site c royston c... · 2017-03-10 · 5.6 green spaces & public realm 6.0 design strategy 6.1...

Site C Royston

May 2010 Design and Access Statement

2AA0789 Site C Royston Design and Access Statement

3

Contents1.0 Introduction & Purpose of

the Document

1.1 Introduction

2.0 The Sites

2.1 Location

2.2 Character & Use

2.3 Access

2.4 Key Views

2.5 Landscape Setting

2.6 Noise & Air Quality

3.0 Analysis & Context

3.1 The Need for Context Analysis

3.2 Planning Context

3.3 Consultation

3.4 Historic Context

3.5 Hertfordshire & Cambridgeshire

Context

3.6 Royston Context

3.7 Routes, Access & Linkages

3.7.1 Main Routes

3.7.2 Services & Transport

4.0 Constraints and

Opportunities

4.1 Constraints

4.2 Opportunities

5.0 Design Rationale

5.1 Development Principles

5.2 Character

5.3 Street Pattern

5.4 Edges of the Development

5.5 Built Form

5.6 Green Spaces & Public Realm

6.0 Design Strategy

6.1 Built Form & Density

6.2 Scale, Massing & Height

6.3 Views of A505

6.4 Articulation of the built form

6.5 Siting and Layout

6.6 Noise

6.7 Security & Secure By Design

6.8 Public Realm & Parking

7.0 Landscaping

7.1 Landscape Objectives

7.2 Planting

8.0 Access

8.1 Proposed Access

9.0 Sustainability

9.1 Sustainable Design

9.2 Flood Risk

10.0 Conclusions


1.1 Introduction & Purpose of this Document

1.1 Introduction

PRP Architects have prepared this Design and Access Statement

as part of the process of design and in support of a Full Planning

Application by Fairview New Homes Ltd for the development of

64 units, with associated amenity, open space, parking and

roads on 1.59 hectares of land located on the northern edge of

Royston.

This statement explains the physical and policy context and

characteristics of the site and surroundings, and explains how

that has lead to an appropriate and feasible scheme.

This document should be read in conjunction with the following

reports:

• Planning Statement;

• Transport Statement;

• Flood Risk Assessment;

• Ecological Statement;

• Odour Assessment; and

• Noise Assessment.

Section 2 describes the site location and its context,

including use, access and character.

Section 3 describes the site analysis and context in terms of

the planning policy context, pre-application discussions, the

development and historic context and discusses the site itself -

main vehicular routes and local services.

Section 4 concludes the site analysis by describing the

constraints and opportunities apparent from considering the

site’s context and characteristics.

Section 5 sets out the design rationale that developed in

response to the site’s context, characteristics and the constraints

and opportunities identifi ed.

Section 6 explains the design strategy, describing the

proposed layout, scale, density and design.

Section 7 explains the landscape objectives and proposed

landscape treatment.

Section 8 describes the access components, explaining the

approach to access, with particular reference to the inclusion of

disabled people and a circulation route to allow for public

transport provision.

Section 9 describes how the proposal addresses the issue of

minimising or reducing impact on climate change and how the

scheme incorporates measures to adapt to possible future

climate change.

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1.0 Introduction & Purpose of

this Document1.1 Introduction

5.0 Design Rationale 5.1 Development Principles

5.2 Character

5.3 Street Pattern


5.5 Built Form

5.6 Green Space & Public Realm

2.0 The Site 2.1 Location

2.2 Character & Use

2.3 Access

2.4 Key Views



3.0 Analysis & Context 3.1 The Need for Context Analysis


3.3 Consultation


3.5 Hertfordshire County Context

3.6 Royston Context


3.7.1 Main Routes

3.7.2 Utilities

3.7.3 Land Uses


4.0 Constraints and

Opportunities 4.1 Constraints

4.2 Opportunities

6.0 Design Strategy6.1 Built Form & Density


6.3 Articulation of the Built Form

6.4 Siting & Layout

6.5 Noise



7.0 Landscaping7.1 Landscape Objectives

7.2 Planting

8.0 Access

9.0 Sustainability 9.1 Sustainable Design

Figure 1. Document Structure Chart


2.1 Location

Site C, located to the west of the London to Cambridge line lies

north of Roystons development edge and the A505.

Rear gardens of dwellings on Coombelands Road create the

southern boundary to Site C.

The site occupies an ‘edge of settlement’ location between the

built up area of Royston to the south and the A505 to the north,

beyond which lies open countryside. Further open land lies to

the west of the site boundary.

Cambridge

Figure 2. Location of Royston, which is within 15 minutes travel time of Cambridge and

Letchworth

Figure 3. Royston in context

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2.2 Character & Use

The area to the north of Royston, is predominantly residential,

although there is a local centre at Burns Road to the south of the

sites. Residential dwellings surround the southern site

boundaries and are characterised by suburban, semi detached

and terraced properties, built to suburban densities and set back

from the road with front gardens.

Site C comprises of former agricultural land located at the edge

of Royston. The southern boundary boarders the urban area of

Royston, whilst the northern boundary is defi ned by the A505.

As a result, future agricultural use is now seen as being impractical.

Change of use is therefore sought for residential development.

The site was identifi ed in the North Hertfordshire DC LDF Land

Allocations Issues and Options paper, as a potential site for

residential development. A preferred options draft Land

Allocations paper will be published shortly.

The London to Cambridge Railway Line occupies the sites

western boundary. Along the boundary of the railway dense

areas of landscaping, mainly hedging can be seen.

The sites topography is relatively level, with only a slight incline

to the south east.

2.3 Access

Access can be achieved via Coombelands Road. The eastern

boundary with the Melbourn Road and the western boundary

with the railway line are both characterised by mature vegetation,

which creates a strong sense of enclosure. The southern

boundary comprises the rear boundaries of dwellings located

along Coombelands Road, which is also characterised by mature

vegetation along its length. The northern boundary comprises

the A505, which has limited landscaping to it’s boundary. The

southern boundary abuts existing homes, and the south-eastern

corner of this site contains a number of lock-up garages of

varying condition.

Access is not possible along the landscaped barriers, and the

garage court is not an appropriate or desirable access point due

to issues of land ownership amongst other things. Potential

access must therefore be explored from the surrounding

residential street network.

Lond

on to

Cam

brid

ge R

ailw

ay L

ine

Site C

A505

Figure 5. Site Location - in the context of Royston


2.4 Key Views

The site is relatively isolated and enclosed, with views from the

south, mostly hindered by the surrounding built form. Views

from the A10 (Melbourn Road) to the east are obstructed by

dense vegetation adjacent to the roundabout. The A505

boundary contains topography such as minor cuttings that

occasionally hinder drivers’ view of the sites, but on most of the

road and from the land to the north of the road, views of the sites

are relatively unobstructed.

