Design Checklist Design and Landscape SPD

South Gloucestershire Design Checklist : August 2007
Adopted August 2007

The South Gloucestershire
Some Useful References and Waste Audits
South Gloucestershire Council SPG (July 2002)
Design Checklist
Links
The following is a selective list of references and links
that are useful in designing development proposals. It
Explains what is required of a waste audit to meet the
provisions of Policy 37 of The Minerals and Waste Local Supplementary Planning Document
Plan.
is not, however, and exhaustive list.
Other References and Links.
South Gloucestershire Council Publications available at
www.southglos.gov.uk. By Design – Better places to live - A companion
guide to PPG3
Biodiversity and the Planning Process DTLR & CABE 2001
South Gloucestershire Council. (Planning guidance
approved November 2005) By Design. Urban design in the Planning System:
Towards a Better Practice.
Conservation Area Character Appraisals DTLR and CABE 2000
South Gloucestershire Council, available for
most of the Conservation Areas with the South Car Parking – What Works Where?
Gloucestershire area. English Partnerships 2006
The Minerals and Waste Local Plan The Commission for Architecture and the Built
(adopted May 2002) Environment (CABE)
South Gloucestershire Council 2002 The government’s advisor on architecture, urban design
and public space www.cabe.org.uk
Landscape Character Assessment
(adopted August 2005) Home Zone – Design Guidelines
South Gloucestershire Council SPD IHE 2002
Play Policy and Strategy Environment Agency

South Gloucestershire Council (December 2006) Protects and improves the air, land and water within
Sets out the Councils understanding of play and England www.environment-agency.org.uk
confirms its commitments for play, hanging-out and
informal recreation. Forest of Avon
www.forestofavon.org
South Gloucestershire Local Plan
(adopted January 2006) Manual for Streets
South Gloucestershire Council 2006 The Department for Communities and Local
Government, the Department for Transport and the
Statement of Community Involvement Welsh Assembly Government 2007
Explains how everyone can be involved in preparing
new development plans and in consulting on Lifetime Homes
planning applications. (emerging) www.lifetimehomes.org.uk
Trees on Development Sites Places, Streets and Movement:

South Gloucestershire Council (Planning guidance A companion guide to Design Bulletin 32 – Residential
adopted November 2005) roads and footpaths DETR 1998a
Sustainable Drainage Systems Safer Places – The Planning System and Crime
South Gloucestershire Council (August 2002) Prevention.
ODPM and Llewelyn Davies 2004
The Local List
South Gloucestershire Council SPD (emerging) Urban Design Compendium
English Partnerships & The Housing Corporation 2001
This checklist will help to achieve high

This information can be made available in other standards of sustainable design that responds
languages, in large print, Braille or on audio tape. to its surroundings.
Please phone 01454 868004 if you need any of these or
any other help to access Council services.
South Gloucestershire Council Design & Print ref: 2691/10/07
on recycled paper 75% post consumer waste
www.southglos.gov.uk
access free at your local library
20
South Gloucestershire Design Checklist : August 2007 South Gloucestershire Design Checklist : August 2007
What key questions apply to my development?

Introduction
Due to the complexity of a particular site and development, the Council cannot identify
This checklist provides additional planning guidance on design matters covered by which key questions are relevant to each type of development. Applicants and their
the South Gloucestershire Local Plan (Adopted January 2006), and was adopted by agents should therefore answer all key questions in their design and access statement
the Council as a Supplementary Planning Document (Adopted August 2007). It will be and identify those that are relevant. This will help applicants and their agents to explain
taken into account as a material consideration when the Council assesses and makes and justify their proposals. Below is an example of fictional application to demolish a
decisions on planning applications. house and erect eight residential units, which shows how some of the key questions
could be answered.
This checklist will help achieve good quality, sustainable design. It does this by asking
56 key questions, which are grouped under 12 topics. If applicants/agents follow Q1 The site and its context has been appraised and included in Section 1 of our design and access statement.
the design process recommended by Circular 01/2006 of: assessment; involvement; Q2 The development does not require an EIA.
evaluation; and design, certain key questions need only to be answered at the end of Q3 In accordance with the Council’s SCI, community consultation is not necessary for our application.
each stage. (see page18 for details). However, we have consulted the neighbours and a schedule of their comments, together with how we have
taken account of their comments are included in Appendix A of our design and access statement.
Q4 A constraints and opportunities plan is included in Section C of our design and access statement.
The key questions apply to all types of development throughout South
Gloucestershire, although they will have a different significance depending on the Q5 A conceptual design was prepared and was considered appropriate by Council Officers at our
type of development and the proposed site and, indeed, some may be irrelevant. pre-application meeting (see Appendix B of our design and access statement for minutes of the meeting).
The individual circumstances of an application and/or its site may require other Q6 We have undertaken investigations and established that the site and its surroundings have no
questions not included in this checklist to be asked. archaeological value, nor does it have or potentially have value for wildlife.
Q7 No archaeology exists on the site. Existing trees and vegetation have been surveyed and shown on our
Definitions, existing site plan. Existing trees are not subject to a TPO.
Each topic has a separate page, which highlights the pertinent issues, provides
policies & Q8 As noted in response to key question 6, the site has no value for archaeology or wildlife. This question is
further reading
definitions and further reading as well as policies and text to support the issues (see
diagram opposite). Topics are often interdependent on each other and therefore it is therefore irrelevant.
Topic
heading Images to important to regard this document as a complete piece of work rather than ‘cherry- Q9 See response to question 6 and 8.
support
the text pick’ individual topics and questions. Q10 The development site is not within the Forest of Avon Area. This question is therefore irrelevant.
