lockleaze in comparison to the surrounding areas - An affordable housing assessment based on types,

tenure, supply and demand - Analysis of locally and recently completed residential

schemes.

The HMA provides outline recommendations about the broad mix of units types and tenures that might be suitable. The report concludes that :

“The right form of development, together with much improved infrastructure and amenity, will result in demand from purchasers, improved retail offering and an improved environment for both new and existing residents.”

Above: Horsted Park, Chatham,Above: Existing housing in Lockleaze Above: Indicative site layout showing higher densities along Romney Avenue

!17

Living Streets

Streets are the most important building block of any community and the design of a street can have a huge impact on the identity of a neighbourhood. The streets in this development should provide an attractive, safe and inclusive place for neighbours to meet, children to play, cars to be parked and for people to move around on foot and bicycle.

Importantly the design of the streets should be centred on placemaking and should use a range of design strategies including shared spaces, to prioritise pedestrian movement and sociability over vehicular speed.

In this section we have set out the core principles behind the design of streets and provided some indicative street types.

Core Principles 5. Living Streets

Clarity of Public and Private Realms

The development will be arranged to provide a clear and continuous building line around each street block to create a perimeter block arrangement with private space contained within the block. Backs of houses should face the backs of other houses and fronts should face the street. This principle should extend to the perimeter of the site to ensure that the privacy and security of existing gardens are maintained.

Where houses or flats have habitable rooms at ground floor level, front gardens or ‘privacy strips’ will be provided. These will give privacy to ground floor windows, allow space for planting and add visual variety to help animate the street. This privacy strips provides a clear boundary to the public realm.

Active Frontages / Natural Surveillance

Streets made up of terraced or semi-detached houses will naturally have front doors animating the street at regular intervals. Apartment buildings should be configured to provide active frontages with entrance doors at a maximum of 12.5m centres. Ground floor flats or maisonettes could have individual front doors rather than entering through a communal entrance to reduce ‘dead’ frontages. Housing should have habitable rooms at ground floor and should have windows facing the street. Bay windows could also help natural surveillance.

Rear parking courts will be generally discouraged and on-street parking encouraged to promote natural surveillance of the street and reduce the opportunities for anti-social behaviour.

Houses at street corners should respond to their location and provide windows in the side elevation as well as their main frontage to reduce dead spots for surveillance. Blank gable walls should be avoided. Above: Street in Amsterdam with street planting and parking

Below: Horsted Park, Chatham, with perpendicular parking Above: Street in Copenhagen with street planting and parking Below: Street in St Andrews, Bristol with front gardens

Photo by Playing Out, Bristol

Parking Strategies

Achieving a development density for the project in excess of 50 dwellings per hectare whilst achieving the minimum parking ratios set out within BCC planning policy will require great care in the design of parking within the development.

In order to maintain active streets and natural surveillance, parking will be predominately on-street parking. The street types shown in the following pages show a mixture of parallel and perpendicular parking bays which are broken up with crossing points and tree planting. The street design should be conceived to reduce traffic speed and encourage pedestrian priority on roads within the development. Some parts of the development would be suitable for shared spaces.

In order to maintain densities, on-plot parking will form only a small proportion of parking on the site. Rear parking courts will be generally discouraged and would generally only be appropriate for flats. Where parking courts are used they should have suitable lighting and security provisions.

!19

Street Types : Type B - Romney Avenue6. The design should promote active frontages and ensure

that front doors occur at maximum centres of 12.5m. Where possible ground floor units should have their own front doors.

7. A bus stop is to be accommodated on the avenue. 8. Traffic control measures will need to be incorporated at

the North end of the avenue to restrict the road to buses and bicycles only where is crosses into Cheswick Village.

9. Street design should prioritise pedestrian safety and reduce traffic speeds. Changes in surface finishes should be used to reduce the apparent width of the road.

Romney Avenue will be extended through the site to provide a new bus route running through Lockleaze and Cheswick Village. This new avenue will be wider than the side streets and will be lined on either side with apartment buildings providing a greater density of accommodation than elsewhere on the site. Key features of the avenue will be:

1. Parking to be arranged as perpendicular parking on at least one side of the road with a main carriageway width of 6m between parked cars.