Views into site C are constrained by dwellings located along

Coombelands Road. The site is only visible from the area of lock-

up garages. From this location, views of the entire site may be

sought. The view into the site from this corner reveals a strong

sense of enclosure created by the landscaped edges. View C1

View C3

View C2

Figure 6. Key views

C3C2C1

Site C

9


Overall the landscape setting of the site is pleasant but

unexceptional and has been infl uenced by its former agricultural

use. The site is characterised by strong landscaped edges that

enclose it from the existing residential areas. Extensive

landscaping extends across the western boundary, providing a

signifi cant visual and noise buff er to the railway line. By

comparison, the northern boundary is sparsely landscaped.

Extensive landscaping along the eastern boundary provides

partial screening into the site from the north east.

Trees

Shrubs

Noise contour

Figure 7. Signifi cant areas of existing trees and shrubs


The site is bordered by the A505. The proximity of this major traffi c

corridor has a bearing on noise and atmospheric quality of the site.

The introduction of built structures at these sites would create a

noise barrier between the existing development and the A505.

The scheme will conform to PPS 24 with regard to development

within specifi c noise exposure categories. Development is

proposed within the NECB as demonstrated within the Noise

Impact Assessment.


3.1 The Need for Context Analysis

Successful urban design is dependent upon achieving an

appropriate relationship between the developers objectives,

good urban design practice and a positive response to the local

context. An urban design analysis helps to achieve an

understanding of the physical context of the site and should

include the neighbourhood and the town or city, as well as the

street, which will inform the design and contribute to successful

places, towns and cities. DCLG Circular 1/2006 and CABE best

practice on Design and Access Statements states that a thorough

context appraisal is essential in informing the rationale of a

scheme.

Design guidance, particularly PPS3 Housing and PPS1 Delivering

Sustainable Development, states that new development should

not be viewed in isolation. Considerations of design and layout

must be informed by the wider context, having regard not just to

any immediate neighbouring buildings but the townscape and

landscape of the wider locality.

Good design can help create attractive and adaptable places

through the design of streets, spaces and the overall development

of places. Whilst places have unique characters and styles the

critique of such places can help develop areas with identity and

character.

Paragraph 16 of PPS3 states that new housing development

should be: “well integrated with, and complement, the

neighbouring buildings and the local area more generally in

terms of scale, density, layout and access.”

Good design can thus create places and spaces with the needs of

people in mind, which are attractive and have their own

distinctive identity but respect and enhance the local character.

The existing urban framework, grain and appearance, density,

scale and landscape of an area refl ects its history, function and

connections with adjoining areas. Local building form and detail

contribute to the distinct quality of a place.

The following pages describe the urban design development

context for the area, in terms of the historic context of the area,

the town of Royston it’s self and the immediate residential areas

adjacent to the sites. As discussed above, the fi ndings of these

studies have driven the design response and this is discussed

within Sections 6.0 Design Rational and Section 7.0 Design

Strategy.

3.0 Analysis & Context



The development proposal has been designed to positively

respond to planning policy requirements at the national and

local level. A separate Planning Statement accompanies the

planning application, however it is important to identify the

policies that have infl uenced the design response. These are:

National Planning Policy:

• PPS1 - Delivery of Sustainable Development (2005)

• PPS3 - Housing (2006)

• PPS9 - Biodiversity and Conservation (2005)

• PPS23 - Planning and Pollution Control (2004)

• PPS24 - Planning and Noise (1994)

• PPS25 - Development and Flood Risk (2006)

• PPG13 - Transport (2001)

Regional Planning Policy (East of England Plan (2008)):

• Policy SS1 - Achieving Sustainable Development

• Policy SS2 - Overall Spatial Strategy

• Policy H1 - Regional Housing Provision 2001-2021

• Policy H2 - Aff ordable Housing

• Policy T2 - Changing Travel Behaviour

• Policy T4 - Urban Transport

• Policy T8 - Local Roads

• Policy T14 - Parking

• Policy ENV1 - Green Infrastructure

• Policy EN3 - Biodiversity and Earth Heritage

• Policy ENV7 - Quality in the Built Environment

• Policy ENG1 - Carbon Dioxide Emissions and Energy

Performance

• Policy WM6 - Waste Management in Development

Local Planning Policy (‘saved’ policies within the North

Hertfordshire District Local Plan No.2 with Alterations

(1996)):

• Policy 6 - Rural Areas beyond the Green Belt

• Policy 8 - Development in Towns

• Policy 9 - Royston’s Development Limits

• Policy 13 - Countryside Areas

• Policy 14 - Nature Conservation

• Policy 21 - Landscape and open space patterns in

towns

• Policy 26 - Housing Proposals

• Policy 29a - Aff ordable housing for urban local needs

• Policy 51 - Development Eff ects and Planning Gain

• Policy 55 - Car Parking Standards

• Policy 57 - Residential Guidelines and standards

13

Supplementary Planning Guidance/Documents:

• Land North of Royston Supplementary Planning

Guidance (1990)

• Designing for Accessibility Supplementary Planning

Guidance (1994)

• Vehicle Parking Provision at New Development

Supplementary Planning Guidance (1996)

• Energy Conservation Requirements Supplementary

Planning Guidance (1997)

• Planning Obligations Supplementary Planning

Document (2006)

• Roads in Hertfordshire - A Design Guide

Site Allocations:-

• Policy 21 - Landscape and Open Space Patterns in

Towns

• Policy 6 - Rural Areas beyond the Green Belt

The Emerging Local Development Framework:

The Council is currently preparing a new Development Plan for

the authority, known as the Local Development Framework

(LDF). The Council is in the process of preparing a number of

Development Plan Documents as part of its portfolio of LDF

documents. These include the Core Strategy, Development

Policies Document and Land Allocations Document.

The site was identifi ed by the Council in the Land Allocations

‘Issues and Options’ paper as a potential site for residential

development. During the ‘Issues and Options’ consultation

event, a further 125 sites were identifi ed as potential

development sites by consultees. The Council is currently

consulting on the development potential of these additional

125 sites until 14 September 2009. Consultation on the Council’s

‘preferred’ sites is due to take place in early 2010, with the Land

Allocations Document scheduled for adoption in 2011.


3.3 Consultation

Consultation and discussion regarding the development

proposals has taken place with planning, environmental health

and housing offi cers of NHDC. In addition to this, the current

proposals have also been developed in consultation with the

regulatory bodies such as the Highways Authority and the

Environment Agency.

In response to NHDC’s comments on the initial proposals, PRP

Architects and Fairview New Homes Ltd have subsequently

taken on board these comments and sought to positively address

any concerns raised.

Initial comments during 2008 were made by offi cers of NHDC,

including Planning, Urban Design and Landscape departments.

Hertfordshire County Council Highways department also made

initial comments. These comments may be summarised as

follows:

• The amount of development, density and the

requirement for open space, not in keeping with the

nature of the urban edge location of the site;

• Proposed scale and massing of the development is

also questionable;

• Signifi cant, connected green infrastructure and play

space is required;

• The Council concluded that given the importance of

open views from the A505 over the site, that a “village

approach” to the development should be followed.