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is shown in Section 2 of our design and access statement. The amount of development is below the Council’s
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types of outline and detailed applications are accompanied by a Design and Access
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Statement. The requirements are set out in more detail in DCLG Circular 01/2006
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possible to maximise its development potential. However, the development is within the density range
dated 12th June 2006. Not submitting a Design and Access Statement for such
identified in response to question 11.
applications, will result in the application being invalid.
Key Text Q15 The different types of public open space within a walking distance of the site are identified in Section 1 of
Questions
our design and access statement. This analysis show the site has access to variety of different types of
Applicants and their Agents must take this Checklist into account when designing their public open space.
Structure of the Topic
pages schemes and, as a matter of good practice, their answers to the key questions should
Q16 The houses are provided with rear gardens of an appropriate size. Most of the flats are provided with
be included in the Design and Access Statement. Applicants that cannot positively
balconies. Also, an area of shared open space is provided in a location where it is accessible to all residents.
answer all the questions relevant to the development type and site are unlikely to meet
the high quality design expected by central government policy and local plan policy. If Q17 The development is not of sufficient size to require formal public open space provision. This question is
therefore irrelevant.
an applicant cannot answer a question positively (it may be irrelevant or may conflict
with other questions), they must justify why in their Design and Access Statement. Q18 The development connects into the existing movement network as shown in Section 4 of our design and
* Guidance on how access statement. As identified in our constraints and opportunities plan, no opportunities exist for our
to read, write development to connect into the wider green infrastructure.
and use Q19 Section 5 of our design and access statement explains our strategies for minimising the use of energy
Design and Access Council Officers and Members will ask the key questions to help in the assessment
and natural resources as well as the production of waste. We have assessed our strategies through a
Statements can of the design quality of an application. They will use this assessment to help decide preliminary Code for Sustainable Homes assessment, which indicates we will achieve Level 3.
be found at the whether the design aspects of an application will meet the policy requirements and
CABE website: if an application is good enough to approve.
www.cabe.org.uk Examples of answers to the South Gloucestershire Design Checklist Key Questions
2 19
“Planning policies
Stage 1
ASSESSMENT
Applying the key questions to applications The policy context should promote high
quality inclusive design
This Checklist asks 56 key questions that are grouped under 12 topics. At first, National Policy in the layout of new
developments and
the number and length of questions may seem onerous and daunting. However, if
At the end of this stage Planning Policy Statement 1 - Delivering Sustainable Development - makes it clear that individual buildings
applicants/agents follow the design process recommended by Circular 01/2006 of:
ask Key Questions: “Good design ensures attractive, useable, durable and adaptable places and is a key in terms of function
Q1. Q2. Q6. Q7.
assessment; involvement; evaluation; and design, relevant key questions need only be and impact, not just
element in achieving sustainable development. Good design is indivisible from good
Q.14 Q15. answer at the end of each stage. for the short term but
planning.” (para 33)
over the lifetime of the
Stage 1 - Assessment
development. Design
This stage applies to all types of development. Applicants / agents should which fails to take the
Stage 2 Local Plan Policy
demonstrate that they have looked at the context of the site and its surroundings. opportunities available
INVOLVEMENT
The size of the area to be surveyed and the detail of the survey will depend on the The South Gloucestershire Local Plan (Adopted January 2006), (the Local Plan), for improving the
sensitivity and the scale of the development. The assessment should appraise the includes a range of policies that relate to the design of the built and natural character and quality of
physical, social and economic characteristics of the site and the surroundings as well environments. In particular, Policy D1 sets outs the Council’s position on design: an area should not be
At the end of this stage accepted” (PPS1 para
ask Key Questions: as existing planning policies.
13 key principle iv)
Q3. Development will only be permitted where good standards of site planning and design
Stage 2 - Involvement
are achieved. In particular, proposals will be required to demonstrate that:
The Council encourages all applicants to discuss their proposals with the local
community as this will help to speed up the development control process. The A. Siting, overall layout, density, form, scale, height, massing, detailing, colour and
Stage 3 “In planning for the
extent of such consultation will depend on the sensitivity and scale of the proposal. materials, are informed by, respect and enhance the character, distinctiveness and achievement of high
EVALUATION Applicants / agents for large scale developments should consult local communities in amenity of both the site and locality; and quality and inclusive
accordance with the Council’s Statement of Community Involvement (SCI). design, planning
B. Existing features of landscape, nature conservation, heritage or amenity value,
authorities should
At the end of this stage Applicants / agents should clearly show what groups, people and, where appropriate, including rights of way, are safeguarded and enhanced through incorporation into have regard to good
ask Key Questions: specialist consultants have been consulted and how the findings of any consultations development; and practice set out in
Q4. Q11. Q12. Q13. have informed decisions about the scheme’s development. By Design - Urban
C. The landscape and urban design proposals for all external areas of the site form an
design in the planning
Stage 3 - Evaluation integral part of the character of the design for the site and are of a scale and system: towards better
This stage applies to all types of development. Applicants / agents should evaluate character which is appropriate to that of the development proposed and the practice; By Design
Stage 4a the information collected in the previous two stages and identify opportunities and surrounding landscape and townscape; and - better places to live;
STRATEGIC constraints that will inform the scheme. Evaluation may involve resolving conflicting Safer Places - the
DESIGN D. Access into and through the development is safe, secure, convenient and attractive Planning System and
issues. Different options for development should be explored and a preferred option
to pedestrians, cyclists, people with disabilities and, where relevant, public Crime Prevention; and
brought forward.
transport, and is well integrated into the wider network of links; and Planning and Access
Stage 4 – Design for Disabled People: A
At the end of this stage E. Access into the development (where required) is safe for cars and other road Good Practice Guide.”
ask Key Questions: Once the development options have been evaluated and any potential conflicts
vehicles; and (PPS1 para 37)
Q5. Q8. Q9. Q10. resolved, the scheme design can start which should be guided by earlier stages and
Q16. Q17. Q18. Q19. can be divided into two closely linked stages: Strategic Design Issues; and Detailed F. The overall layout and design takes account of personal safety; security and crime
Q20. Q21. Q22. Q24. Design Issues. prevention; and
Q25. Q26. Q27. Q28.
