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WIXAMS VILLAGE 2 - DESIGN CODE - OCTOBER 2015 | 1 Wixams

VILLAGE 2 DETAILED DESIGN BRIEF AND CODE

WixamsOCTOBER 2015

BEDFORDSHIRE

2 | WIXAMS VILLAGE 2 - DESIGN CODE - OCTOBER 2015Wixams

DESK TOP PUBLISHING & GRAPHIC DESIGN BY BARTON WILLMOREThis artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

COPYRIGHT

The contents of this document must not be copied or reproduced in whole of in part without the written consent of Barton Willmore LLP.

All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684.

Issue Date Oct 2015Job Number 22162Document Status FINAL Revision NAuthor VariousChecked By TLAuthorised By DS


INTRODUCTION 51 Village 2 Location 6

2 Approved Strategic Documents 6

3 Purpose of the Design Code 8

4 Using this Document 8

OVERARCHING REGULATING INSTRUCTIONS 115 Regulating Plan 12

DETAILED DESIGN INSTRUCTIONS 156 Street Design Instructions 16

7 Frontage Design Instructions 22

8 Public Realm Design Instructions 36

DESIGN CODE REVIEW PROCESS 439 Implementation and Review Process 44

CONTENTS

INTRODUCTION1. Village 2 Location

2. Approved Strategic Documents

3. Purpose of the Design Code

4 . Using this Document

WIXAMS VILLAGE 2 - DESIGN CODE - - OCTOBER 2015 | 5 Wixams


1. VILLAGE 2 LOCATION 2. APPROVED STRATEGIC DOCUMENTS

2.1 The Elstow New Settlement Planning and Development Brief was adopted in 1999 and established the key principles that would underpin the new settlement. It also set out the strategic documents that should cascade from the Development Brief to fulfil the ambitions and aspirations of all stakeholders. These documents are identified in Figure 1 and highlight where the current Design Code stage, and the subject of this Statement, fits into the overall process.

2.2 Prior to the Design Code Stage, the following strategic guides and strategies have been submitted and adopted:

- Bedfordshire Towns and Villages Study;

- Strategic Design Guide;

- Landscape Strategy;

- Sustainability and Energy Strategy;

- Community and Leisure Facility Strategy.

2.3 Copies of these documents can be found on the following websites: www.wixams.com; www.bedford.gov.uk; www.centralbedfordshire.gov.uk.

2.4 Developers and their design teams must consider in detail the information provided within the above strategies. They should also have reference to the Central Bedfordshire Council Design Guide and prevailing parking standards as, in conjunction with this Code, these will provide the basis for the preparation of a fully compliant Reserved Matters Planning Application.

FIGURE 1 APPROVED STRATEGIC DOCUMENTS

PLANNING & DEVELOPMENT BRIEF (ADOPTED 1999)

BEDFORDSHIRE TOWNS & VILLAGES STUDY (2001)

STRATEGIC DESIGN GUIDE

SUSTAINABILITY & ENERGY STRATEGY

LANDSCAPE STRATEGY

COMMUNITY & LEISURE FACILITIES STRATEGY

HIGHWAYS DESIGN GUIDE

DETAILED DESIGN BRIEFS AND CODES

RESERVED MATTERS APPLICATIONS

1.1 The Wixams is a sustainable new settlement of up to 4,500 new dwellings, incorporating a mixed use town centre supported by further local centres, community, education and leisure facilities. Each of the villages are set within a high quality landscape setting.

1.2 The Wixams is located 3 miles south of Bedford and 14 miles east of Milton Keynes and is centred around the former industrial and storage site known as the Elstow Storage Depot. The Site is bounded by the A6 to the east and the B530 and the Midland Mainline to the west, with the A6 providing the main point of access.

1.3 The overall Master Plan consists of 4 villages, each separated by linear parkland. Village One is the eastern most village adjacent to the A6 and is now at an advanced stage of construction. Village Two is centrally located within the site and separated from Village One by Greenway B. Figure 2 shows the location and extent of Village Two in relation to the overall Wixams Master Plan. The layout represented in the overall Wixams Master Plan has been superseded by the Regulating Plan instruction (Figure 3). Village Two comprises up to 1200 units, a primary school, secondary school and a local centre and integrates the 16 existing dwellings served off Dane Lane.


FIGURE 2 ORIGINAL ILLUSTRATIVE MASTER PLAN SHOWING VILLAGE 2 IN RELATION TO THE WIDER WIXAMS SETTLEMENT


3. PURPOSE OF THE DESIGN CODE

3.3 The purpose of this Design Code is twofold. It is designed to fulfil the objectives of the NPPF and compliance with Conditions 10, 11 and 12 of the outline consent (Application Reference: 11/01380/M73 (BBC) and CB/11/02182 (CBC)) in helping to deliver high quality inclusive design without unnecessary prescription or detail, particularly relating to the design of individual buildings. The Code will therefore focus on instructing matters in relation to scale, density, massing, height, landscape, layout, access and materials. It is also designed to meet the process requirements of the original Planning and Development Brief, thereby ensuring that the fundamental and guiding principles on which the settlement is based are not lost at the detailed design stage.

3.4 The Code does not seek to repeat strategies and principles contained within previously approved documents (identified in Section 2) but developers or designers acting on behalf of individual house builders looking to submit reserved matters applications for Village Two should be familiar with the content of these documents to inform the proposed design approach.

3.1 The Government places great importance on the design of the built environment in the National Planning Policy Framework (NPPF), with good design being identified as a key aspect of sustainable development. The NPPF identifies design codes as a tool which local planning authorities should use to help deliver high quality inclusive design. However, it also recognises that design policies should avoid unnecessary prescription or detail and should concentrate on:

‘GUIDING THE OVERALL SCALE, DENSITY, MASSING, HEIGHT, LANDSCAPE, LAYOUT, MATERIAL AND ACCESS OF NEW DEVELOPMENT IN RELATION TO NEIGHBOURING BUILDINGS AND THE LOCAL AREA MORE GENERALLY.’

3.2 Although the visual appearance and the architecture of individual buildings are identified as important factors, securing high quality and inclusive design goes beyond aesthetic considerations (paragraph 61).


