105. This chapter is concerned with the quality of development
and includes a range of policies which relate to the appearance of
buildings, spaces and townscape. Although most development occurs
in the urban areas, the design of buildings in the countryside
should ensure that landscape character is conserved especially
within the vicinity of the Chichester Harbour Area of Outstanding
Natural Beauty. These policies respond to the design approach to
planning embodied in Planning Policy Statement 1: Delivering
Sustainable Development (
PPS1) and in other
publications notably By Design, the Urban Design Compendium, and
Better Places to Live. The aim is to promote the design objectives
contained in such good practice guidance by, for example,
reinforcing local distinctiveness, variety in the built environment
and the most effective development of land in the interests of
sustainability. Where necessary the policies will be complemented
by planning guidance including briefs for individual sites. Briefs
will be required to create places which have their own distinct
identity and are integrated into the wider locality. The
preparation of detailed briefs is referred to more fully in the
Implementation Chapter. A Public Realm Design Framework has been
adopted by the Borough Council as a tool for Development Control
and to set standards for regeneration and development. An Urban
Design Framework has been adopted to guide the renewal of
Waterlooville Town Centre and for use in Development Control. An
Urban Design Framework is also being prepared for Havant Town
Centre.
106. Urban design is relevant in order to promote the identity
and character of each of the Borough's component districts. These
comprise the following:
Waterloo and Stakes
Purbrook
Cowplain and Hart Plain
Leigh Park (Barncroft, Warren Park, Battins and
Bondfields)
Bedhampton and St Faiths
Emsworth
Hayling Island
Each of these districts comprises a variety of places
including centres, housing and open space.
107. The Borough Council seeks to complement and reinforce the
structure, appearance and character of the built environment with
particular regard to the contribution of designs to the:
(i) Borough's seven main districts and their
constituent places.
(ii) Image of the Borough when viewed from the
road system and rail corridors.
(iii) Attraction and townscape quality of the town,
district and local centres.
(iv) Seafront at Hayling Island.
(v) Other areas with a water frontage.
(vi) Character of the villages on Hayling Island.
(vii) Enhancement of the major housing estates and
suburbs.
(viii) Setting of open spaces and Strategic Gaps.
The Borough Council regards these as locations for good
quality development and for a variety of small scale and major
environmental improvements.
108. It is helpful when assessing proposals if applicants
produce a short statement, illustrated with plans, diagrams and
photographs, setting out the design issues and principles which
have been taken into account and how these have informed the
design. Statements should take into account the relationship of the
proposed development with the surrounding land, buildings, uses and
access into and through the site. These statements are particularly
relevant for sites:
- Within ,or affecting the setting of, conservation areas.
- Where there are other policies relating to the special
character of an area, for example strategic gaps and sites on the
coast and harbours.
- Near or visible from a listed building.
- Visible from main roads, railways and junctions.
D1 HIGH QUALITY DESIGN
Development will be permitted
provided it achieves [in terms of siting, massing, scale,
proportion, alignment, rhythm, layout, materials (finishes,
details, features) spaces and views] all of the
following:
(i) Creates an attractive
environment that has its own distinctive identity but which
respects and enhances local character.
(ii) Ensures the efficient use
of land.
(iii) Provides safe and
convenient access to facilities and public
transport.
(iv) Does not adversely affect
the amenities of occupiers of neighbouring
properties.
(v) Includes existing built and
natural features such as trees, walls, watercourses and historic
boundaries.
(vi) Reduces the possibility of
crime or anti-social behaviour.
(vii) Maximises solar gain and
energy conservation.
(viii) Maximises water
conservation and utilises sustainable urban drainage
systems.
109. This policy encourages proposals
which respond to the local context rather than off-the-peg designs
or poor imitations of architectural styles. Designs should
interpret the opportunities presented by the site and its setting
to create sustainable, locally- distinctive development which
complements the existing character of the area. By focusing
attention on the structure, appearance and character of the built
environment this policy aims to make it easier for people to
acquire a clear image of their surroundings. The implementation of
this policy will require townscape appraisals and the adoption of
planning guidance including design guides, design frameworks and
development briefs. Legal agreements may also be sought to secure
the maintenance and operation of some of the policy requirements.
Consultation with planning officers is advised, and in relation to
criterion (viii) with the Environment Agency, at an early stage in
the preparation of planning proposals.
110. The appearance of buildings has a
significant effect on townscape and influences the image of the
Borough as a place to invest in and visit. A key requirement is the
relationship of new development with existing buildings and the
layout of public spaces which should be distinctive and impressive.
Good design should also create a townscape with variety and
interest and is particularly relevant for maintaining the
environment for existing residents. However, it is essential that
designs do not simply reaffirm existing low density patterns of
development since they use land ineffectively and would increase
urban sprawl if repeated on greenfield sites on the edge of the
built-up area. Good quality designs also contribute to regeneration
and the viability of town, district and local centres. The
frameworks for guiding improvements and developments in Havant and
Waterlooville Town Centres and the Creating Quality Places project
in Leigh Park are based firmly on urban design.
111. The design qualities identified in
the policy can be clarified as follows:
Siting
Refers to the way a development relates
to other buildings and adjoining routes and open spaces.
Massing
Is the three dimensional arrangement of
component parts of a building including height, bulk and silhouette
in relation to neighbouring development and spaces.
Scale
Is the size of a building and all its
parts relative to the human being and other buildings.
Proportion
Refers to the relationship between parts
of a building, the ratio of solid to void in the facade and the way
the windows are arranged.
Alignment
Continuous building lines, for example,
provide enclosure for public spaces.