Q29. Q30. Q31. Q32. Strategic Design Issues G. The design, density, orientation and location of buildings and associated
Q33. Q34. Q43. Q44. This sub-stage generally applies to large developments and normally requires design landscape proposals seek to achieve energy conservation and the protection of
guidance (such as a masterplan) to illustrate the strategic design and demonstrate it environmental resources; and
can be implemented. However, there are some questions that will apply to all types H. Adequate provision is made for the storage and collection of waste and
of development. At this stage it is important to consider strategic issues such as: recyclable materials and, in larger development, recycling on site.
Stage 4b
creating an urban structure; making connections, ensuring the form and scale of
DETAILED
building are informed by the surroundings; and strategies for energy, resource and
DESIGN
waste minimisation and collection, car parking, and architecture.
Detailed Design Issues
At the end of this stage This sub-stage applies to all scales of development and will usually be considered at
ask Key Questions: the reserved matters / detailed planning application stage. Larger development will
Q23. Q35. Q36. Q37. normally require design codes to guide the detailed design. At this stage it is important
Q38. Q39. Q40. Q41. to consider the detailed design of streets and open spaces (including integration of car
Q42. Q45. Q46. Q47
parking into such spaces), appearance and layout of buildings.
Q48. Q49. Q50. Q51.
Q52. Q53. Q54. Q55.
Q56.
18 3
“…include a proper
assessment of the Beginning the design process Good quality building design "As well as respecting
the context and
character of the local character, new
built and natural development should
environment of the Legend of itself be of good
site and its context quality. Attention
Site Boundary
and the impact upon Ponds, streams and should be paid to…
drainage ditches
it of the proposed Overhead power Lines producing buildings

development.” Lyde Green common that are durable and
(Local Plan para. 3.8) Site of Nature Conservation
Interest adaptable.”
Other vegetation of key importan
and vegetation of considerable (Local Plan para 3.6)
importance
"In order to achieve TPOs
good design, the Route of Roman Road
Major Roads
Council will, where Contours
“Local planning
appropriate, seek to Public Rights of Way authorities should not
Listed Buildings
work with developers Sites And Monuments Record
attempt to impose
entry (archeological sites)
in the preparation of architectural styles or
site specific planning
Water Main
Gas Main
Good building design is less to do with a particular style and more to do with the particular tastes and
guidance i.e. concept District
successful co-ordination of proportions, materials, colour and detail and how these they should not stifle
Centre Notes:
statements and/or See the Environmental Statement(s)
for locations of main badger sets and
relate to the character and identity of the surroundings as well as the constraints and innovation, originality
outlying/subsidary badger sets.
development briefs and opportunities of the site. The building also needs to be functional and work well for its or initiative through
masterplans ...These intended users, including good space standards, natural light, energy efficiency and unsubstantiated
N
will be subject to requirements to
a
sound insulation.
public participation and conform to certain
consultation." (Local Details must be considered as an integral part of the building and not an add-on. development forms or
Few development sites come as flat, empty blocks of land. Some are rich in
Plan para 3.10) Particular care must be given to profiles, corners, roof lines, how the building meets styles. It is, however,
archaeology or wildlife, or contain important landscape or boundary features. In others proper to seek to
the ground and fits into the landscape, together with the location and detail of building
“The outcomes buildings are listed, or locally listed, or within a conservation area or the AONB. The promote or reinforce
services (such as: plant rooms; lift over-runs; extract fans; TV aerials; satellite dishes;
from planning site may be prone to flooding or a previous use may have contaminated the land. local distinctiveness…”
affect everyone, and meter cupboards), as these will have a significant effect on the overall impression (PPS1 para 38)
Preservation orders may apply to some trees, or there may be other natural features
and everyone must of the building.
and/or changes in level that contribute to the local character and biodiversity. There
therefore have the
may also be attractive views out as well as important views to or across the site. Access to and around buildings must be easy for all, and buildings themselves must
opportunity to play
a role in delivering
be designed to allow future adaptation. This is particularity important for residential
Consulting the local community early in the design process can help to make sure a development, as residents can alter their homes to cope with changing lifestyles whilst
effective and inclusive
planning. Community development reflects the community needs as well as encouraging local people to get remaining within a community. The potential to convert the loft space or extend the
involvement is vitally involved. The Council’s encourages all applicants to consult the local community prior property to the back or side is valuable. Houses and apartments can be designed
important to planning to submitting an application as this can to speed up the development control process. without internal load-bearing walls, which allows partitions to be added or removed
and the achievement For large scale development, the preparation of urban design guidance can be an to suit the owner’s needs. Also rooms need to be large enough to allow them to be
of sustainable effective means to engage the local community and communicate a vision1.
development.”
used in a variety of ways, for example, as a work space, study, bedroom or playroom.