2. Pavements to be at leat 2m wide with a privacy strip of 2.5m where ground floor apartments have windows facing the street.

3. Parking bays should read as part of the pedestrian zone. 4. Street tree planting to be integrated into the design. 5. Building heights to be 3 storeys with possibly some 4

storey buildings.

!20

Street Types : Type C - Linear Park The linear park is central in providing a strong identity for the new neighbourhood. The park will provide a link between the landscape of Stoke Park and the new housing on the Romney House site. It will provide recreation space, a wildlife corridor, SUDs features and a green and leafy outlook for the surrounding houses.

Key features of the linear park street are:

1. The width of the street between house frontages will vary depending on the space available but it should be at least 26.9m as shown on the diagrams on this page.

2. The green space will accommodate a swale and associated SUDS features.

3. Planting will be provided to encourage biodiversity and to help create a wildlife corridor.

4. The linear park should accommodate a children’s play space.

5. The road will run on one or two sides of the park depending on the width of space available. The road will incorporate perpendicular parking on one side and parallel parking on the other.

6. The main carriageway will be 6m wide to accommodate perpendicular parking.

7. Parking bays should read as part of the pedestrian zone of the road and be broken up by crossing spaces with tree planters.

8. Houses will be 2-3 storeys and will provide a coherent frontage. Windows will be arranged to provide natural surveillance over the green space.

9. Front gardens or ‘privacy strips’ of at least 1.8m should be provided to all houses to provide appropriate separation between ground floor windows and the pavement / public realm. This also provides space for planting, and adds visual interest to the street.

10. Where the linear park crosses perpendicular roads (including Romney Avenue) the design should imply priority to pedestrians crossing between one part of the park and another.

ScaleDate

Drawing number

Status Revision

Notes1. Do not scale drawing use figured dimensions only.2. Any discrepancies between site and drawings to be reported to the architect immediately.3. Read in conjunction with all relevant structural, mechanical & electrical engineers and landscape architects drawings. 4. Dimensions critical to proposed building works must be checked on site before building works commences.5. Drawing to be read in conjunction with Construction Stage Health & Safety Plan.6. This development is to comply with latest Building Regulations and NHBC standards.

1 St Andrews RoadMontpelierBRISTOL BS6 5EHTel: 0117 907 0492

www.emmettrussell.co.uk

Project

Title

Revision

N

1:1250 @ A3DEC 16

INFORMATION /

Site 4 as Proposed

BCC Lockleaze School /Romney House Site

Flats

2 Bed House

3 Bed House

4 Bed House

0 5 10 20 30 40 50m

Type

B

Type

A

Type

C

Indicative Layout

The plan on this page provides an indicative layout for the site and an example of how the Core Principles might be applied. Locations of street Types A, B & C are indicated on the plan.

Key elements of the plan:

1. A Linear park providing a public green space is at the heart of the new development. This links from Stoke Park in the South through the middle of the site. The park is overlooked by houses on both sides and provides the focus for of the SUDs strategy for the development.

2. Romney Avenue bus link. The new road linking Romney Avenue to Chiswick Village accommodates a new bus route through the site. A new bus stop will be located where Romney Avenue meets the linear park. At the North end of the site this linking road will be restricted to buses and cycles only. The carriageway for this main avenue will be a minimum of 6m wide with perpendicular parking running on one side of the road and parallel parking on the other.

3. Perimeter Blocks: The housing has been laid out to form coherent perimeter blocks based on the street typologies set out in the Core Principles. Taller apartment buildings of 3 to 4 storeys are arranged along Romney Avenue with sides streets on either side made up of terraced and semi-detached houses of two or three storeys. At the edges of the site, where new housing backs onto existing homes, the building heights would be would be limited to two storeys.

4. Link roads: Existing roads around the perimeter of the site will be connected into the site where possible to provide permeability through the site. Where these connect into Cheswick village they will be restricted to cycles and pedestrians only. A new cycle and pedestrian link will be formed into the development site to the North West to provide a route to Filton Abbey Wood Station.