During 2009, the client and design team have met with the

Council on a number of occasions to discuss the initial proposals

put forward by PRP Architects in response to the Council’s initial

pre-submission comments.

15

Coom

belands Road

Figure 8. Site C feasibility drawings 2008 - Initial design considered too

urban and unresponsive to the site’s context


The design response was discussed at a meeting held between

Fairview New Homes Ltd, PRP Architects and NHDC Planning and

Urban Design Offi cers on the 1st May 2009. The initial design

concept was well received. Following this meeting a Briefi ng

Summary of the Presentation to the Council was sent to NHDC

via a letter from Fairview New Homes (8th May 2009). The letter

highlighted the following design principles:

The Context and Overall Principle

• Form a new edge to Royston as viewed from the

A505;

• Maintain views from sites across open countryside;

• The site should provide a clear edge;

• Open space will penetrate the scheme at intervals;

• Buildings will vary in scale and will be appropriate;

• Screen rear gardens and parking; and

• Create an attractive development with a strong sense

of place.

NHDC and the Highways Authority responded to the presentation

and Briefi ng Summary via a letter (11th June 2009), and raised

the following informal comments specifi cally regarding the

design:

• Concerns were raised regarding the amount of

development suggested and the amount of open

space provided;

• The point was made that the development should be

considered in terms of a demonstrated

understanding of its relationship with its broader

landscape setting and linkages to local facilities and

the transport network;

• As the sites are remote from existing areas of open

space, a signifi cant proportion of the sites should

remain open and a transitional zone between urban

and rural edge created, to green a sizeable area of

housing and creating an attractive view for the public

looking in;

• Housing blocks remain relatively dense and provide

little sense of openness;

• Three storey blocks of development are not

problematic in a looser layout, however should be

avoided where proposed at the back of two

storey dwellings; and

• Designs which include a single point of access,

should be used selectively.

In light of these comments raised by the Council, the Highways

Authority and latterly with resident groups the client and design

team have subsequently continued to evolve the design

proposals, working specially to address the Council’s main

concern, to create “a sense of openness, looseness and space”

throughout the sites.

The designs shown and discussed throughout this Design &

Access Statement address the various concerns raised by the

Council and the Highways Authority, namely concerns relating

to access, context, linkages, scale and massing of the proposed

development.

17

In November 2009, constructive dialogue between NHDC,

Fairview New Homes Ltd continued with respect to proposed

amendments to the masterplan. The following comments were

received from the Councils planning offi cer in relation to the

outline planning permission being sought on Site C:

• The proposed layout harmonises more satisfactorily

with the existing urban edge.

• An urban greenway should be proposed along

Royston’s northern edge to act as a transitional step

between the urban settlement and open space to

the north.

• Development must be appropriately open in order to

respect the areas established character.

• Site C should contain a LEAP

A number of meetings have been held with local residents

groups and individuals, and public exhibitions were held on 13th

and 23rd of April 2010, where positive feedback has helped

shape the fi nal version of the submitted plans.

The applicants team has also met with Highways Offi cers, the

Environmental Health Offi cer and representatives from the

Emergency Services in order to ensure comprehensive support

for the scheme.

Two further public consultation events for local resident groups

and individuals were timetabled at the Burns Road Community

Center, Royston on 13th of April 2010 from 2.30pm - 5.00pm and

again on April 23rd 2010 from 5.00pm - 8.00pm. Plans and

proposals showing the revised masterplan were on display along

with members from LEDA and PRP Architects project team to

help explain and answer any questions. The feedback was

positive and helped shape and inform the fi nal version of the

submitted masterplan. The applicants have also met with

Highways Offi cers, EHO’s and representatives from the

emergency services in order to ensure comprehensive support

for the scheme.

In response to comments on the proposals, PRP Architects and

Fairview New Homes Ltd have subsequently addressed the

above points to ensure the scheme fully accords with planning

policy guidance and offi cer recommendations.

Figure 9. Site C feasibility sketch layout presented to Council - May 2009

Coom

belands Road



Royston is situated within Hertfordshire, to the immediate south

of the Cambridgeshire border (see fi gure 3 above). The earliest

development occurred 2,000 years ago, where two Roman

roads - Ermine Street connecting London with The North, and

Icknield Way, a road on the line of a prehistoric highway along

the chalk ridge from Salisbury Plain to East Anglia - intersected

on the site that later became the town cross.

Royston’s name is thought to have derived from Lady Roisia,

who is said to have restored in the 11th century a cross at the

point where the two roads meet. The stone that formed the

base of the cross now stands adjacent to the ancient crossroads

at the northern end of the High Street. Consequently, the

settlement became known as Roisia’s Town or Royston.

An Augustinian Priory was established in the late 12th century.

This led Richard I to establish a town based around the

burgeoning market. Later, King James I established a hunting

lodge at Kneesworth Street, now known as the Old Palace. The

centre of Royston has several buildings that originated from this

period. In 1742 a chalk cave with extensive medieval carvings

on the walls was discovered in the centre of Royston.

Although the town remained an important market centre,

growth towards the north of the town was restrained until well

into the 20th century, as illustrated on the series of maps

opposite.

King James’ Palace

Roysia Stone in town centre

High Street, c1900

19

1887 historic map. The railway was built to the north of the town, with the town’s growth meeting the line, which acted as a barrier to further growth for several years. The sites are at the top right of the maps, with the town centre at the centre bottom

1971 historic map. The town remains small, with the suburb to the north of the railway containing low density development with large plots

1922 historic map. Even 35 years later, development to the north of the railway remains sparse and semi-rural in nature. The town’s sewage works has been established close to the site

1980 historic map. A surge in growth has occurred, with much low to medium density suburban development north of the town, including the establishment of schools and additional services. The sewage works has been moved away from the area

Figure 10. Historic Maps


3.5 Hertfordshire & Cambridgeshire

Context

It is important to determine the features of the built form within

this appraisal to ensure that the new development properly

relates to its nearest neighbours where required to do so.

The summary sheet provides examples of materials and

building styles that are characteristic of Hertfordshire and more

specifi cally to the north and east, adjacent to Cambridgeshire.

Given the site’s location adjacent to the A505, a signifi cant trunk

road that links Hertfordshire with the M11 and Cambridge, and

because of the compact nature of the built-up area of Royston,

it is important to draw upon locally distinctive building materials

that reinforce the identity and shape of the town. Red brick,

front roof gables and wood boarding are particularly prevalent.

17th-19th century buildings displaying steeply pitched roofs, tall chimneys, dark red brickwork and extensive use of wood

School building with narrow front gables. The stone quoining and bay window provide relief to the dark red brickwork

Tall chimneys, repeated front gables creating a strong, even geometry and dark red brick all appear on this later mill building

21

Keynote feature in building corner. Red brick with render highlights comprising local vernacular

16th century public house, renovated in the 1800s, with a twingabled frontage, dark red brick chimney and brown roof shingles

Victorian Tudor pastiche, utilising locally sourced dark red brick Houses in short rows, with front dormers. Mostly rendered, with brick or stone (flint) highlights

A mix of materials within a town centre, including wood, side-hung tiles, render and dark brickwork

Town centre buildings, displaying a mix of gable fronts and steep roof pitches with small dormer windows


3.6 Royston Context

A number of character areas are defi ned by this appraisal and

individually assessed. This will ensure proper integration between

new and existing development, provide opportunity for

innovative development of the historic built form quantities,

without resort to pastiche or inappropriate forms and

appropriately defi ne the landscape, rural and suburban site

context.