(PPS1 para 40) Residential development that commits to achieving Lifetime Homes accreditation will
Appraising the site and its surroundings, and consulting the local community are
be considered to answer question 55 and 56 positively5.
essential first steps in the design process. The information collected needs to be
evaluated and any conflicts resolved, which can be summarised in a Constraints and
Key Questions
1The Council’s Opportunities Plan, and provide all stakeholders with an understanding of the site and
emerging Statement the surroundings as well as firm foundation from which a design can emerge. 52. Do the building(s) exhibit architectural quality in a manner that respects or
of Community
enhances the character of the area, especially: at corners; at roof lines; where
Involvement (SCI) Key Questions the building meets the ground; and the location and detailing of services?
will set out the
requirements for 1. Has the site and its context been appraised, identifying all the factors that 53. Will the building or space work well for its intended user and take full advantage 5 Lifetime Homes
applicants to consult contribute to its character and locality, as well as other planned development? of the opportunities of the site (e.g. views)? Standard 4 requires
local communities
2. Does the development require an Environmental Impact Assessment 54. Have materials been selected and detailed to respect and enhance the local covered main entrance
prior to submitting
to every dwelling.
applications of a
3. For large scale development, has the local community been consulted and character and be of good quality in themselves?
which may put an
certain size and/or
type.
participated in the design process as set out with the Council’s SCI? 55. Has the building(s) been designed so that all people can easily access it (eg is unreasonable design
the entrance obvious), and easily move within it? constraint on higher
4. Has a constraints and opportunities plan been produced? density development.
5. Has a conceptual design been prepared, which has taken account of any 56. Has the building(s) been designed to allow easy adaptation, conversion or This aspect of the
a: Constraints Plan for extension? standard is therefore,
Emersons Green East community consultation and has clearly emerged from the appraisal of the site?
Development Brief not required to be met.
4 17
“Designing out crime

and designing in Safe and secure communities The natural and cultural environment Biodiversity describes
the wealth and variety,
community safety or biological diversity
should be central of all life on this Earth.
to the planning It includes all plants,
and delivery of new animals, as well as
development…The habitats, soils and
prevention of crime rocks in which they
and the enhancement occur. It applies to all
of community safety environments from
are matters that a local urban to coastal,
planning authority from woods to open
should consider when countryside, whether
exercising its functions locally, nationally or
under the Town and internationally.
Country Planning
legislation.” “Development
(Safer Places – The which would
Planning System and directly or indirectly
Overlooking of the street can help to discourage crime
Crime Prevention. have an adverse
page 7) effect on national
or internationally
protected species
“Proposals will South Gloucestershire contains a rich and diverse array of natural and historic of flora and fauna, or
be required to Public spaces, buildings and private spaces can be designed to feel more secure landscapes, wildlife, geology and archaeological sites. species or habitats
demonstrate that: without resorting to visually intrusive measures such as barbed wire, shutters or listed in a national,
the overall layout and bollards. Key to creating safe environments is ensuring activity and use as well as Given the increasing pressures on landscapes and biodiversity arising from all sizes of regional or local
design takes account people overlooking spaces and thoroughfares throughout the day and night. Places development, it is critically important that landscape, archaeology and wildlife issues Biodiversity Action
of personal safety, are considered at the earliest stage in the design process. Large-scale developments Plans, will not be
that have a mix of uses, type and tenure of buildings, an attractive public realm and a
security and crime permitted unless any
distinct character, together with being permeable, legible and appropriately enclosed may affect archaeology remains, landscape features, protected species or areas
prevention….” damaging effects
tend to foster a safe and secure community. of scarce or declining types of habitats. Even smaller development such as farm are capable of being
(Local Plan Policy D1F)
buildings can threaten valuable roost or nest sites for local wildlife such as bats or avoided, overcome
Security of the building and private spaces must also be considered. Boundary birds, or important archaeological remains. It is therefore essential that any issues or offset by mitigation
treatments, gates, windows, doors and garage doors together with their associated relating to landscape, cultural heritage and biodiversity are identified when initially measures”
locks need to be carefully specified to effectively secure an area and/or building. appraising development sites. (Local Plan Policy L9)
Development that commits to achieving Secure by Design accreditation will be Where a site or its surroundings is found to have environmental value, adverse impacts "…new development
considered to answer Questions 48, 49, 50 and 51 positively. will permitted only
on such value should be designed out. Where this is not possible mitigation or
where: (a) those
compensation may be acceptable depending on the level and severity of impact of the attributes of landscape
development. which make a
significant contribution
Key Questions to the character of
the landscape are
Key Questions 6. Have appropriate investigations been undertaken to establish whether the conserved and where
site and its surroundings are of archaeological value and/or have, or potentially possible enhanced."
48. Does the overall design and juxtaposition of buildings and spaces ensure (Local Plan Policy L1)
have, value for wildlife?
that there are no potential entrapment spots, including hiding spaces and
secluded areas, where crime and antisocial behaviour could occur? 7. Has a survey been undertaken of any archaeology, vegetation and trees on or The Council has
adjacent to the site? published a number
49. Are the external spaces and thoroughfares appropriately lit, overlooked by the of documents on
public rooms of buildings (e.g. living rooms, café seating areas), and enclosed 8. Have steps been taken to ensure the conservation and enhancement of any Biodiversity, landscape
by buildings with frequent entrances? archaeology, wildlife and habitats found on site, and are they incorporated into the and the historic
proposals? environment which
50. Are the storage spaces, such as car and cycle parking, overlooked and where
are listed in the Useful
appropriate within secure areas? 9. Have steps been taken to ensure that significant vegetation and trees are
References at the end
retained and become an asset within the new development? of this document.
51. Does the specification of the boundary treatments, windows, doors and garage
doors, together with their associated locks, secure an area and/or building in a 10. Is the development within the Forest of Avon area and if so, how will it contribute
manner that respects and enhances the character of an area? to the objectives of the forest?