4. USING THIS DOCUMENT

OVERARCHING REGULATING INSTRUCTIONS

S5STAGE 1

STAGE 2

REGULATING PLAN

DETAILED DESIGN INSTRUCTIONS

S6 STREET DESIGN INSTRUCTIONS

S7 FRONTAGE DESIGN INSTRUCTIONS

S8 PUBLIC REALM DESIGN INSTRUCTIONS

4.1 This Code will be used as a reference document by the Local Authority, master developer (Gallagher Estates) individual developers and their design teams and will help ensure the coordinated design and delivery of Village Two.

4.2 The Code has been carefully constructed as a short, concise and accessible document that is easy to use by those involved in working up and assessing reserved matters applications. The information contained within is specifically focused on providing instructions and a clear set of rules which are mandatory and avoids unspecific guidance, aspirational imagery or references which are ambiguous and can be interpreted in a variety of different ways.

4.3 The Code has been structured to reflect the way in which designers are likely to approach the design of individual parcels. As such, the Code is ordered in the following way: A series of overarching regulating instructions (Section 5) summarised in the Regulating Plan; and Detailed Design Instructions (Sections 6 – 8) relating to street design, frontage design and public realm design.

4.4 An individual developer and their design team should therefore use the Code in the following way:

4.5 Start with the Overarching Regulating Instructions and use the Regulating Plan (Section 5) to:

- Identify where within Village Two the parcel of land subject to the reserved matters application is located;

- How this parcel of land relates to key streets, frontages, densities and uses, including affordable housing parcels.

4.6 Proceed to the Detailed Design Instructions and having been through 5 above, consider the following in order:

- Section 6 Street Design Instructions: identify the coded streets within and adjacent to the parcel and understand the design requirements of each and how this fits into the wider movement network;

- Section 7 Frontage Design Instructions: identify the coded frontages within and adjacent to the parcel and understand the design requirements of each and how this relates to the surrounding context;

- Section 8 Public Realm Design Instructions: based on the relevant street design instructions identified in Section 6 understand the relevant palette of paving materials, boundary treatments and tree species.

OVERARCHING REGULATING INSTRUCTIONS

5. Regulating Plan



5. REGULATING PLAN

5.1 The Regulating Plan is the overarching coordinating plan for Village Two. It represents the culmination of the key strategies for the site as a single and accessible point of reference. As such, it articulates:

- the different land uses including major areas of open space;

- the affordable housing locations;

- key street hierarchy;

- frontage types;

- place making; and

- density

5.2 The Regulating Plan is the first point of reference for designers using the Code, providing the context in which individual parcels can be considered and ‘signposts’ the detailed design instructions that are relevant to each area of Village Two set out in subsequent sections of this document.

5.3 The Regulating Plan is shown in Figure 3. As requested by local authority officers, the Regulating Plan is also available as a single fold-out drawing that can be used to administer the Design Code and the implementation of the proposals.

OVERARCHING THEME

5.4 The Wixams was conceived as a place that would have its own unique market town identity and overall sense of place. A key component of this character and distinctiveness was intended to be ‘a settlement made up of a series of villages connected by sustainable transport links and centred on a key market town centre’. Within this overall framework, each village was intended to have its own unique characteristics and sense of place. The Wixams Strategic Design Guide SPD 2005 identifies a number of ‘prime character generators’ for each village, focused on the spatial arrangement of uses. The instructions within this Code embrace and have evolved the prime character generators and include:

- A Village Centre focused around a local park (named Village Green in the Code);

- The greenway framework, maintaining separation between adjacent villages;

- An Access Street perpetuates the ‘Community Spine’, providing direct and convenient access between villages to key facilities such as the secondary school;

- A rural facing southern edge providing excellent access to a wide range of leisure routes;

- A Secondary School on the Community Spine provides an opportunity for a landmark building.


FIGURE 3 REGULATING PLAN

DETAILED DESIGN INSTRUCTIONS

6. Street Design Instructions

7. Frontage Design Instructions

8. Public Realm Design Instructions



6. STREET DESIGN INSTRUCTIONS

FIGURE 4 ILLUSTRATIVE STATION ACCESS STREET VIGNETTE

INTRODUCTION6.1 Village Two has a layout that will provide routes to key destinations within the site, including public open space, playing fields, bus stops, railway station, schools and local centres and will accord with the Bedfordshire Community Safety Design Guide SPD 2005. This will help to encourage sustainable movement patterns and healthy lifestyles through facilitating easy pedestrian and cycle access.

6.2 However, careful consideration should be given to the level of permeability in the interests of community safety and avoid unnecessary public access through small housing groups that might diminish the sense of community and security of that group.

6.3 The Master Plan has been developed following extensive consultation with Bedford Borough Council and Central Bedfordshire Council as well as detailed discussions with the local Police Liaison Officer. Therefore, it is expected that developers of individual parcels give close consideration to the Regulating Plan and the framework on which these Street Design Instructions are based.

6.4 The Station Access Street and Access Streets will facilitate Safe Routes to Schools and should provide safe, direct and convenient links to the Primary School and Secondary School within Village Two.

6.5 The following pages of this section provide a clear set of street design parameters that should be used in the understanding the context of and working up reserved matters applications for individual parcels.


STATION ACCESS STREET

Target Speed 30 mph

Maximum spacing of traffic calming measures 60 - 90m

Preferred types of traffic calmingRoundabout, splitter island, priority flow chicane, material change (at junctions and crossings)*

Direct access to individual properties Yes

Bus access Yes

Typical carriageway width 6.25 m

Vehicle swept path to be accommodated HGV with 20mph design speed

Footway width 2m (3.5m as part of cycleway)

Cycleway Shared with footpath on one side

Verge Yes**

Minimum horizontal centreline radius Determined by tracking

Minimum gradient 1 in 100 or 1 in 80 on blockwork

Maximum gradient 1 in 20

Junction Radii 6 m minimum

Junction sightlines 2.4 x 43 m

Forward visibility 43 m

Street Lighting Column Height: 8m; Spacing: 30m.

Stats/ Services Within highway/ verge

FIGURE 5 STATION ACCESS STREET CROSS SECTION

TABLE 1 STATION ACCESS STREET DESIGN CRITERIA

STATION ACCESS STREET6.6 The Station Access Street (SAS) through Village Two forms part of the major east-west movement route through the Wixams settlement. It connects Village Two with the A6 and Village One to the east and Village 3 (including the town centre) and Village Four (including the new Wixams Railway Station) to the west. The SAS will be distinctive through Village Two by virtue of the green linear corridor that it traverses, with a widening in the centre to create a focal Village Green.