The immediate residential development surrounding the site is

suburban, with a high proportion of mostly semi-detached and

terraced properties, built to suburban densities and set back

from the road with large front gardens.

This contextual analysis of Royston and the immediate area has

identifi ed six broad areas of character within and close to the

town. These six areas provide an overview of the character of

Royston. This study will use references from the Hertfordshire

vernacular and establish the established forms of development

within Royston, as a reference point for establishing a new

residential community. Although the town centre is probably the

most legible area within the town, this historic core is recognised

as being inappropriate as the ‘sole’ reference, being a commercial

and mixed use area with a character as strongly defi ned by the

activity and vibrant interaction of uses and the community.

Consequently, this appraisal also assesses the adjoining

predominantly residential areas which yield a greater richness of

information such as potential landscape treatment and the

detailing of residential development of low and medium

densities.

Closer examination also allows the design team to recognise the

less successful elements of development to ensure that these are

not replicated within the proposed development.

23

Site A

Organic formsof later,suburban-typedevelopment

Grid structure of early-mid 20th century, with large blocks

Town centre with strong frontages andlarge site coverage

Industrial area: largebuildings with discretefootprints

Medium density homes inshort rows around public andsemi-private ‘squares’ andculs-de-sac

Site CSite B

Figure ground (building coverage) plan ofd h h

Figure10. Ground fi gure drawing plan of Royston town

centre and area to the north


Area 1: Historic Core

The historic core of Royston includes the immediate area

around the High Street, Upper and Lower King Street and

Kneesworth Street. This area also takes in the northern part of

Kneesworth Street, past the railway station.

The area is rich in local character and variety, and is mostly

identifi ed as establishing the character for Royston. It contains

the most recognisable buildings, spaces and character.

The built form generally refl ects the traditional market town

function and its relationship to the A1, for example a number of

the pre-1800 buildings are arranged in courtyards that would

have once been used as stables for the town’s inns.

The variation is expressed through block sizes , use of materials

and styles and ages of buildings. However there is regularity in

places, with repeated patterns in short terraces.

Central courtyard entrance. Use of gable ends and dark red brick

Terraced properties are the dominant built form in the heart of the

historic core

Large, semi-detached buildings with a strong symmetry are prevalent

along the approach to the town centre

Character area 1 location

25

Use of courtyards with parking to the rear Entrance through facade into courtyard and mews area

Stone facade with contrasting brick quoining and tall chimneys

repeated at regular intervals in a short terrace

Front gables with high windows and a mix of material types within

the town centre

Narrow streets sharing characteristics with shared surface areas Decoration of front facades is often detailed, with regular changes

and variations in materials. Semi-circular motifs are present in doors

and windows


Area 2: Burns Road and Coombelands Road

These areas, that are in close spatial proximity to Site C, were

developed in the 1970s. The development has little regard to

the North of Hertfordshire and has elements of layout, siting

and architecture that make is appear more as an “anywhere”

suburb.

Homes are generally set out in short rows, with broken building

lines. This creates a series of spaces for houses to front. Some of

these spaces are streets; others are green spaces with car access

from the rear of the plot.

Materials are predominantly brown brick and concrete roof

tiles, however there is also generous use of white wood

cladding, and in some cases, the use of wall hung tiles. Porches

and other small changes have been added by owners over the

years to add individual touches to an otherwise homogeneous

estate.

Two storey terraces with brick and white board cladding. Detached

houses use similar materials and have gardens and carports

Change in roofl ine dictated by topography. Tiling is used on the front

elevation

Three-storey fl atted development. Use of windows and white

boarding creates a strong verticality


27

Area 3: Fieldfare Way

This 1990s built area displays some vernacular characteristics,

such as the adoption of semicircular decorative elements and

front gables. However the use of light-coloured brick is prevalent

throughout and this often leads to repetitive or bland elevations.

The layout adopts a more geometrical and ordered format than

the earlier development within Area 2. There are strong building

lines and no ambiguity between private and public spaces.

However once away from the main roads, it adopts a more

‘villagey’ feel, with a less formal route layout.

Use of gables on front elevation. Red brick detailing above windows

Chimneys and stone quoining create features

Three-storey block of fl ats at a junction




3.7.1 Main Routes

The main vehicular routes into Royston are via the A1198 Old

North Road to the north, the A505 which by passes Royston to

the north and the A10 Melbourn Road which provides north-

south access through the town. Other local distributor roads

provide access to residential areas, including site C. Site C may be

accessed via Coombelands Road.

Site C

Main Road

Distributor Road

Footpath

Train station

Figure 11. Services & Transport Plan

School

Site C

29

Site C

Royston By-pass

Old

No

rth R

oad

Queens Road

Burn

s Ro

ad

Mel

bo

urn

e Ro

ad


The sites are located approximately 1 mile to the north of Royston

Town Centre and approximately 0.9 miles to the north of Royston

Train Station.

The area is well served with a range of services, including several

schools, medical uses, shops and a supermarket. Further uses are

within easy access of the site, in and around the town centre.

Town bus routes service Burns Road and enable access to the

Tesco Supermarket, railway station and town centre. Longer bus

routes serve nearby towns such as Hitchin and Cambridge.

Royston railway station enables access to London, Cambridge

and other destinations in Hertfordshire and Cambridgeshire.

The map below shows 400m and 800m radii for the site, showing

the areas that can reasonably be reached within 5 minute and 10

minute walks.

Cycle routes shown in the map opposite are those proposed

within the Council’s North Hertfordshire Towns Proposed Cycle

Route Network, which has the aim of doubling the level of

cycling between 2002 and 2012.

400m radius from site

800m radius from site

Parks and services

Local centre/local shops

Pharmacy

Schools

Railway Station

Bus routes & stops closest to

site

Cycle route

Figure 12. Bus Cycle Routes and Local Services


The site’s constraints and opportunities have been identifi ed as

part of this analysis. They will help in assessing the site and assist

in establishing the parameters for the development.

4.1 Constraints

The following constraints for the site have been identifi ed:

Site context

• The site is located to the edge-of-settlement and

is constrained by the existing movement network

and development pattern.

• Noise from the A505.

• Noise from the railway line.

• The railway is an intermittent noise source.

• Access is limited.

• Existing residential development to the south.

• Unattractive views from the site to rear gardens to the

south.

Built form

• The scale of surrounding development is generally

homogeneous; although ages vary, height and

setting are generally constant. Development is

uniformly low-rise in nature.