16 5
“Proposals for residential

development…will be An appropriate use, type and amount of Landscape design “in order that
the character,
permitted, provided
that: A. Development development distinctiveness, quality
and amenity of the
would not have landscapes of South
an unacceptable Gloucestershire
environmental and are conserved and
transportation effects, enhanced, new
and would not development will only
significantly prejudice be permitted where
residential amenity; (b) those features in
and B. The maximum or of the landscape
density compatible with which make a
the site, its location, significant contribution
its accessibility and to the character or
its surroundings distinctiveness of the
is achieved. The locality are retained,
expectation is that protected and
all developments will Good quality landscape design makes a significant contribution to the quality of life. It managed in a manner
achieve a minimum is therefore key to the success of all scales of development, from house extensions or that ensures there long
density of 30 dwellings stables to large new communities or employment areas, and in all contexts from rural term viability…”
b
per hectare and that countryside to densely urban. (Local Plan Policy L1)
higher densities will be
achieved where local Sustainable communities cater for children, teenagers, adults, the elderly as well The design of all external areas, whether public or private should be considered from
circumstances permit...” as people with disabilities, who require a mix of house types and tenures including “Development that
the outset, and as an integral part of the development proposals throughout the site.
(Local Plan Policy H2) would harm the
affordable housing. They also need safe and easy access to public transport, services, Landscape is not something that just fills the gaps at the end of the design process, natural beauty of the
“…the Government’s employment and community facilities. nor is it just what happens around the edge of the site. Cotswolds AONB
policy is to ensure that will not be permitted.
housing is developed Building at high residential densities is a means to an end: to allow people to live within Landscape design proposals should respond to the character, biodiversity and Where development is
in suitable locations easy and safe walking and cycling distance of a range of work, service, shopping, heritage of the site and its surroundings, the nature of the proposed development to proceed measures
which offer a range of education, leisure (including play and green space) and public transport routes with a and the needs of the community. They must also take account of and respond to an will be required to
community facilities frequent service to a variety of destinations. People do not, therefore, need to rely on assessment of views and visibility or visual intrusion. Designs for the external areas conserve and enhance
and good access to the natural beauty of
the car as a mode of transport which can reduce congestion and carbon emissions. must include not just planting but also any level changes, kerbing, ground modelling,
jobs, key services and the landscape”
infrastructure.”
Conversely, providing development in a location that is not accessible to services and paving, walls, boundary treatments, ‘furniture’ such as lighting columns, seats, bollards (Local Plan Policy L2)
(PPS3 para 36) amenities will not offer a credible alternative to the car with the effect of increasing & cycle stands. Services such as drains, water and cables must be located to
congestion and carbon emissions. accommodate the proposed planting.
“Within the existing “Development will only
urban areas and Very early on in the design process, an analysis should be undertaken of the proximity Landscape requires future management and maintenance. Layouts must facilitate be permitted where
settlements as defined of the site to workplaces, services, education, leisure, play, green spaces and public access for maintenance. Materials must not only be appropriate to the locality, but good standards of
on the proposals map, transport within a reasonable walking distance. As a rule of thumb, a walking distance site planning and
also selected for durability, and planting must be selected to take account of future
development will not be design are achieved,
of 400 metres is used for local centres2 and 800 metres is used for major and minor maintenance. Appropriate financial contributions for future maintenance may be
permitted where it would In particular, proposals
affect the contribution town centres3, (400m / 800m equates to about 5 minute / 10 minute walk). It is also required where landscaped areas are to be adopted by the Council. will be required to
that an open area important to appraise the quality of the route; steep gradients, crossing major roads and demonstrate that:
makes to the quality, poor environments at day or night can discourage people from walking and cycling. Key Questions (c) the landscape
character, amenity and and urban design
distinctiveness of the From the analysis of the site’s proximity to services and amenities and depending on the 43. Do the landscape proposals fit with and enhance the character of the site and proposals for all
locality.” environmental constraints, the existing provision of green infrastructure and play areas, its setting, including pattern, layout, materials, and choice of species? external areas of the
(Local Plan Policy L5) the following net densities may be appropriate: site form an integral
44. Do the landscape proposals mitigate visual impact, and are they in scale with part of the design for
2 Local centres are
l within 400 metres of major town centres and minor town centres - up to 50 – 75 the proposed development? the site and are of a
identified on pages 257 dwellings per hectare; scale and character
and 258 of the Local 45. Do the landscape proposals maximise opportunities for biodiversity, sustainable which is appropriate to
Plan. l within 800 metres of major town centres and minor town centres - up to 40 – 60 drainage, and reinforce the energy efficiency of buildings? that of the development
dwellings per hectare; proposed and the
3 Major town centres 46. Have the proposals for planting, building layout and service runs been checked
surrounding landscape
and minor town centres l within 400 metres of local centres - up to 30 – 50 dwellings per hectare; against each other to ensure they do not conflict? and townscape…”
identified on pages 257 (Local Plan Policy D1)
and 258 of the Local l over 400 metres / 800 metres from a centre may have potential to be developed – up 47. Are the materials, plants and seeds from sustainable sources?
Plan. to 30 – 40 dwellings per hectare.
6 15
“Key characteristics
“Proposals will be
required to Accommodating motor vehicles 8 00
mR
ad
To
Aztec West Key
1
of a mixed community
400m
Existing Local Centre extended
demonstrate 3 iu s as part of the new development are a variety of
2
Ra
that… access into Existing Local Centre
housing, particularly
diu
3 Existing Local Centre
s
and through the New Local centre provided as
in terms of tenure and
4 part of the new development
development is safe, 4 0 0m R
a di
price and a mix of
u s Existing public transport route
secure, convenient with stops shown
different households
Public Transport route provided
and attractive to as part of the new development
with locations for stops shown
such as families with
pedestrians, cyclists, 1 Filton Railway Station children, single person
people with disabilities households and older
and, where relevant, 40 people.” (PPS3 para 20)
0m
public transport, and is
R
ad
well integrated with the o “Proposals for residential
i us
4 0 0 m R a di u s
wider network of links” development…will be
(Local Plan Policy permitted provided that:
D1D) To
Cribbs
2 provision for education,
Causeway/
The Mall
leisure, recreation
Filton
Railway and other community
“Where and how
4 Station
facilities within the
cars are parked are vicinity is adequate to
To
crucial to the quality of Bristol City Centre
MOD
meets the needs arising
housing development c from the proposals.”