* Secondary features (beyond those identified in the Infrastructure Applications) will be delivered by the developer coordinated with the layout of individual parcels.

**Verge width may vary beyond width of parking bay. See Section 8 for tree specifications within verge.

Note: Appropriate boundary treatments are defined in Section 7: Frontage Design Instructions.


ACCESS STREET

Target Speed 20 mph

Maximum spacing of traffic calming measures 60 - 70m

Preferred types of traffic calming Material change (at junctions and crossings), speed control bends*


Bus access Yes

Typical carriageway width 6.25 m

Vehicle swept path to be accommodated HGV with 20mph design speed or RCV at 10mph entering/ exiting St.

Footway width 2 m**

Cycleway Within carriageway

Verge 2.4 - 8+ m***


Minimum gradient 1 in 100 or 1 in 80 on blockwork


Junction Radii 6 m****

Junction sightlines 2.4 x 25 m †


Street Lighting Column Height: 6m; Spacing: As required by detailed design.

Stats/ Services Within highway/ verge

FIGURE 6 ACCESS STREET CROSS SECTION

TABLE 2 ACCESS STREET DESIGN CRITERIA

ACCESS STREET6.7 The Access Street connects to the SAS within Village Two and provides access to the development parcels to the south not served directly from the SAS and the Primary and Secondary Schools to the north. The Access Street will be characterised by a verge and tree planting on one side of the street, which may vary from side to side as part of an integrated approach to speed restraint within the Village.

* Secondary features (beyond those identified in the Infrastructure Applications) will be delivered by the developer coordinated with the layout of individual parcels.

** Localised widening will occur opposite key facilities to 3.5m.

*** See Section 8 for tree specifications within verge.

**** Except for junction providing potential route to Southern Expansion Area.

† The junction visibility splays of a street joining a higher order street will be determined by the speed of the higher order street.



FIGURE 7 ILLUSTRATIVE ACCESS STREET VIGNETTE

Verge will switch from one side of the street to another at intervals as part of controlling traffic speeds and providing

variation in the street scene.

On street parking will be accommodated within the verge and between trees as part of meeting visitor parking requirements for the Wixams.

The carriageway width will allow the Access Street to accommodate buses and provide secondary links between Villages.


FIGURE 8 ILLUSTRATIVE SHARED SURFACE STREET VIGNETTE

Opportunities for informal landscape and visitor parking will be integrated into the

overall design of shared surface streets.

The built form, car parking provision and landscape will be integrated within shared surface streets to keep traffic speeds low and avoid opportunities for indiscriminate parking.

Visual or physical narrowing of the entrance to Shared Surface Streets will

create a intimate space with a high degree of containment.


SHARED SURFACE STREET

Target Speed 15mph

Maximum spacing of traffic calming measures < 60m

Preferred types of traffic calmingHorizontal deflection, enclosure of the street, narrowing, car parking and materials


Bus access No

Typical carriageway width Shared Surface: 4.1 - 8.8m*

Vehicle swept path to be accommodated 12m rigid axel refuse collection vehicle

Footway width Within shared surface

Cycleway On road

Verge None


Minimum gradient 1 in 80


Junction Radii Tight but locally determined by tracking

Junction sightlines 2.4 x 17m †

Forward visibility 17m


Stats/ Services Demarcated strip in shared surface

SHARED SURFACE STREET6.8 The Shared Surface Streets link the Station Access Street, Access Streets and Lanes. The Shared Surface Streets will function as shared spaces, where the layout and use of materials will ensure that vehicle speeds are minimised and pedestrian movement is given priority.

TABLE 3 SHARED SURFACE STREET DESIGN CRITERIA

* Narrowing of the carriageway to 4.1m permissible for short sections only.

** 5m only for perpendicular parking.


FIGURE 9 SHARED SURFACE STREET CROSS SECTION



FIGURE 10 ILLUSTRATIVE EDGE LANE VIGNETTE

FIGURE 11 EDGE LANE CROSS SECTION

1.5m ‘hoop top’ fencing with hedge behind will provide controlled access to greenways and open space.



EDGE LANE

Target Speed 15mph


Preferred types of traffic calming Horizontal deflection, narrowing, car parking and materials


Bus access No

Typical carriageway width Shared Surface: 4.1 - 8.8m*



Cycleway On Road

Verge 2m**




Junction Radii 4 m





TABLE 4 EDGE LANE DESIGN CRITERIA

EDGE LANE6.9 Edge Lane is the generic term given to adoptable lanes and private drives that run around the edge of Village Two and provide direct access to the properties fronting the open space and greenways. Edge Lanes will be low key, shared surface streets that will vary in width and serve a limited number of dwellings. The adoptable and private sections of the Edge Lanes will need to be designed as an integral part of the design approach to ensure that service vehicle access and walking distances to bin collection points are within acceptable distances.

* Narrowing of the carriageway to 4.1m permissible for short sections only.

** Verge will only feature in adoptable sections of Edge Lanes, not private drives.



MEWS STREET

Target Speed 15mph


Preferred types of traffic calmingHorizontal deflection, enclosure of the street, narrowing, car parking and materials.


Bus access No

Typical carriageway width4.8 to 5.5m, extending to 6m opposite garages and parking bays. Width may be reduced to 4.1m for pinch points.



Cycleway On Road

Verge None




Junction Radii 6 m





TABLE 5 MEWS STREET DESIGN CRITERIA

MEWS STREETS6.10 Mews Streets are shared surface streets and culs-de-sac that connect directly to the SAS and Access Street. The implementation of Mews Streets will be responsibility of individual developers. These streets will typified by variation in widths and as part of achieving a target speed of 15mph or less.

6.11 To ensure an appropriate overall environment for the pedestrian, the gateway to Mews Streets should be physically or visually narrowed through either a change to the building line or features within the public realm or a combination of both measures. This will help to create a strong sense of place and low traffic speed environment within Mews.


Note: Mews Streets shall comprise no more than 25 dwellings when accessed from cul-de-sacs or 50 dwellings where both entrances to the Mews Street are from streets with footpaths.

FIGURE 12 MEWS STREET CROSS SECTION



FIGURE 13 ILLUSTRATIVE MEWS STREET VIGNETTE

Truncation of views, enclosure of space and narrowing of the carriageway will form part of the Mews Street ‘toolkit’ for keeping traffic speeds low and creating a pedestrian friendly space.