• New suburban areas to the south do not generally

follow the local vernacular, and are therefore not

particularly good reference points for the new

development.

• Development should have regard to the privacy of

adjoining dwellings abutting the sites edges.

• Siting of buildings should take account of the noise

contour generated by the A505 and Melbourn Road,

a busy interchange with the A505 adjacent to Site C.

Landscape Setting and Planting

• Signifi cant tree groups are few, but these should be

retained where possible.

• The local ecology should be considered.

• To introduce sustainable drainage systems.

Access

• Limited access between the site and existing

residential areas, as a result of existing development

and limited potential access points within the

movement network.

• The A505 restricts access to and from the north.

• Limited opportunity for permeability.

5.0 Constraints & Opportunities

31

Figure 13. Constraints Plan

Noise from A505 & railway

Embankment

Existing trees

Opportunity for key building

Views into site over embankment

Site access

Views out to countryside

Create a focal point

Unattractive views to rear gardens

A505

Views out

Railw

ay

Two houses removedSite C

Site B

Figure 13. View under railway line - the embankment and

existing vegetation provides a strong visual buff er. Landscpaing

proposals and screening will strengthern and support the sites

boundary treatment.

Figure 14: View from A505


4.2 Opportunities

The following opportunities for development have been

identifi ed:

Built Form

• To promote a high-quality and inclusive development

that responds to the identifi ed site constraints and

integrates into the surrounding context.

• To expand the town to its natural northern boundary

of the A505.

• To provide a scheme that sensitively addresses the

presence of the A505.

• To integrate with the adjacent established area of

medium density residential.

• To improve legibility within existing area.

• To create a seamless development, in terms of layout,

through utilising existing building lines where

possible.

• To provide opportunities for shared surfaces and

home zone treatment of streets.

• To promote sustainable development, with pleasant

and usable amenity spaces.

• To create a development with a strong sense of place,

achieved through references to the surrounding built

form and local vernacular, and using the site’s natural

benefi ts such as views and existing landscaping

features.

• To create an attractive, gateway development that

defi nes the town and makes the most of views into

the site.

• To improve the visual appearance of this site at the

entrance of Royston.

• To add design interest to this homogeneous estate.

Landscape setting and planting

• To provide green spaces including a LEAP for local

residents that will serve the new

neighbourhoods, while enabling access for the

existing community.

• To, where possible, retain and enhance existing

landscaping features of merit, and to use the site’s

gentle topography to create interesting views and

settings.

Linkages and accessibility

• To increase permeability into the sites, and create a

permeable development with a network of

connected routes and spaces.

• To promote use of and accessibility to public

transport for existing and new residents.

• To provide a footpath link between Site C and

Melbourn Road.

• To improve pedestrian links to the nearby community

facilities, such as schools and the Local Centre

• To provide a legible development which promotes

legible, safe and attractive walkable areas.

33

Site access

Feature building to terminate view

Play area

Focal point

Screening A505 with planting

Pedestrian links

Scale of development blocks

Figure 14. Opportunities Plan

Site C

Retain key views over countryside.

Pedestrian / Cycle access point

Integrate landscaping to strengthen and

support wildlife diversity.,

Views out to countryside Views over the public open space


5.1 Development Principles

The evolution of the layout and design of the sites has been

informed by the desire to create a context-led development that

responds to the unique site conditions. The design rationale

described within this section focuses on these factors, and

proposes a framework for the development of the two sites.

As part of this process, the design has taken account of the

opportunities and constraints inherent in the sites, as well as the

comments raised by Council offi cers and other stakeholders.

The design should:

• Create a sense of identity, that draws on local

character;

• Provide a development that respects the traditional

styles of the local vernacular, including the organic

structure of traditional villages;

• Reinforce identifi ed positive design features, and

respect the scale, patterns of streets and built forms,

landscape, local materials, colours, style and detailing

of surrounding areas complementing and enhancing

the surrounding locality;

• Design to mitigate against the potential noise source

of the A505;

• Include public areas that will strengthen the sense of

place, respecting existing routes and creating new

ones;

• Maintain and create good views and vistas;

• Form a harmonious composition with surrounding

development and landscape features, and ensure

quality landscaping and boundary treatment;

• Carefully manage diff erences in building height, with

a variety of building styles and mix of materials, using

cues from the local vernacular to ensure integration to

neighbouring dwellings and the local area more

generally;

• Generate an appropriate density and mix;

• Provide access to existing and improved public

transport links;

• Provide an appropriate mix of Aff ordable Homes; and

• Increase open amenity and recreational space for

existing and new residents.

5.0 Design Rationale

35

Figure 15. Aerial photograph of the site


Figure 16. Streets Pattern Plan

5.2 Character

A main objective of the design team is to create a successful

development that has a strong sense of place and character.

The site’s context can be used as a basis for providing features

that will create character and provide an interesting

development. This is especially important in edge of settlement

locations, where character is often neither urban nor rural.

Therefore, a ‘village’ approach to built form and spaces will be

sought, with the character derived accordingly.

Based on the “village” approach, settlements tend to evolve

around main routes, combined with an open space structure.

For example, village greens appear at the junction of main

routes. The design team studied examples of these spaces,

realising that village greens were good examples of form that

acted as a centre for communities.

5.3 Street Pattern

In developing a street structure, primary consideration will be

given to pedestrians and cyclists, with the creation of routes

that are safe, attractive and direct. Where possible, existing

routes will be extended into the development and new routes

created to link with existing. Streets will defi ne the public realm

and will reinforce the perimeter block principle.

Streets and spaces will refl ect village design characteristics and

will include areas of formal and informal open space. The

emphasis on the street layout will be to create a sense of

openness, creating places where people interact with their

surroundings.

There is limited opportunity to create a looped street structure

within site C. Therefore a series of intimate streets, where the

building line varies and dwellings overlook areas of open space,

are created.

Careful attention to materials, space and planting within the

street scene, will have a strong infl uence on the character of the

place, movement patterns and attitudes. Design features that

allow for safe access and courteous movement for all will be

incorporated. The manoeuvrability of service vehicles will also

be taken into consideration.

The routes will build a ‘skeleton’ around which the blocks and

orientation of dwellings can be planned.

37


Site C is relatively self contained and separated by the railway

line, a physical barrier with high embankments. Both sites adjoin

the rear boundaries of existing properties to the south and are

visible from the A505.

A key objective of the development is to enhance the character

of the area and respond to the edge of settlement location.

Views from the A505 of the sites and views from within the sites

over the A505 and onto the open countryside beyond will be

used to the development’s advantage. An attractive edge to the

sites, and indeed Royston will be created.

How the edges of the development are defi ned is a key design

consideration and a defi ning element of the development. A

rural edge, “village style” approach to the edge of the development

is considered appropriate in terms of the sites context.

Landscaping will play an important role in creating a soft defi ning

edge to the development, where views into the sites from the

A505 will be intermittent between trees. Most importantly,

dwellings will present a strong edge to the street scene, which

will be partially visible from the A505. Large areas of open spaces

will also be created to the heart and edges of the development,

reinforcing village characteristics and a feeling of “openness”.