and the choices p q (Local Plan Policy H2D).
people make in how
they travel.” (By Design
With higher density development the quality of the street has become more important The objective to maximise the efficiency and density of development does not
– Better Places to Live/ because, for many people, this is the most important and nearest public open override other policy requirements such as the protection and enhancement of the “As well as respecting
A Companion Guide to space. The street therefore needs to meet many requirements: amenity, play, social environment. Where there are environmental constraints or an area has a distinctive context and local
PPG3) and greenness. The design should reflect this and be a liveable space, which also character, new
local character, compliance with adopted planning policy may only be achieved with
accommodates vehicles in a manner that creates an attractive public realm and development should of
lower densities. On the other hand, there may be sites that are very well related to the itself be of good quality.
reinforces the local character and distinctiveness. This is a key challenge for today’s necessary services and amenities where, subject to compatibility with the character of
“Matters to considered Attention should be paid
when assessing
developments. the locality, greater densities may be achieved. to…mixing activities and
design quality tenures”
include the extent to
The rigid application of highway engineering standards for roads, junction separation New development may be of sufficient size to provide its own neighbourhood centre(s) (Local Plan para 3.6).
which the proposed distances and turning circles can create environments that are unpleasant and difficult and amenities and, where opportunities exist, extend existing centres or enhance
development: [bullet to use, especially for pedestrians and cyclists. It can also create road designs that are existing amenities and transport services.
point 5] takes a not appropriate to the settlement pattern, character and identity of an area.
design-led approach
to the provision of car Roads and parking facilities should be designed to be functional and have appropriate Key Questions
parking space, that traffic speeds, but they must not dominate at the expense of pedestrian and cycle
is well integrated with 11. Is the use and amount of development appropriate to the site’s accessibility
movement. The road design, surfacing, boundaries and furniture should also be
a high quality public
based on the settlement pattern and the intended character of the streets. Careful to jobs, shops, local services, community facilities and the frequency of
realm and streets that
are pedestrian, cycle attention must be given to residential, office and retail areas as well as routes to public transport service?
and vehicle friendly.” schools. The appropriate use of planting can also help to soften the appearance of
(PPS3 paragraph 16)
12. Is the proposed development of sufficient size to extend existing centres,
the road design, parked vehicles and cycles and lift the quality of the street.
public transport service and/or provide its own local services/public transport
Key Questions service (e.g. school, jobs, library, post office etc. that could be designed as
dual use).
39. Is the proposed development easy to get to and move through, especially for
cyclists and pedestrians? 13. Where residential development is proposed does the development offer a
40. Are the roads designed for low traffic speeds as well as being pedestrian and mix of residential types and tenures that reflect the needs of the locality,
cycle friendly, which is especially important in residential and retail areas as well including affordable housing, (which is indistinguishable from the general
as routes to schools? housing)?
o: Car parking integrated into
the public realm b: Densities to be maximised
41. Are the proposed streets designed to have a distinctive character that is 14. Does the proposal maximise development potential whilst respecting and near centres and
p: Streets designed for human public transport routes at
movement rather than appropriate to its hierarchy and the character of the surrounding area? enhancing the environment, the physical characteristics of the site, its Emersons Green
motor vehicles
features and surroundings without prejudice to the existing uses or potential
42. Are the parked vehicles well integrated so that they do not dominate the street c: Analysis of existing
q: Home Zones can effectively
integrate cars, cyclists and development of adjacent sites and adjoining amenities? Centres and public
scene and/or other spaces? transport routes together
pedestrians into a coherent with proposals for a major
public realm. new development at
Northfield
14 7
“Matters to consider
when assessing Open space in new development An attractive public realm “The public realm is
made up of those parts
design quality of a village town or city
include the extent to that are available, without
which the proposed special charge, for use
development: [bullet by everyone” (By Design.
point 2] provides Urban Design in the
or enables good Planning System: Towards
access to, community a better Practice p.24)
and green and
open amenity and l
recreational space “Proposals will be required
(including play space) to demonstrate that…The
as well as private d e landscape and urban
outdoor space such design proposals for all
as residential gardens, external areas of the site
patios and balconies.” form an integral part of the
(PPS3 paragraph 16) character of the design for
m n the site and are of a scale
The spaces around buildings are as important as the buildings themselves. A variety and character which is
appropriate to that of the
of paved and green public spaces should be planned for a particular use and must
“Where local provision development proposed and
for formal open be well designed for diverse experiences and users of all ages and abilities. The the surrounding landscape
space and children's quality of the public realm is also closely linked to permeability, legibility and enclosure and townscape”
playspace and f g (see page12), as this contributes to vibrancy, overlooking and self policing. In certain (Local Plan Policy D1C)
informed open space circumstances it may also be necessary to consider how the public spaces can
is inadequate to meet The value of open space becomes increasing important in high density development. enhance or contribute to the biodiversity and landscape character of an area.