Street trees will play an important role in creating an attractive and high quality environment within Mews and reducing

the prominence of the car.

Dwelling houses will form an integral part of Mews Streets, providing natural surveillance and activity.


DANE LANE6.12 Dane Lane is an existing private road serving approximately 14 existing houses. Three of the proposed land parcels will abut Dane Lane, but access to the new dwelling fronting this street will be via the development parcels. As such, a new shared surface street with an Edge Lane character will run parallel to Dane Lane behind the existing hedge, helping to maintain the character of the private street.

6.13 As a consequence, Dane Lane does not have its own Street Design Criteria. The criteria set out in relation to the Edge Lane should be used to guide the approach to access in this location.

Existing hedgerow retained

FIGURE 14 DANE LANE CROSS SECTION A-A


FIGURE 15 DANE LANE ILLUSTRATIVE LAYOUT SHOWING RELATIONSHIP OF EXISTING AND PROPOSED DWELLINGS

FIGURE 16 DANE LANE CROSS SECTION B-B

A

B

A

B



7. FRONTAGE DESIGN PARAMETERS

INTRODUCTION7.1 The key frontages within Village 2 have been coded. These will represent the most visible parts of the site to the majority of residents and visitors and therefore the need to achieve high design quality in these locations should be given particular emphasis in bringing forward reserved matters applications.

7.2 Each of the frontages has its own unique character, which has been informed by the immediate context and will play an important part in creating a legible and attractive environment. In accordance with national planning policy, the frontage design instructions focus on the key components of creating a high quality place rather than focusing on matters of architectural detail. As such, the instructions cover matters relating to:

- Building Line;

- Set-back;

- Continuity of Frontage;

- Building Type;

- Boundary Treatment;

- Parking;

- Building Heights;

- Roof and Wall Materials.

MOBILITY HOUSING

7.3 In accordance with Bedford Borough Council’s commitment to make the Borough a more accessible place to live and work, 10% of all units shall meet the requirements of Bedford Borough Council’s Mobility Housing SPD (September 2002).

COMMUNITY SAFETY

7.4 Reserved Matters Applications for Village 2 will comply with the provisions of the Bedfordshire Community Safety Design Guide. In particular, they will have regard to: the dwelling position, clearly defining public and private spaces; connectivity, balancing the degree of connectivity that is appropriate and community safety; parking provision, with parking areas integrated within the design to foster ownership of the space; commercial and non-residential development, reinforcing the distinction between the public front of the building and the private back.

SUSTAINABILITY AND RENEWABLE

ENERGY

7.5 Energy Efficient Layouts - The orientation and layout of buildings has the potential to have a significant effect on reducing the heating and cooling requirements across the Village. The opportunity to orientate dwellings within 30 degrees of south to facilitate passive solar gain and the integration of renewable energy technologies should be embraced where compatible with meeting the other requirements of this Code. It should also not be at the expense of other key sustainability considerations, including creating high quality places with a strong sense of identity.

7.6 Building orientation and design should be integrated with the approach to the public realm design. Suitable deciduous trees should be incorporated at appropriate locations within the street to provide shade and cooling in the summer and allow light penetration and opportunities for solar gain in the winter.

7.7 Energy Efficient Building Design - One of the most effective ways of reducing energy demand and therefore mitigating against the impacts of climate change is reduce the energy demand of buildings. Improving the fabric performance of buildings should be considered as the first step in achieving this aim. All building s will meet the relevant prevailing Policy and Building Regulation requirements at the time of construction.

7.8 Renewable Energy Generation - Consistent with the above instructions, building design should seek to improve the fabric performance of buildings to reduce the demand for energy. The layout should then maximise the opportunity for the incorporation of renewable energy technologies in the first instance. Thereafter, renewable energy opportunities will then be safeguarded through the orientation of roofs either on the main building or garages where appropriate and consistent with other objectives to ensure orientations within 30 degrees of south.

7.9 Water Use and Recycling - The principles of the SUDS management train should be respected with opportunities for on plot infiltration, attenuation and reuse considered in advance of local and site wide solutions. This may take a variety of forms including the specification of permeable surface materials where applicable and water butts within gardens. Within dwellings, demand for water can be managed and water consumption reduced by the specification of efficient appliances and water saving fittings.

7.10 Waste Recycling - Provision shall be made for the storage or waste recycling receptacles to meet the collection regime in convenient and visually unobtrusive locations to maximise opportunities for recycling.


VILLAGE GREEN… the village Green will have a strong informal character with variation in building line and setback with varied spacing between buildings and mix of building typologies…

ACCESS STREET… Access Streets will be defined by their variety, including a mix of building types, storey heights, parallel and perpendicular ridge line and roof forms…

SHARED SURFACE STREET… Shared Surface Streets will be characterised by typically 2 storey dwellings with modest set-backs and front gardens, integrating parking and street trees to create an intimate, pedestrian friendly space…

RURAL EDGE…The essential character of the Rural Edge lies in its informality, with an organic structure, varied building line and strong landscape structure…

PARKSIDE…A unique formal character will typify the Parkside edge with consistency of setback, building heights within groups, roof forms, materials, boundary treatment and tree spacing…

DANE LANE…Development fronting Dane Lane will respect the character of the existing private street through the application of 2 storey building heights and detached typologies and soft boundary treatments….


KEY BUILDINGS/ FOCAL SPACES

7.11 Consistent with best practice and the principles contained in the Central Bedfordshire Design Guide (2014), key buildings, building groupings and landmarks can make an important contribution to the legibility and character of a place. As such key buildings will be appropriate in the following locations:

- At the convergence of routes;

- Important spatial locations, such as gateways, focal spaces and the termination of views or vistas;

- Where ground level uses generate activity, such as schools and mixed use areas.

7.12 Focal points and key building groupings should be distinguished from adjacent areas by virtue of their scale, massing and should provide positive definition and enclosure of the space.

7.13 Key building and landmarks should be identifiable through one or more of the following components:

- Scale;

- Massing;

- Architectural style;

- Detailing;

- Materials.

7.14 The application of one or more of the above devices should be determined with consideration to the role the key building plays in the wider street scene to create a coordinated and cohesive design response.

7.15 Key buildings of 3 storeys that are situated in locations which don’t accord with the above principles are unlikely to be acceptable.