Rhythm
Is the arrangement and size of elements
of the facade.
Layout
This provides the basic plan for the
form and uses of a development.
Materials
Materials determine the colour and
texture of a building. Combined with well-designed details and
features, such as opening2, bays and balconies, materials
contribute significantly to local distinctiveness.
Space
This refers to the public realm defined
by the building development and includes streets, avenues, squares
and parks.
Views
Views of well-designed buildings can
contribute to the image of the Borough.
112. The potential for achieving these
qualities is greater in higher density designs in contrast to
standardised suburban developments. Even where a distinctive
townscape character exists, designs should not simply copy existing
development although this approach has been successful in some
places. Development built in a modern style may fit satisfactorily
into an older environment provided the other qualities have been
interpreted to accord with the character of the existing
development.
113. This policy also refers to
extensions and alterations since these can have a detrimental
effect on the character and appearance of the surrounding area. The
main points to consider in applications for alterations and
extensions, including porches, dormers, garages and carports, are
contained in the Borough Council's Development Control Advice Note
No.7: Home Extensions A Design Guide.
114. Guidelines contained in
publications such as Secured by Design show how crime can be
discouraged by the layout and form of development, thus reinforcing
initiatives such as Neighbourhood Watch. There may be potential for
additional deterrents including straightening approaches to subways
or the siting of housing so that it overlooks shopping streets and
bus stops. However, it is important to balance crime prevention
with other design objectives such as local identity and linkage
with existing routes to improve the accessibility of the
surrounding area.
115. Aspects of design relating to
energy efficient development are within the control of other
legislation. However, the design and layout of development can be
influenced by planning control. These aims will have to be balanced
with such factors as visual amenity and the interests of
neighbouring uses.
D2 CO-ORDINATION OF DEVELOPMENT
Proposals will only be
permitted where they do not prevent the development of adjacent
sites or comprehensive, co-ordinated schemes.
116. Proposals should not prevent future
access to potential development sites or prejudice schemes since it
is important that the most effective use is made of scarce urban
land.
D3 PUBLIC SPACES
Development will only be
permitted where it:
(i) Retains, improves and/or
creates contrasting enclosed spaces appropriate to the
proposal.
(ii) Links these spaces with
others in the area where appropriate.
(iii) Is positioned and designed
to provide enclosure for existing and new spaces.
(iv) Includes well designed and
robust street furniture.
(v) Includes appropriate paving
and/or tree and shrub planting.
(vi) Includes a means of
enclosure which is of a high standard of durability and appearance
and retains traditional boundary features.
(vii) Ensures that the design of
parking areas contribute to the spatial character of the proposed
development.
In very large schemes that
impact on public spaces the Council will negotiate with the
developer to commission art and craft work which will enhance the
distinctiveness of the public space. The Council will seek an
agreement under section 106 of the Town and Country Planning Act,
1990, for the developer to contribute up to 1 per cent of the
capital cost of the development.
117. Many places, especially in historic
towns, are characterised by human scale which results from the
enclosure of spaces by buildings. Enclosure and building form
combined with the design of the spaces themselves have been
recognised as essential for providing a strong sense of identity.
Although many of the spaces to which this policy refers will be
paved it applies equally to greenspaces including those along the
streams which are a characteristic feature of the Borough.
118 The connection of spaces in new
development with those in the neighbouring area also contributes to
making proposals more acceptable, especially where a link can be
established to a school or local centre. Paving and street
furniture which wears well also has an important role since a
rundown appearance will detract significantly from the qualities of
the space.
119. The lack of clearly defined spaces
in many suburban housing layouts often results in a poor
residential environment and an undistinguished sense of place. The
relationship between buildings and the spaces they enclose is an
essential requirement in the design process in order to contribute
to the appearance and upgrading of suburban estates.
120. Small changes can cumulatively have
a significant effect on the appearance of the Borough, especially
along the main road network. Walls, hedges, fences and railings add
to the variety and neatness of the townscape. For this to be
achieved, however, requires the boundary treatment to wear well so
that it cannot, for example, be easily vandalised. The selection of
the boundary treatment should have regard to the locality, although
imaginative designs may be appropriate for some sites.
121. Car parking will be the purpose of
a number of spaces. How this is achieved will determine the
townscape quality of developments. The nearness of parking spaces
to housing and the extent to which they are overlooked are
important considerations for reasons of convenience and security.
By limiting the number of spaces it is possible to reduce the
dominating effect of cars on the appearance of the residential
environment while ensuring that they are overlooked.
122. The design of public spaces can be
enhanced significantly by public art including specially designed
street furniture. This is not only of significant benefit to the
public realm but may also increase the capital value of a
developer's scheme. The Borough Council is interested in
commissioning artists and craftspeople to contribute to larger new
developments with the intention of helping to create a sense of
place. For the purpose of this policy larger schemes are defined as
residential development of more than 100 dwellings;
employment/industrial development of more than 10,000m²; retail
development of more than 5,000m² or leisure development of more
than 2,000m².
D4 ADVERTISEMENTS AND
SIGNS
Consent for signs and
advertisements will be granted provided that they would not cause
an excessive visual impact or be likely to adversely affect highway
safety. In conservation areas and the countryside proposals will
only be permitted if they do not diminish the distinctive qualities
to be conserved and are unobtrusive.
123. The Council recognises the need for
adequate advertising and signing to communicate information and
directions. Whether proposals are appropriate will vary from area
to area, depending on the effect on character and safety. Intrusive
advertisements and their proliferation mar the appearance of the
countryside and townscapes especially those of conservation
quality.