the projected needs Yet, all too often open space is compromised or marginalised as development “In determining applications
arising from the future Careful attention must be given to the design of the home-zones, streets and civic for major new development
becomes more compact. This topic focuses on private/shared open spaces as
occupiers of proposals spaces as they make a valuable contribution to the quality of a place. This requires the Council will seek the
for new residential well as formal and informal public open spaces, but it is important to emphasis contribution of an agreed
thinking about views and vistas, play opportunities, ground surfaces, kerbs, changes
development, the the close relationship to other topics in this checklist: an attractive realm (page 13) percentage of the total
of level, street lighting, utility boxes, public art, public seating, street furniture (including
Council will negotiate accommodating motor vehicles (page 14) and landscape design (page 15). development costs for the
with developers to litter bins and dog bins), landscape features and trees, to create uncluttered areas. provision or commissioning
secure provision to Attractive places offer private/shared amenity space for occupiers (private gardens, The future maintenance of streets and public as well as private open spaces must of publicly accessible art,
meet these needs, communal gardens, balconies, roof terraces etc), as well as a variety of hard and soft craft and design work.”
also be considered. Those areas that are to be adopted by the Council need to
together with provision public spaces (streets, play areas, civic squares, walkways, linear parks, enclosed (Local Plan Policy LC13)
for subsequent
be identified. Areas that are to remain private need a long term management and
parks etc.), all of which combine to form the ‘green infrastructure’ of a settlement. The maintenance plan to be in place from the start.
maintenance.
This may include design of play areas needs to be carefully considered so that they form part of an “Left over space is wasted
provision on site integral landscape design, which promotes a range of playful and challenging open Key Questions space which in time is likely
by the developer space for people of all ages and abilities. to become a nuisance.”
and/or contributions 34. Do the areas of open space (squares, parks, formal/informal spaces and play (By design – Better Places
to provisions or In some circumstances a site may make a valuable contribution to the green areas etc.), together with the streets, form a public realm that is integral to the to Live. A Companion
enhancements infrastructure, restricting its development potential, while in other locations it may be development and respects and enhances its surroundings? Guide to PPG3. Page 52
of existing easily more appropriate for new development to make a contribution to the enhancement of
accessible provision
35. Do the proposals ensure all public open space(s) is: useable; not left over
existing facilities off site, or indeed a combination of the two approaches. space; has clear ownership; and has an appropriate boundary treatment?
within the vicinity."
(Local Plan Policy LC8) 36. Have the ground surfaces, kerbs, changes of level, lighting, public art,
Developers should therefore appraise the open spaces within walking distance of the
proposal site in the context of the projected increase in population that will result from landscape, public seating and street furniture, together with utility boxes,
their own development, and identify opportunities to connect into such open space(s), cables, signage and poles, been designed into the street and/or public space to
and address/make good any shortfall in the locality. avoid clutter and do they respect and enhance the character of the area?
37. Have the areas that are to be adopted by the Council been identified and are
New development needs to provide a variety of open space (both private and public),
they easily maintained (where necessary contributions will be sought), and have
within an easy and safe walking distance. As a rule of thumb, private/shared open
areas that will not be adopted been identified and a long term management and l: Street furniture integrated into
spaces should be immediately accessible, local play spaces (LEAP) within 240 metres, the streetscene
maintenance plan submitted as part of the application?
neighbourhood parks (NEAP) within 600 metres, and district/town open spaces (formal
m:Landscape is an essential
squares, playing fields etc) should be within 800 metres of dwellings. 38. Where a development makes a contribution to public art, do the proposals form part of the public realm
an integral part of the public realm? n: Public art must form part of the
public realm
8
13
A permeable environment is
“easy to get to and move Permeability, legibility and enclosure The South Gloucestershire
Play Policy (December
2006), sets out the
through.” (By Design.
Councils understanding
Urban Design in the of play and confirms its
Planning System: Towards commitments for play,
Roof Terrace
a better Practice p. 38) hanging-out and informal
recreation.
A legible environment is Balconies

“a place that has a clear
image and is easy to
understand.”
(By Design. Urban Design
in the Planning System:
Towards a better Practice Ground Floor Terrace
p.28)
i j k
Private Garden
Streets, buildings and open spaces need to be carefully arranged to connect with each
Continuity and enclosure other, as well as existing patterns of streets and open spaces. This will help to ensure
provides “a place where
a development responds positively to the character of an area, make it easy to get to
public and private spaces
are clearly distinguished.”
and move through and allow services and public transport to be accessible to all. Shared Garden
(By Design. Urban Design Finding your way around a place (its legibility), can be improved by retaining or
creating landmarks, focal points, views, clear pedestrian and cycle routes, gateways
Towards a better Practice
to particular areas, lighting, public art and signs. Corner buildings and features are h
p.21)
also useful in giving direction and identity. Avenue trees, ponds, hedgerows and other
landscape features can also contribute to legibility. Depending on the size and amount of development as well as the intended users,
Streets and public spaces work well if the public and private areas are clearly defined the open space may range from: private gardens to balconies; children’s play areas
and are enclosed appropriately. This can be achieved by arranging buildings, to formal sports pitches, informal and formal open spaces. In some cases open
landscape and boundary treatments, of an appropriate height: width ratio, to follow a space will be required to protect or create environmental assets such as sites or
continuous line and create active edges. Contrasting enclosure with openness can features of nature conservation, historic or landscape importance. Depending on
also be effective to exploit views and vistas as well as respecting the character of the the environmental sensitivity, such areas may or may not be appropriate for use
area. Enclosure must therefore be appropriate and, where necessary, varied. for recreational purposes. These issues must be examined at the beginning of the
design process as the appropriate density for a site cannot be determined until this
analysis is completed. Whatever the size of development it will be necessary to take
Key Questions
opportunities to provide attractive and safe routes for pedestrians and cyclists within
28. Will the proposed layout create or contribute to a network of connected streets the green infrastructure of a settlement, which connect to existing routes in the wider
and open spaces that also, where opportunities exist, connect to existing green infrastructure.
patterns of streets and open spaces?