STREET SCENE COMPOSITION

7.16 The location of 3 storey key buildings and 2.5 storey buildings should be carefully considered as part of the overall street scene. Buildings above 2 storeys should perform a wider townscape function that contributes to place-making, such as through the enclosure of space, reinforcing the character of an area or providing a transition to focal spaces. Street elevations with taller buildings that cannot justify their townscape function are unlikely to be acceptable.

APARTMENTS

7.17 Apartments have the ability, if well situated, to contribute to the richness of the street scene and perform important townscape functions. The location of apartments should therefore have regard to the following principles:

- Apartments should be designed as part of the overall street composition and contribute to the place-making function of the street;

- Can be particularly appropriate as key buildings by virtue of their scale and opportunity to maintain continuity of frontage around corners;

- Should typically be located at the convergence of routes; as part of gateways, focal spaces and as a means of terminating views and vistas.

7.18 The form and massing of apartments should be articulated to conform with the Place-making Principles and Elevational Design Considerations of the Central Bedfordshire Design Guide (2014). In particular, the massing should be broken down into its component parts; integrate ‘shallow modelling’ techniques to enliven the facade with light and shadow; provide positive definition of corners; and contribute to continuous or semi-continuous frontages as part of providing positive enclosure and definition of streets and spaces.

7.19 Parking should be carefully integrated as part of the overall street scene and should be designed so that it is attractive, safe and convenient. Parking may be accommodated within private courtyards to the rear of the apartments or to the front or a combination of both. Where parking is accommodated within rear courts, the following design principles should be adhered to:

- The court should be designed as a clearly private space and should not incorporate visitor parking, which should be provided on-street;

- Tree and shrub planting should be incorporated as an integral part of the design approach to soften the parking court and should be provided in addition to private amenity space;

- Parking should not compromise the usability and quantum of private amenity space;

- Where the parking court is not gated, habitable rooms should overlook the parking court to provide natural surveillance;

- Materials should contribute to the intimate feel of the space and be distinct from the public realm. Bound and unbound gravel surface dressing, concrete or clay block paving, granite or concrete setts may all be appropriate.

7.20 The design principles set out above for courtyards associated with apartments are also appropriate for courtyards elsewhere serving groups of dwellings.

RELATIONSHIP TO GREEN LINKS/ GREENWAYS

7.21 Greenways surround Village Two and therefore the relationship between development and open space is important in delivering a high quality, attractive and sustainable environment for the future. As such, all development should positively front onto and overlook adjacent greenways.

7.22 To design out the opportunity for crime and fear of crime, pedestrian access to greenways will be restricted to a select number of access points as defined by the Regulating Plan (Figure 3). Nonetheless, habitable rooms of dwellings shall overlook the greenway and front doors shall typically be located on the main facade overlooking the greenway. Front doors shall be accessed via shared surface streets between the building line and the secure boundary to the greenway. Gable ends may occasionally front onto the greenway but these shall not compromise a defensible boundary between the public and private realm and should have windows of habitable rooms within the gable.

RELATIONSHIP TO STRATEGIC LANDSCAPE

7.23 Landscape buffer strips and landscape screening are occasionally required to separate existing uses from new development within Village Two. The relationship between the existing dwellings on Dane Lane and the adjacent proposed residential uses is a pertinent example.

7.24 Where buffer planting is provided between existing and proposed residential uses, the buffer planting should be enclosed by rear or side garden boundary treatments to securely enclose this space. Where the buffer planting intersects with the public highway, 1.8 metre high railings or visually permeable fence with gate should be provided to facilitate maintenance access and allow vegetation to grow through to create an attractive interface with the public realm. The ownership and maintenance mechanism should be clearly established concurrent with the design of the space such that the successful ongoing management of these spaces is secured.


VILLAGE GREEN

BOUNDARY TREATMENT: MIX OF HEDGES, TIMBER PICKET FENCE AND ESTATE STYLE RAILINGS

BUILDING HEIGHTS: PREDOMINANTLY 2 STOREY WITH SOME 2.5 AND 3 STOREY UNITS

KEY BUILDING (IN VIEWS ACROSS VILLAGE GREEN)

SET-BACK: VARIED

RIDGE LINE: TYPICALLY PARALLEL RIDGE LINE WITH OCCASIONAL PERPENDICULAR RIDGE LINE TO ACCENTUATE LANDMARKS

BUILDING TYPE: MIX OF TERRACED, SEMI DETACHED AND DETACHED ACROSS KEY FRONTAGE AS A WHOLE

… THE VILLAGE GREEN WILL HAVE A STRONG INFORMAL CHARACTER WITH VARIATION IN BUILDING LINE AND SETBACK WITH VARIED SPACING BETWEEN BUILDINGS AND MIX OF BUILDING TYPOLOGIES…

Note: Key Buildings (3 storey units) should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.


CODING

BUILDING LINE - Varied.

SET-BACK - Varied.

CONTINUITY OF FRONTAGE

- Typically discontinuous. Varied spacing between.

BUILDING TYPE - Mix of terraced, semi detached and detached.

BOUNDARY TREATMENT* - Hedge, timber picket fence, estate style railings.

PARKING - Typically on plot., but may include some on street allocated provision.

BUILDING HEIGHTS - Predominantly 2 storey but with some 2.5 and 3 storey units.

MATERIALS**

ROOF - Primary: Plain tile (with variation from reds and browns to buff).

WALL - Primary: Red brick and white gault brick.

CONTINUITY OF FRONTAGE: TYPICALLY DISCONTINUOUS. VARIED SPACING BETWEEN

PARKING: TYPICALLY ON PLOT, BUT MAY INCLUDE SOME ON STREET ALLOCATED PROVISION

KEY BUILDING (AT INTERSECTION OF ROUTES)

FIGURE 17 ILLUSTRATIVE LAYOUT

N

* The composition of different boundary treatment typologies should be carefully arranged within the street scene as a whole to create an informal, almost random, appearance redolent of the traditional interface between built form and public open space.

** Materials should be consistent with Central Bedfordshire Design Guide 2014 and Historic Environment Supplement, which provides a palette of traditional materials appropriate to the Wixams.