1

2

3

4

4

4

Restricted bus and cycle lane to be provided for this section of road with associated enforcement cameras

Indicative Layout

Former Lockleaze School/ Romney House Site!18

3. Houses should form a coherent frontage to the street with windows providing natural surveillance.

4. Front gardens or ‘privacy strips’ should be provided to all houses to provide appropriate separation between ground floor windows and the pavement / public realm. This also provides space for planting, and adds visual interest to the street.

5. Tree planting is an integral part of the street design and the planters should double up as SUDs features.

6. Bin and bike storage should be incorporated into the house design.

7. Pavements should be 2m wide. 8. Building heights should generally be 2 storeys.

Street Types : Type A - Side StreetThe residential side street provides the basic building block of the new neighbourhood. These streets have been set out to make efficient use of land and provide appropriate densities for the new development.

Key features:

1. On-street parking. The road widths have been set out to allow space for parallel parking on both sides of the road. Parking bays should read as part of the pedestrian zone of the road and be broken up by crossing spaces with tree planters.

2. Street design should prioritise pedestrian safety and reduce traffic speeds. Whilst the main carriageway should be 4.8m wide, changes in surface finishes should be used to reduce the apparent width of the road.

Former Lockleaze School/ Romney House Site!16

It is important that new homes provide robust, durable and flexible housing to meet the needs of residents at all stages of their life. The new housing on the Romney House Site will meet the guidance set out in ‘Technical Housing Standards - Nationally Described Space Standards’ as set out in policy BCS18. It sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.

The Indicative Layouts shown within this document are based on dwellings that meet or exceed these space standards.

Suitable private external amenity space should be provided for all dwellings. Houses should have a front privacy strip or front garden between any ground floor window and the pavement. Rear gardens should generally be 10m long to provide a back to back privacy distance of 20m between facing rear windows.

Space Standards

Core Principles 4. Quality Homes

Accessibility

The new development proposals should have a coherent energy strategy that demonstrates a well considered approach to reducing energy use and carbon emissions at the scale of the neighbourhood, the street the building and the individual home. The strategy should combine considerations for minimising energy use with strategies for on-site renewable energy. Bristol City Council Core Strategy BCS14 sets out requirements “To secure at least a 20% saving in CO2 emissions from energy use in new development through on‐site generation of renewable energy”

The new housing should be designed to minimise energy consumption and carbon emissions and provide a comfortable environment for residents. Buildings should be energy efficient in relation to heating, hot water, ventilation and lighting and electrical systems. As well as high levels of thermal performance, air tightness and suitable ventilation strategies, new housing should be designed to provide:

• Appropriate clothes drying place • On site renewable energy sources • Provision for retrofitting additional renewables. • Passive solar gain and appropriate shading

Adaptability Energy Performance

The design of the new development should be underpinned by the principle of inclusivity. The public realm and the individual homes should set out to avoid any unnecessary barriers to use. The development should provide housing that is flexible and accessible enough to accommodate residents throughout their lifetimes. All new houses and ground floor flats within the development should aim to achieve Compliance with Lifetime Homes Standards. There is also an expectation that at least 5% of new dwellings are fully wheelchair accessible.

The principles of Lifetime Neighbourhoods should also be embraced in design of the streets and neighbourhood and in the process of developing the site.

“As we grow older we are more likely to spend more time at home, and where we live is an important determinant of our well-being. However, it is increasingly recognised that it is not just our homes, but also the neighbourhoods where we live that have a significant role in keeping us well and independent as we grow older.”

Lifetime Neighbourhoods - CLG

The long term life span of a home will depend partly on its ability to adapt to the changing requirements of its inhabitants. Adaptability should be designed into dwellings within their development in the following ways:

• Building plots and development massing should provide opportunities for extending houses in the future, particularly to the rear.

• Building construction should take account of future extendability.

• The design of new dwellings should allow for future internal remodelling where possible by providing: full-span floor construction;, non load-bearing internal walls; and flexible service runs .