Existing front building lines close to potential sites entrances. These

can be carried into sites to enable continuity between the old and

new areas

Areas where ‘back-to-back’ development may be prudent, to retain

residential amenity and privacy for existing residents. This pattern is

also used in the surrounding built forms.

An appropriate built frontage will be required to the A505, to aid sites

legibility and enhance then character of the route

Figure 17. Edges Plan


5.5 Built Form

‘By Design’ states that “Continuity and Enclosure (is) commonly

achieved by perimeter block developments.” Perimeter blocks

are a characteristic of European cities but less so in the UK,

especially suburbs. Block corners are rarely closed in the British

townscape, but generally open. As such, blocks are created by

a series of terraces and buildings, often not conjoined but left

slightly ajar. European perimeter blocks are generally far more

formal, clearly structured and uniform, whereas the British

townscape is generally more informal, variegated in character

and animated.

The built form needs to work with the character, spaces and

street patterns mentioned above in order to enhance the

development principles. For this to work, several factors must

be taken into account, including:

• The creation of building lines that reinforce the street

space; and

• The avoidance of any ambiguity between public,

semi-private and private spaces.

Within its streets and spaces, design will adopt a feel that is a

mix of the neighbouring suburban areas, with the traditional

village layout and vernacular.

There will be a mix in the design of both spaces and buildings

that will address the diff erent character needs of the diff erent

parts of the site: the interface with the existing dwellings to

the south, and, to the north, the A505 and countryside

beyond.

Buildings will vary in height, size and orientation, ensuring:

• All public spaces are overlooked;

• Ares of open space are addressed by appropriate

built form;

• Street scenes are articulated by variation in roof

forms;

• Existing private amenity space is respected; and

• Newly created private amenity space is of good

quality.

The variety in built form also serves to create individual street

character and strengthen the organic character, reminiscent of

the informal layout of traditional villages.

Breaks between buildings refl ect the more traditional forms found in the UK

Flexibility in the use and positioning of spaces can make them more

‘user-friendly’, while strong building lines eliminate ambiguity

39

5.6 Green Space and Public Realm

Design of, and the provision of open space has a strong

infl uence on the fi nal character of a place. Maintaining a strong

band of open space and enhancing the planting within it will

strengthen the relationship between the site and the open

countryside on the other side of the A505.

Within the development ‘focal spaces’ will be incorporated

that have qualities of a village green, in terms of both enclosure

and structure. Furthermore, in accordance with the council

recommendations, a LEAP has been proposed at the centre of

the site. Housing will front onto the LEAP provision and

informal recreational open space, providing passive

surveillance and a sense of community ownership over the

public realm.

‘Focal spaces’ within the development will extend the existing

movement network and routes into the development, creating

a fragmented block layout, thus creating a design response

similar to that found within Hertfordshire and Cambridgeshire

villages and the surrounding area.

‘Focal spaces’ will not only reinforce the character and sense of

place, but will also assist in creating a legible place. These

areas will also provide space for passive/informal recreation

and as a place for people to relax.

A linear landscape corridor running across the northern

boundary will provide pedestrian access to the planned linear

orchard. This will also strengthen and support the existing

landscape buff er and enhance the soft defi ning edge of the

development. The landscape will further mitigate visual and

noise pollution from the neighbouring dual carriageway whilst

providing visual amenity for new residents.

Focal points & nodes

A505 landscaped edge

Block siting envelopes

Figure 18. Green Spaces Plan

Proposed Play area

Key views onto countryside

Linear orchard within urban

greenway / landscape buff er


6.0 Design Strategy6.1 Built Form & Density

The following factors were considered as part of the process of

developing built form most appropriate to the sites context:

• The proximity of the railway

• The proximity of existing homes to the sites

boundaries;

• The incorporation of traditional Hertfordshire and

Cambridgeshire ‘village’ forms;

• The partial views from the A505 onto the site.

• Existing landscape features of merit; and

• Views to and from the site.

The main objectives in the design of the buildings are:

• To refl ect local vernacular while integrating

as well as possible with the existing neighbouring

development;

• To ensure that the buildings fully respond to the site’s

edge of settlement location;

• To provide an attractive built edge and landscape

buff er that addresses the A505;

• To allow the arrangement of the proposed buildings

to maximise the opportunity for views to the open

countryside to the north of the A505; and

• To successfully bridge the transition between the

built up urban area of Royston to the south and the

open countryside beyond the A505 to the north.

Opportunities to enhance the character of the site are inherent

within these objectives.

The existing surrounding development is typical suburban

density and comprises mainly of family houses with gardens,

typical of suburban fringe development at the edges of towns.

The scale and layout of the proposals has been designed to

both address this neighbouring context, whilst also addressing

the principles of spatial planning. As such the proposal seeks to

adopt a broader perspective and successfully relate to the site

context, create linkages to local facilities and transport routes,

and embrace sustainability.

41

Important views and relationships between buildings and open spaces will contribute towards creating a village environment. Landmark

buildings at the main junction will contain keynote elements that will terminate the views and defi ne the character of the site. Existing

development will be buff ered by private gardens in ‘back-to-back’ formation along the southern site boundary to create a gentle transition

between existing and new development form.

Figure 19. Green Spaces Plan

Key views into site

Linear A505 views into the site

Opportunities for keynote building forms

Circulation route Back to back garden layout

Coombelands Road

Site C

Linear Orchard

Pedestrain route along linear orchard

Pedestrain access point


Figure 20. Storey height Plans


The scale, massing and height of the development seeks to

bridge the transition between the urban area of Royston to the

south and the open countryside beyond the A505 to the north.

The proposal incorporates a generous strip of open land adjacent

to sites northern boundary, to relate to the open character of the

countryside beyond the A505. Closer to the northern boundary

and A505 dwellings will be varied in height and alignment, as

well as roof patterns, to create an informal and subtle pattern of

development that blends into the edge of settlement location.

A variety in roof forms and dwelling types will create interest in

the street scene. Important views into and out of the site will be

terminated with key buildings.

Dwellings along the site boundary to existing dwellings will be

located to maintain an acceptable distance, and their massing

and heights will ensure the avoidance of any unacceptable

impact.

Across the site, buildings have therefore been designed to an

appropriate height in order to support a number of retained

extended views through the site and thereby reinforce a sense of

openness. Careful use of heights, orientation and materials will

be designed to:

• Strengthen legibility through the development;

• Ensure passive surveillance over public spaces;

• Create features and markers; and

• Act to frame views and vistas.

Two storey development is proposed nearest to immediately

adjoining dwellings, with 2.5 and 3 storey dwellings being

located towards the centre of the site. The sites topography is

such that the higher buildings are located on the lowest parts of

the site as demonstrated on the submitted cross section

drawings.

2 Storey

2.5 Storey

3 Storey

43

6.3 View from A505

The 3D models demonstrate how the scheme responds to the

landscape settings and how the proposed mitigation measures will

create a well screened development proposal.