LEGEND


PARKING: TYPICALLY ON PLOT

BUILDING HEIGHTS: TYPICALLY 2 STOREY, LIMITED 2.5 STOREY

SET-BACK: VARIED

RIDGE LINE: MIX OF PARALLEL AND

PERPENDICULAR RIDGE LINES

BUILDING TYPE: MIX OF TERRACED, SEMI DETACHED AND DETACHED ACROSS KEY FRONTAGE AS A WHOLE

GABLE FRONTED UNITS A COMMON FEATURE

BOUNDARY TREATMENT: RAILINGS; LOW WALL AND HEDGE; OR HEDGE

… ACCESS STREETS WILL BE DEFINED BY THEIR VARIETY, INCLUDING A MIX OF BUILDING TYPES, STOREY HEIGHTS, PARALLEL AND PERPENDICULAR RIDGE LINE AND ROOF FORMS…

CONTINUITY OF FRONTAGE: DISCONTINUOUS WITH VARIED SPACING BETWEEN

ACCESS STREET

Notes: Gable fronted units should be designed to accord with the requirements of Section 5.12 the Central Bedfordshire Design Guide 2014 - ‘Elevational Design Considerations’

Key Buildings should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.

LEGEND


CODING

BUILDING LINE Varied.

SET-BACK* Varied.


Discontinuous. Varied spacing between.

BUILDING TYPE Mix of terraced, semi detached and detached.

BOUNDARY TREATMENT

Railings; low wall and hedge; or hedge.

PARKING Mix of on plot, on street and within courts. **

BUILDING HEIGHTS Typically 2 storey, limited 2.5 storey.

MATERIALS**

ROOF Primary: Plain tile (with variation from reds and browns to buff).

WALL Primary: Red brick.


N

* Where on-plot parking is provided to the front of dwellings, set-backs should be sufficient to not infringe upon the pedestrian footway . Parking to the front of dwellings should be provided as part of a balanced mix of parking typologies and should not dominate the street-scene.


KEY BUILDING (AT INTERSECTION OF ROUTES)

Note: Key Buildings should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.


….SHARED SURFACE STREETS WILL BE CHARACTERISED BY TYPICALLY 2 STOREY DWELLINGS WITH MODEST SET-BACKS AND FRONT GARDENS, INTEGRATING PARKING AND STREET TREES TO CREATE AN INTIMATE, PEDESTRIAN FRIENDLY SPACE…

SHARED SURFACE STREET

BUILDING TYPE: MIX OF TERRACES, SEMI DETACHED AND DETACHED UNITS, OFTEN LINKED TO PROVIDE ENCLOSURE TO THE STREET

BUILDING HEIGHTS: TYPICALLY 2 STOREY BUILDING HEIGHTS WITH KEY BUILDING OPPORTUNITIES AT INTERSECTIONS WITH ADJACENT STREETS

LEGEND



N

BOUNDARY TREATMENT: SOFT PLANTING AND HARD SURFACING TO CREATE A DEFENSIBLE SPACE

PARKING: A MIX OF ON PLOT AND ON STREET PARKING INTEGRATED WITH STREET

TREES AND DESIGNED TO HELP REDUCE VEHICULAR SPEEDS

RIDGE LINE: A MIX OF PARALLEL AND PERPENDICULAR RIDGE LINES

CODING

BUILDING LINE Typically consist building line with occasional variation, particularly associated with key buildings as part of providing enclosure to streets.

SET-BACK Set-backs from curtilage to building face will vary as part an integrated approach to parking an speed restraint.


The overall impression will be of a near continuous frontage through use of terraces, linked semi detached and linked detached units (see below).

BUILDING TYPE Mix of short terraces, semi detached and detached units.

BOUNDARY TREATMENT*

Soft planting and hard surfacing to create a defensible space.

PARKING On plot and on street.

BUILDING HEIGHTS Typically 2 storey.

MATERIALS**

ROOF Primary: Plain tile (with variation from reds and browns to buff).

WALL Primary: Red brick.

* Boundary treatments to private spaces should comprise walls where they are adjacent to the public realm.


CONTINUITY OF FRONTAGE: DISCONTINUOUS WITH

VARIED SPACING BETWEEN

BOUNDARY TREATMENT: HEDGES, PARTICULARLY TO THE OUTER BOUNDARY OF PRIVATE DRIVES

BUILDING HEIGHTS: 2 STOREY WITH SOME 2.5 STOREY

SET-BACK: SIGNIFICANT VARIATIONS IN SET-BACK

RIDGE LINE: TYPICALLY PARALLEL

RIDGE LINE

BUILDING TYPE: TYPICALLY DETACHED. OCCASIONALLY SEMI DETACHED OR TERRACED ACROSS KEY FRONTAGE AS A WHOLE

…THE ESSENTIAL CHARACTER OF THE RURAL EDGE LIES IN ITS INFORMALITY, WITH AN ORGANIC STRUCTURE, VARIED BUILDING LINE AND STRONG LANDSCAPE STRUCTURE…

RURAL EDGE

Notes: Key Buildings should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.

Integral bird/bat bricks should be incorporated into buildings on the Rural Edge to enhance biodiversity.


KEY BUILDING (IN VIEWS ACROSS GREENWAY)

PARKING: ON PLOT, TYPICALLY BEHIND THE BUILDING LINE


CODING

BUILDING LINE - Varied.

SET-BACK - Varied.


- Discontinuous. Varied spacing between.

BUILDING TYPE - Typically detached. Occasionally semi detached or terraced.

BOUNDARY TREATMENT* - Hedge to create a defensible space, including the outer boundary of private drives.

PARKING - On plot, typically behind the building line.

BUILDING HEIGHTS - 2 and 2.5 storey.

MATERIALS**



N

LEGEND


*Hoop-top style fencing or similar will define the edge of the adjoining open space with pedestrian/ cycle access restricted to the points identified on the Regulating Plan.



CONTINUITY OF FRONTAGE: DISCONTINUOUS. TYPICALLY EQUAL SPACING BETWEEN

BOUNDARY TREATMENT: CONSISTENT USE OF RAILINGS

BUILDING HEIGHTS: GROUPINGS OF 2 OR 3 STOREYS

SET-BACK: CONSISTENT

RIDGE LINE: HIPPED ROOFS WITH PARALLEL RIDGE LINE

BUILDING TYPE: SEMI DETACHED AND DETACHED ACROSS KEY FRONTAGE AS A WHOLE

…A UNIQUE FORMAL CHARACTER WILL TYPIFY THE PARKSIDE EDGE WITH CONSISTENCY OF SETBACK, BUILDING HEIGHTS WITHIN GROUPS, ROOF FORMS, MATERIALS, BOUNDARY TREATMENT AND TREE SPACING…

PARKSIDE

Note: Whilst consistency of set-back, form, spacing and heights within groups are key components in delivering a strong, distinct formal character, this consistency should be balanced with variation in detailing and materials to ensure an interesting and visually rich street-scene composition is delivered.