• Where houses have pitched roofs they should allow for future loft conversion wherever possible by the provision of clear loft area of a size that will provide a habitable room and space for new or extended stairs from existing landing.

• Provide space for home working • Dwellings should adopt Lifetime Homes standards

Above: generous living space in low energy house, Bristol Above: Hanham Hall Zero Carbon Development Above: Retirement Housing, Bishops Waltham

!17

Living Streets

Streets are the most important building block of any community and the design of a street can have a huge impact on the identity of a neighbourhood. The streets in this development should provide an attractive, safe and inclusive place for neighbours to meet, children to play, cars to be parked and for people to move around on foot and bicycle.

Importantly the design of the streets should be centred on placemaking and should use a range of design strategies including shared spaces, to prioritise pedestrian movement and sociability over vehicular speed.

In this section we have set out the core principles behind the design of streets and provided some indicative street types.

Core Principles 5. Living Streets

Clarity of Public and Private Realms

The development will be arranged to provide a clear and continuous building line around each street block to create a perimeter block arrangement with private space contained within the block. Backs of houses should face the backs of other houses and fronts should face the street. This principle should extend to the perimeter of the site to ensure that the privacy and security of existing gardens are maintained.

Where houses or flats have habitable rooms at ground floor level, front gardens or ‘privacy strips’ will be provided. These will give privacy to ground floor windows, allow space for planting and add visual variety to help animate the street. This privacy strips provides a clear boundary to the public realm.

Active Frontages / Natural Surveillance

Streets made up of terraced or semi-detached houses will naturally have front doors animating the street at regular intervals. Apartment buildings should be configured to provide active frontages with entrance doors at a maximum of 12.5m centres. Ground floor flats or maisonettes could have individual front doors rather than entering through a communal entrance to reduce ‘dead’ frontages. Housing should have habitable rooms at ground floor and should have windows facing the street. Bay windows could also help natural surveillance.

Rear parking courts will be generally discouraged and on-street parking encouraged to promote natural surveillance of the street and reduce the opportunities for anti-social behaviour.

Houses at street corners should respond to their location and provide windows in the side elevation as well as their main frontage to reduce dead spots for surveillance. Blank gable walls should be avoided. Above: Street in Amsterdam with street planting and parking

Below: Horsted Park, Chatham, with perpendicular parking Above: Street in Copenhagen with street planting and parking Below: Street in St Andrews, Bristol with front gardens

Photo by Playing Out, Bristol

Parking Strategies

Achieving a development density for the project in excess of 50 dwellings per hectare whilst achieving the minimum parking ratios set out within BCC planning policy will require great care in the design of parking within the development.

In order to maintain active streets and natural surveillance, parking will be predominately on-street parking. The street types shown in the following pages show a mixture of parallel and perpendicular parking bays which are broken up with crossing points and tree planting. The street design should be conceived to reduce traffic speed and encourage pedestrian priority on roads within the development. Some parts of the development would be suitable for shared spaces.

In order to maintain densities, on-plot parking will form only a small proportion of parking on the site. Rear parking courts will be generally discouraged and would generally only be appropriate for flats. Where parking courts are used they should have suitable lighting and security provisions.

!19

Street Types : Type B - Romney Avenue6. The design should promote active frontages and ensure

that front doors occur at maximum centres of 12.5m. Where possible ground floor units should have their own front doors.

7. A bus stop is to be accommodated on the avenue. 8. Traffic control measures will need to be incorporated at

the North end of the avenue to restrict the road to buses and bicycles only where is crosses into Cheswick Village.

9. Street design should prioritise pedestrian safety and reduce traffic speeds. Changes in surface finishes should be used to reduce the apparent width of the road.

Romney Avenue will be extended through the site to provide a new bus route running through Lockleaze and Cheswick Village. This new avenue will be wider than the side streets and will be lined on either side with apartment buildings providing a greater density of accommodation than elsewhere on the site. Key features of the avenue will be:

1. Parking to be arranged as perpendicular parking on at least one side of the road with a main carriageway width of 6m between parked cars.