Figure 22 and 23: The embankment combined with the existing

and proposed landscaping will screen the development from the

dual carriageway. Accoustic fencing (highlighted green)

demonstrates that the scheme will be partly hidden from motorists.

Figure 24: Where the embankment decends, wild native screening

combined with the 2.0 metre accoustic fence screen (2.5 meters

overall) the majority of the development with only glimpsed views

of rooftops remaining.

Figure 22. view point at 0 meters

Figure 22. view point at 50 meters

Figure 23. view point at 100 meters Figure 21: View points

Proposed wild screening fence


6.4 Articulation of the Built Form

The form of buildings and the materials used will be chosen with

regard to the local North Hertfordshire, Cambridgeshire and

Royston vernacular. Features such as gables, bays, use of clay

bricks and areas of timber cladding/panelling will ensure that the

traditional design features that are prevalent within the local

context will be refl ected in the proposed buildings on the sites.

Although based in tradition, the buildings will avoid pastiche and

include contemporary elements that refl ect the design team’s

desire to ensure that the historical elements used in the design of

buildings will be built with a modern perspective, off ering a built

form that is clearly ‘of its time’.

Within the street scene, there will be opportunities to mark out

activity nodes, or places of interest through a variation in the

built form. These features will be provided to break up the urban

form and provide interest, but also act as legibility

markers for residents and visitors. Examples will include the site

entrances (which are traditionally articulated with buildings that

represent the design themes prevalent across the rest of the site),

as well as the higher keynote elements of buildings, terminating

views and main green spaces.

The use of short terraced forms not only refl ects the traditional

village built form, but is also the predominant form of residential

development within the surrounding areas; it also provides

fl exibility in design, allowing for glimpsed views into blocks and

providing opportunities for animation through the siting of

buildings. For example, a gentle undulation in the front building

line of a long street will make that space appear more interesting,

and add elements of surprise and ‘serial vision’ into the journey

around an area.

Dwelling types will include detached, semi-detached and

terraced dwellings. Blocks of apartments are also used.

Figure 24. Street scene facing public open space

45

Figure 26. Sketch from Coombelands Road Figure 25. Sketch looking north towards public open space

Figure 27. View from northern boundary looking south over public open space

Figure 28. Street elevation of mews


6.5 Siting and Layout

The layout of buildings will use the characteristics of traditional

Hertfordshire and Cambridgeshire village form, with semi-

detached and short rows of terraces, that incorporate gaps

within the block form. Staggered building lines will also provide

diff erent levels of enclosure, creating interest within the street

scene.

Unlike the surrounding development which was designed in its

own style, not always refl ecting this approach the new

development will attempt to adopt village principles of design,

while integrating with the existing block layout wherever

possible.

The proposed layout of the site strikes a successful balance

between built form, open space, car parking and amenity space,

ensuring that the developments are not dominated by any one

of these elements. Importantly, the proposed layout positively

responds to the sites ‘edge of settlement’ context by retaining a

belt of landscaped open land along the northern boundary.

Areas of formal and informal open spaces will weave throughout

the development, and will principally be located at the heart of

the development, leading onto the edge of the settlement,

creating a sense of openness.

The proposed layout avoids over development of the site by

incorporating suffi cient spacing between buildings to maximise

views through the site, contributing to a feeling of openness.

The layout maximises active frontages, which will have the eff ect

of increasing natural surveillance opportunities across the sites

and therefore increasing safety. At the same time, care will be

taken to ensure that existing residents close to the development

boundaries are not unduly aff ected by a loss of privacy resulting

from the development. Dwellings close to the boundary will

have their rear elevations facing the boundary and the distance

between windows of opposing dwellings will be a minimum of

20m.

47

Figure 29. Illustrative sketches - Built Form

Amenity space links to

open countryside

Informal square/node

Railw

ay L

ine

A505

3 Storey fl ats address the A505

Linear orchard within

urban greenway /

landscape buff er

LEAP


6.6 Noise

Acoustic tests have set parameters for noise levels within the

site, with regard to the A505. A spatial barrier will be retained

avoiding building within the noisiest part of the site. In addition,

the buildings sited on the parts of the site closest to the A505

will have measures that screen noise for residents.

Noise surveys and modelling on the site have shown that

provision of a noise screen, in the form of buildings, will

substantially lower noise levels across the sites. The orientation

of dwellings has been arranged internally so that habitable

rooms are protected from higher noise levels.

Landscaping and acoustic fencing along the A505 route will be

provided where necessary to facilitate a good environment for

residential development.

The appropriate mitigation measures as detailed in the

submitted Noise Assessment Report will ensure that the

development complies with World Health Organisation, NHDC

and British Standards relating to the impact of noise.


The layout will provide a safe urban structure with an active

frontage along the key access routes and a good natural

surveillance of public space. The movement framework will

focus people and vehicles on to a small number of routes.

The proposed development will adopt a movement framework

that has direct routes that lead to where people want to go by

whatever means, especially on foot and by cycle. This will also

cover the needs of all people, including the elderly and disabled.

Routes for pedestrians, cyclists and vehicles will in most cases

run alongside each other and will not be segregated, allowing

for surveillance of streets and footpaths.

The layout provides spaces that are well overlooked by

buildings, occupiers or uses that are busy at most times.

Windows face onto the street or communal amenity spaces,

with the internal arrangement of the units locating the habitable

rooms facing the street.

The layout and design of public urban and open spaces will

take account of the need to ensure that there is a perceived

sense of ownership. This will be achieved through: the passive

surveillance of spaces by surrounding properties, human

presence around the shared surface spaces and the design of

buildings and space to facilitate this.

49


The entry into the site will be accompanied by a built form and

landscaping that will assist in the creation of a sense of arrival.

Within the site, the primary ‘loop’ route will be treated in a

traditional way with footpaths along the road edges. The road

will be designed wide enough to allow service vehicles,

including buses, refuse vehicles and emergency vehicles, safe

and convenient access into and around the site.

Junctions will be defi ned through a change of surface material,

to increase driver awareness of entering a new area and

maintain a reduced speed, it also allows for a more attractive

space where the road width widens.

Parking is provided through a range of ways, including on street

in some areas, on plot and in courtyards. This way the impact of

parked cars on the street scene is reduced, but parking facilities

remain convenient and safe for the home owners to use.

Parking courtyards will be overlooked from habitable rooms,

and adequate turning areas and access to the public. Cycle

parking spaces will be provided throughout the development,

with at least one space per dwelling. Within dwellings, cycle

spaces will be secure and positioned for access to the street or

courtyards. Visitor spaces will be designed to form part of the

overall suite of street furniture.

Integral garage in short terrace, with

additional carport

Parking creating an edge to the green

space

Parking court


7.0 Landscaping7.1 Landscape Objectives

Objectives of the landscaping scheme are:

• To use planting to assist legibility and accessibility

throughout the scheme;

• To integrate the sites within the existing landscape

context, and improve on the existing planting

provision and species diversity; and

• To promote visual amenity.