Key Buildings should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.

LEGEND


CODING

BUILDING LINE - Consistent.

SET-BACK - Consistent.


- Discontinuous. Typically equal spacing between.

BUILDING TYPE - Semi detached and detached.

BOUNDARY TREATMENT* - Consistent railings

PARKING - On plot behind the building line.

BUILDING HEIGHTS - Groupings of 2 or 3 storeys.

MATERIALS**


WALL - Primary: Red brick and white gault brick.PARKING: ON PLOT BEHIND THE BUILDING LINE


N

*Hoop-top style fencing or similar will define the edge of the adjoining open space with pedestrian/ cycle access restricted to the points identified on the Regulating Plan.



CONTINUITY OF FRONTAGE: DISCONTINUOUS WITH VARIED SPACING BETWEEN

BOUNDARY TREATMENT: GATES AND HEDGES

PARKING: ON PLOT

BUILDING HEIGHTS: 2 STOREY

SET-BACK: CONSISTENT

RIDGE LINE: MIX OF PARALLEL AND PERPENDICULAR RIDGE LINE

BUILDING TYPE: DETACHED ACROSS KEY FRONTAGE AS A WHOLE

…DEVELOPMENT FRONTING DANE LANE WILL RESPECT THE CHARACTER OF THE EXISTING PRIVATE STREET THROUGH THE APPLICATION OF 2 STOREY BUILDING HEIGHTS AND DETACHED TYPOLOGIES AND SOFT BOUNDARY TREATMENTS…

DANE LANE

Note: Key Buildings should be located to comply with the principles set out in the general Frontage Design Instructions (p30) within this Code.

LEGEND


CODING

BUILDING LINE - Strong building line.

SET-BACK - Consistent.


- Discontinuous.

BUILDING TYPE - Detached.

BOUNDARY TREATMENT

- Hedge and gates

PARKING - On plot.

BUILDING HEIGHTS - 2 storey.

MATERIALS*




N

* Materials should be consistent with Central Bedfordshire Design Guide 2014 and Historic Environment Supplement, which provides a palette of traditional materials appropriate to the Wixams.


8. PUBLIC REALM DESIGN INSTRUCTIONS

8.1 The public realm is coded by street type and should therefore be read in conjunction with the Street Design Instructions in Section 6 of this Code. These instructions do not seek to code every element of the public realm but focus on the key components that have a significant influence on the character and perception of spaces and streets.

8.2 The role of street trees is often neglected or overlooked in the design of successful public spaces. The spatial arrangement of trees, whether formal or informal, frequency, height, habit and colour all make a significant contribution to the character, quality and legibility of the public realm. The species identified in the following pages have been carefully chosen to reinforce the street hierarchy, character of the frontage and help orientate people within the development.

8.3 The surface materials respond to the character of the street and function within the street hierarchy. Mews streets, for example, will have a block paving finish which clearly signals to pedestrians and motorists that this is a shared surface space where both users have equal rights.

8.4 The public realm design instructions reinforce the character expressed in the frontage design parameters and cover the following components:

- Surface Materials;

- Tree Species;

- Boundary Treatments.

8.5 The selection of trees at the Wixams should have regard to Section 2 ‘Green Infrastructure’ of the CBC Design Guide 2014, which advocates that new planting includes a mix of species to reduce the effect of disease and climate change. Planting specifications at the Wixams should also take the opportunity to include locally characteristic trees of the Clay Valleys as set out in the Design Guide. The selection of species should also be guided by the following factors:

- Tolerance to local soil conditions;

- Ability to grow to maturity within the context of adjacent buildings and underground services;

- Will not create excessive nuisance or likely to pose future risks to property or structure;

- Have minimal long term management requirements;

8.6 The trees and specifications set out in the table provide an indication of likely appropriate species but these may be reviewed, particularly once local soil conditions are established. All planting will need to meet the adopting Council’s requirements and standards.

INTEGRATION OF PUBLIC ART

8.7 Public art should be considered as an integral part of the design of each Village at the earliest possible stage to ensure artistic features are embedded into the design approach. This will be guided by a Wixams wide Public Art Strategy to be produced and agreed with the local planning authorities. The Strategy will recognise the requirements of the Section 106 Agreement to ensure a co-ordinated strategic approach across the Villages.

8.8 As a minimum, it will address the following key principles:

- Purpose and benefits;

- Opportunity for artist involvement;

- Potential locations within the public realm and on public buildings;

- Variety of art forms, including passive and active recreation opportunities;

- Future care and maintenance;

- Phasing.

8.9 As lead developer, Gallagher Estates envisage bringing forward infrastructure applications for key streets, spaces and greenways and delivering the infrastructure framework. As such, there is an opportunity for strategic public art interventions to be accommodated as an integral part of the design approach for these areas in accordance with the Public Art Strategy.

Note: Acer platanoides (Maple) shall not include the purple leafed form of the tree.

The same avenue tree type should be used along the length of the Station Access Street within each Village to aid legibility and way-finding.