2. Pavements to be at leat 2m wide with a privacy strip of 2.5m where ground floor apartments have windows facing the street.

3. Parking bays should read as part of the pedestrian zone. 4. Street tree planting to be integrated into the design. 5. Building heights to be 3 storeys with possibly some 4

storey buildings.

!20

Street Types : Type C - Linear Park The linear park is central in providing a strong identity for the new neighbourhood. The park will provide a link between the landscape of Stoke Park and the new housing on the Romney House site. It will provide recreation space, a wildlife corridor, SUDs features and a green and leafy outlook for the surrounding houses.

Key features of the linear park street are:

1. The width of the street between house frontages will vary depending on the space available but it should be at least 26.9m as shown on the diagrams on this page.

2. The green space will accommodate a swale and associated SUDS features.

3. Planting will be provided to encourage biodiversity and to help create a wildlife corridor.

4. The linear park should accommodate a children’s play space.

5. The road will run on one or two sides of the park depending on the width of space available. The road will incorporate perpendicular parking on one side and parallel parking on the other.

6. The main carriageway will be 6m wide to accommodate perpendicular parking.

7. Parking bays should read as part of the pedestrian zone of the road and be broken up by crossing spaces with tree planters.

8. Houses will be 2-3 storeys and will provide a coherent frontage. Windows will be arranged to provide natural surveillance over the green space.

9. Front gardens or ‘privacy strips’ of at least 1.8m should be provided to all houses to provide appropriate separation between ground floor windows and the pavement / public realm. This also provides space for planting, and adds visual interest to the street.

10. Where the linear park crosses perpendicular roads (including Romney Avenue) the design should imply priority to pedestrians crossing between one part of the park and another.

ScaleDate

Drawing number

Status Revision

Notes1. Do not scale drawing use figured dimensions only.2. Any discrepancies between site and drawings to be reported to the architect immediately.3. Read in conjunction with all relevant structural, mechanical & electrical engineers and landscape architects drawings. 4. Dimensions critical to proposed building works must be checked on site before building works commences.5. Drawing to be read in conjunction with Construction Stage Health & Safety Plan.6. This development is to comply with latest Building Regulations and NHBC standards.

1 St Andrews RoadMontpelierBRISTOL BS6 5EHTel: 0117 907 0492

www.emmettrussell.co.uk

Project

Title

Revision

N

1:1250 @ A3DEC 16

INFORMATION /

Site 4 as Proposed

BCC Lockleaze School /Romney House Site

Flats

2 Bed House

3 Bed House

4 Bed House

0 5 10 20 30 40 50m

Type

B

Type

A

Type

C

Indicative Layout

The plan on this page provides an indicative layout for the site and an example of how the Core Principles might be applied. Locations of street Types A, B & C are indicated on the plan.

Key elements of the plan:

1. A Linear park providing a public green space is at the heart of the new development. This links from Stoke Park in the South through the middle of the site. The park is overlooked by houses on both sides and provides the focus for of the SUDs strategy for the development.

2. Romney Avenue bus link. The new road linking Romney Avenue to Chiswick Village accommodates a new bus route through the site. A new bus stop will be located where Romney Avenue meets the linear park. At the North end of the site this linking road will be restricted to buses and cycles only. The carriageway for this main avenue will be a minimum of 6m wide with perpendicular parking running on one side of the road and parallel parking on the other.

3. Perimeter Blocks: The housing has been laid out to form coherent perimeter blocks based on the street typologies set out in the Core Principles. Taller apartment buildings of 3 to 4 storeys are arranged along Romney Avenue with sides streets on either side made up of terraced and semi-detached houses of two or three storeys. At the edges of the site, where new housing backs onto existing homes, the building heights would be would be limited to two storeys.

4. Link roads: Existing roads around the perimeter of the site will be connected into the site where possible to provide permeability through the site. Where these connect into Cheswick village they will be restricted to cycles and pedestrians only. A new cycle and pedestrian link will be formed into the development site to the North West to provide a route to Filton Abbey Wood Station.

1

2

3

4

4

4

Indicative Layout