MCA Chartered Landscape Architects have prepared the

landscape strategy for the redevelopment of the site. The

proposed landscaping improvements have the following three

purposes:

• To enhance the biodiversity of the site by means of

the planting of native and wild-life friendly species of

trees and shrubs

• To provide a safe and practical residential

environment with an attractive character consisting

of a layered composition of trees, hedges, shrubs,

ground-cover, climbing plants and lawns.

• To create a landscape setting and local context for

the new development within the existing urban edge

and surrounding countryside.

The landscaping strategy has been developed in close

coordination with the design of the sites layout to create the

sense of buildings within a wooded landscape. The belt of native

trees will line the sites boundaries, adjacent to A505 and will

extend into the residential areas at key points, creating focal

points. By extending the native woodland edge character of the

boundary vegetation into the residential areas, this will create a

sense of buildings within a natural landscape.

Landscaping throughout the development will be undertaken

to a high standard. A landscape scheme will be produced that

will ensure that a theme is used throughout the site, with

opportunities for placemaking at key locations, denoted through

the use of spot materials and planting.

Landscaping will be used to create a strong buff er to the A505.

Additionally, areas of existing landscaping will be enhanced, as

well as other key points along the sites edges.

Trees with a narrow-spreading canopy will reinforce key street

routes, working in harmony with the built form to promote visual

amenity.

Private spaces in front of properties will be clearly defi ned by low

level hedges.

The adoption of shared surface principles across the sites will

present opportunities for pedestrian priority and home zones,

reinforced through the use of both the built form and the

landscaping context. Barriers and signals to users will take the

form of changes in paving materials, spaces for residential use,

and areas defi ned with planting.

A suite of street furniture will reinforce key themes and places. A

management plan will be undertaken to ensure the long-term

maintenance of the public realm.

The open space provision combined with the LEAP will provide

opportunities for informal play and recreation.

7.0 Landscaping

51

Figure 30. Landscape Masterplan Plan

Informal Open Space

Rear gardens greened with

trees on boundary

Play Area

Linear Orchard within urban greenway /

landscape buff er


7.2 Planting

Native planting will be used to provide a new landscape setting

within the scheme area, complementing existing tree groups

and shrubs around the edges of the sites. Mature trees will be

planted in critical locations, to ensure the creation and protection

of visual and residential amenity.

A co-ordinated approach to landscaping throughout the

development will ensure that a schedule is produced from which

species will be chosen according to their appropriateness to

their location. For example, within the courtyards created by the

buildings the trees will be small growing native or ornamental

trees with a limited mature size. Against buildings, the plant

selection will refl ect the aspect of the façade using sunloving

varieties in the sunny areas and shade loving plants on northern

elevations. Within the public realm, such as within the recreational

and play areas, trees will be taller-growing species. Species used

to denote defensible space will be hardy and dense but

contribute positively to the street scene.

Existing planting, such as on the boundaries, will be retained

where possible and enhanced as necessary with native evergreen

species.

The design approach will create an ‘instant’ planting scheme with

immediate impact but one which will mature attractively into a

long-term, low-maintenance landscape.

The planting design for the new landscape within the residential

areas of the site will use large specimen shrubs planted

individually, or in groups and as hedges, at a density at which

they can grow to maturity, to create a gardenesque, structured

landscape character. The plants will be under-planted with low

shrubs and herbaceous plants so that at every location there will

be an attractive display of foliage texture and colour creating the

sense of buildings within a garden landscape.

The aim of the proposed planting will be to provide a long term

improvement in biodiversity and a landscape gain in terms of

tree cover and the creation of green spaces within the site.

The provision of suitable native landscaping will also contribute

to the sustainability of the development by reducing the ‘heat

island’ eff ect, absorbing pollutants and carbon dioxide and

reducing water run-off .

53

Native trees will be used in within parking and shared surface areas to provide

landscape interest and slow traffi c


The proposal has been designed on the principles of inclusive

access and therefore consider the needs of all users. The layout

aims to maximise pedestrian access with safe, direct and

attractive routes that are well overlooked by the adjacent

dwellings. The materials proposed for the shared surface areas

will provide a smooth carriageway for ease of movement for all.

Ease of movement is also assisted by the relative uniformity of

levels across the site.

A new point of vehicular access will be created and existing

dwellings will be removed to facilitate this. The new access will

extend Coombelands Road into the site.

The street scene will be improved surrounding this new access

point, to create a seamless transition between the existing and

new developments. A new pedestrian and cycle link will be

created from site C onto Melbourn Road.

Access has also taken into full consideration the need of disabled

users. The sites fl at topography, the inclusion of accessible open

space integrated into the pedestrian movement network will

provide a safe and inclusive environment for all. The design,

layout and use of materials will ensure there are no access barriers

or hazards for disabled people.

A simple and legible internal network of streets will direct

pedestrians, cyclists and vehicles around the development.

It is anticipated that access for construction vehicles would be

via the existing service access from the A10 subject to agreement

from the highways authority and as detailed in the submitted

Transport Statement.

8.0 Access

Figure 31. Access & Movement Plans

Informal Squares/nodes

Street

Car parking

Village Street - with footpath

Access Street - with footpath

Pedestrian & Cycle footpath link only

Vehicular Access

55

9.1 Sustainable Design

The design of the development has taken into consideration

sustainable design principles, the need to reduce carbon

emission and use less resources.

Fairview currently has over 2000 units registered to meet level 3

of the Code for Sustainable Homes, with a small number designed

to meet level 4. The sustainability requirements will be reviewed

at Reserve Matters stage where Fairviews will draw on their

previous experience and learning to respond to both the

sustainability requirements of the Code for Sustainable Homes

following the impending consultation along with any new

requirements following Building Regulations Review.

9.2 Flood Risk

The gently sloping site lies on the typical chalk down land and as

such the opportunities to implement infi ltration sustainable

drainage systems (SuDS) on the site will be maximised at the

detailed design stage.

It is likely that a combination of techniques would be used, with

consideration given to small detention basins as well and/or

sawles in open areas and soakaways.

9.0 Sustainability


10.0 Conclusions

This Design and Access Statement details how the proposed

development seeks to deliver a highly sustainable, successful

scheme that will contribute towards the design quality and

character of the wider area. The approach taken is very much

context-led and seeks to positively respond to the opportunities

and constraints presented by the ‘edge of settlement’ location.

As a former agricultural site which is no longer practical for

agricultural use, the sites now provides an opportunity to bridge

the transition between the urban area of Royston and open land

beyond the sites boundary to the north.

The proposal has been designed to follow the principles of

spatial planning and as such, the design is fully considerate

towards the sites context and seeks to integrate with surrounding

land uses and local facilities.

The proposed residential development will assist the Council in

meeting its housing delivery targets, including a signifi cant

proportion of aff ordable housing. The principle of the site being

developed for housing is currently being considered in the LDF

process.

Figure 32. Illustrative Masterplan

10.0 Conclusions