STATION ACCESS STREET

PUBLIC REALM MATERIALS

TYPOLOGY SPECIFICATION

PRIMARY OCCASIONAL

Road Tarmac Concrete Block Paving (as part of traffic calming features/ crossings)

Kerbs Textured Kerb

Drainage Kerbs and Gullies

Footpaths Tarmac Paving Slabs/ Block Paving (within feature areas)

Parking Squares/ Parking Courts Concrete Block Paving Concrete Setts Bound Gravel

TREE SPECIES


STANDARD GIRTH (CM) HEIGHT (M)

Acer platanoides (Maple) Extra Heavy Standard 14-16 and 18-20 4-5

Carpinus betulus (Hornbeam) Extra Heavy Standard 14-16 and 18-20 4-5

Tilia cordata (Lime) Extra Heavy Standard 14-16 and 18-20 4-5

FRONT BOUNDARY TREATMENT


HEIGHT (M) SPACING (CM)

Estate Railings 1.5

Clipped Hedge 0.6-0.8 DOUBLE STAGGERED ROWS AT 50CM SPACING


ACCESS STREET



PRIMARY OCCASIONAL

Road Tarmac Concrete Block Paving (as part of traffic calming features/ crossings)

Kerbs Textured Kerb

Drainage Kerbs and Gullies

Footpaths Tarmac Paving Slabs/ Block Paving (within feature areas)


TREE SPECIES



Tilia tomentosa ‘Brabant’ (Lime) Extra Heavy Standard 14-16 and 18-20 4-5

Prunus ‘Sunset Boulevard’ (Cherry) Extra Heavy Standard 14-16 and 18-20 4-5

Sorbus aucuparia ‘Sheerwater seedling’ (Rowan)

Extra Heavy Standard 14-16 and 18-20 4-5



HEIGHT (M) SPACING (CM)

Low wall* with Clipped Hedge 0.3*



SHARED SURFACE STREET/ MEWS



PRIMARY OCCASIONAL OPTIONAL

Road Concrete Block Paving Stone/ Concrete Setts Bound Gravel

Kerbs Flush Stone/ Concrete Setts Surface Dressed Tarmac

Drainage Stone/ Concrete Setts and Gullies

Footpaths Concrete Block Paving


TREE SPECIES



Acer freemanii (Maple) Extra Heavy Standard 14-16 and 18-20 4-5

Prunus x Schmittii (Cherry) Extra Heavy Standard 14-16 and 18-20 4-5

Crataegus x laveallei (Hawthorn) Extra Heavy Standard 14-16 and 18-20 4-5



HEIGHT (M) SPACING (CM) DENSITY

Shrub Planting 4M2 and 3L pot size



EDGE LANE



PRIMARY OCCASIONAL

Road Concrete Block Paving

Kerbs Flush Stone/ Concrete Setts

Drainage Stone/ Concrete Setts and Gullies

Footpaths Concrete Block Paving

TREE SPECIES



Betula pendula (Silver Birch) Extra Heavy Standard 14-16 and 18-20 4-5

Tilia x europaea (Lime) Extra Heavy Standard 14-16 and 18-20 4-5

Salix alba (‘White Willow) Extra Heavy Standard 14-16 and 18-20 4-5

Crataegus x laveallei (Hawthorn) Extra Heavy Standard 14-16 and 18-20 4-5



HEIGHT (M) SPACING (CM) DENSITY

Shrub Planting 4M2 and 3L pot size


Estate Railings 1.5

Hoop-top Railings 1.5


‘...WHITE WILLOW, CRACK WILLOW, ASH

AND LIME WILL FORM A KEY PART OF THE GREENWAYS ONTO

WHICH THE EDGE LANES FACE...’


GREEN INFRASTRUCTURE

8.10 Landscape and open space is identified as one of the key driving forces in shaping the new Wixams settlement. The Wixams Landscape Strategy 2005 articulates a landscape vision that: integrates the development form into the surrounding rural environment; helps to define distinct, self-contained villages; assists in creating a distinct character for each village; and provides high quality, accessible open space for people to enjoy. The landscape framework focuses on gateways, greens and parks, green lanes and greenways.

8.11 This Design Code recognises the importance of the landscape framework to The Wixams and respects the principles set out in the 2005 Landscape Strategy. As such, it identifies those key spaces within the Village and gateways at the entrance to the Village that are important in contributing to the legibility and place-making function of the settlement. Consistent with the purpose of a Design Code as set out in the National Planning Policy Framework and Planning Practice Guidance, this document does not focus on the detail of these spaces but guides the overall relationship of development to the landscape.

8.12 Between the Wixams Villages, the Greenway and open space framework provides the most distinctive structuring component of The Wixams, from which much of the character and identity of the town is derived. As well defining the villages, the greenways accommodate a wide range of leisure and recreational amenities, they serve a hydrological and ecological enhancement function, and accommodate shelter belts ameliorating the effects of wind on adjacent activity and development. As ‘master developer’, it is anticipated that Gallagher Estates submit reserved matters applications and deliver this strategic open space. This will be substantially in accordance with the approved Landscape Strategy and the components contained therein. The following illustrative cross sections show some of the key components that the greenways may accommodate and their relationship to adjacent development and are intended as a starting point for detailed discussions at the reserved matters stage.

FIGURE 23 ILLUSTRATIVE GREENWAY CROSS SECTION A

FIGURE 24 ILLUSTRATIVE GREENWAY CROSS SECTION B

FIGURE 25 ILLUSTRATIVE GREENWAY CROSS SECTION C

DESIGN CODE REVIEW PROCESS

9. Implementation and Review Process



9. IMPLEMENTATION AND REVIEW PROCESS

IMPLEMENTATION9.1 Design Codes are acknowledged as a powerful tool in delivering high quality development. The production of design codes in themselves, however, are only part of a process that needs to focus on quality in order to ensure the outcomes demanded by the NPPF. Central to delivering this quality is the extent to which the Code is understood and followed by designers working on reserved matters applications, and the extent to which the proposals are assessed against the content of the Code. Clearly, there is an important role for both the developer and the local authority in this process.

9.2 The role of the Design Code is not to be overly prescriptive and specify particular type of materials and detailing. As such there is no substitute for designers working up reserved matters applications to take inspiration from local character such that matters of detail relating to proportions, depths, pitches, detailing and types of materials reinforce sense of place. Equally, the Local Planning Authority must be robust in their decision making process to ensure the high quality design all parties aspire to is delivered with Village 2.

MONITORING AND REVIEW9.3 It is recognized that there is a need to monitor and review the Code as development proceeds on this site. It is recommended that an opportunity for formal review of the Code should take place after the completion of the 150th and 300th units. This provides for two formal reviews of the Code during the development and allows for lessons learned during the implementation of the Code during initial reserved matters applications to inform the preparation reserved matters for subsequent phases.

9.4 Outside of the formal review mechanism, there may be circumstances where a designer, working up proposals in accordance with the Code, feels that a building or group of buildings could better contribute to the quality and identity of the development by localised deviation from the Code. In these circumstances a strong rationale and justification for the approach being proposed is recommended in conjunction with early discussions with Bedford Borough and Central Bedfordshire Councils. Exemptions from the Code will only be allowed in exceptional circumstances.