29. Is there a clear hierarchy of streets and open spaces, each with a clear ‘desired Key Questions
character’ (the desired character should inform the road design and not the 15. Has an appropriate analysis been undertaken of the environmental constraints
other way around), which are designed to have appropriate traffic speeds? and opportunities on the site and in the locality, and have the findings informed
30. Will it be easy to direct someone to where ‘you’ live/work by landmarks, focal the development of green infrastructure proposals for the site?
points, gateways, public art or views? 16. Does the development provide private open space (such as gardens, balconies
31. Do the proposals clearly define public space from private, work or play spaces, roof terraces), and/or communal open space of sufficient size to meet the needs
especially the boundary treatments? of the future community, which is also easily and safely accessible?
i: Bath Crescents and Circus are 32. Are the streets and/or public spaces appropriately enclosed by buildings, 17. Does the development provide and identify accessible locations for a wide d: Communal garden provided
prime examples of a places range of challenging and imaginative open spaces (including play space), that within a perimeter block
that are permeable, legible landscape or boundary treatments that are an appropriate height to the width
and have a positive enclosure. meet the needs of the future and existing community and are also easily and e: Local play area provided
of the street/public space, (or are there open views and vistas that can be within a perimeter block
j: Front doors help to create exploited or does the existing character of the area inform the proposals)? safely accessible? f: Formal Square
active edges and their
distinctiveness can create a 18. Where opportunities exist, does the development provide safe routes for g: Neighbourhood park
landmark, making a space 33. Where appropriate, are the streets and public spaces enclosed and well defined forming part of the
more legible. pedestrians and cyclists that connect into the wider green infrastructure, and are landscape of an area
by active edges such as front doors, windows, shopfronts etc. that are
k: Buildings and boundary interesting and varied, as well as respecting each other? these appropriately combined with routes to other services and amenities? h: Illustration of different types
treatments positively enclose of private open space within
the space. a perimeter block.
12 9
“Proposals will be required

to demonstrate that:…The Minimising the use of energy and resources Places with character and identity “Design which is
inappropriate in its
design, density, orientation context, or which
and location of buildings fails to take the
and associated landscape opportunities available
proposals incorporate for improving the
measures to achieve character and quality
energy conservation of an area and the way
and the protection of it functions, should not
environmental resources;..” be accepted.”
(Local Plan Policy D1G) (PPS1 para 34)
“Developers, local “Proposals will

authorities, regional be required to
agencies and others must demonstrate that:…
ensure that their strategies, siting, overall layout,
plans and programmes density, form scale,
achieve best practice in With a growing concern about climate change, building in a manner to minimise the
height, massing,
sustainable construction by: use of energy and natural resources is a necessity. detailing, colour and
[bullet point 2] Requiring materials are informed
that all new and refurbished At the earliest stages of the design process applicants should consider a variety by, respect and
buildings achieve the of strategies and technologies to reduce the amount of energy and resources a The Marshfield Plateau landscape character area - sketch map The Frenchay Conservation Area
enhance the character,
requirements of BREEAM development consumes. They vary from the scale of the settlement, neighbourhood, distinctiveness and
There are wide and diverse varieties of landscapes and built environments throughout
and Eco-homes, very good amenity of both the
and the street, and include: the re-use and conversion of existing buildings, walls and South Gloucestershire. Some are designated as an Area of Outstanding Natural
standard, or at least Level site and the locality;…”
3 above minimum building structures; the retention of rainwater on site, either for re-use or absorption into the Beauty or Conservation Areas, but many of are not and in some areas the environment
(Local Plan Policy D1A)
standards in the emerging ground; the orientation and location of buildings and trees to maximise solar gains is poor. Nevertheless, each have their own distinct character and identity, which must
‘Code for Sustainable and/or improve shelter from the elements; the appropriate use of natural slopes and be appraised in the early stages of the design process. “New development
Homes’, in order to landscape/tree planting schemes; the provision for the storage and collection of will only be permitted
minimise lifetime resource waste and recyclable materials; and the inclusion of on site energy production such A development that reflects and improves the characteristics and history of the where: (a) Those
use, energy consumption, location and surroundings can help to foster a sense of identity and ownership. The attributes which
as photo-voltaic cells and wind turbines. The design of the building(s) can also help
water use and waste make a significant
to minimise the consumption of energy and natural resources by: passive solar gains; development does not have to copy the style of the surrounding architecture, but will
production.” (draft Regional contribution to
Spatial Strategy for the natural ventilation; natural lighting; and grey water recycling. often benefit from responding to the settlement pattern, architectural characteristics
the character of
South West of England and materials of the surrounding buildings, the landscape and natural features, as well
the landscape are
Policy G) Key Questions as the aspect of the site and/or particular views. New development is expected to conserved and where
conserve and enhance those characteristics of the landscape that define its character, possible enhanced…”
“Larger scale developments 19. Is there an implementable energy strategy that: minimises energy demand distinctiveness, amenity and quality. This will help to avoid inappropriate ‘anywhere’ (Local Plan Policy L1)
will be expected to provide, for the site through layout, building orientation, landscaping, natural ventilation development that has sometimes eroded the distinctive character and identity of
as a minimum, sufficient on and passive solar design; calculates the residual energy demand for the site; The Council’s
site renewable energy to South Gloucestershire in recent decades and also takes opportunities to improve the
and maximises the amount of residual demand which can be provided through Landscape Character
reduce CO2 emissions from character and quality of an area.
on site generated renewable energy? Assessment, provides
the energy use by users of an assessment of the
the buildings constructed 20. Has provision been made for managing flood risk and water resources (e.g. Key Questions landscape character
on site by 10%” and identifies key
sustainable drainage, harvesting rainwater and grey water recycling schemes)?
(draft Regional Spatial 24. Are the proposals a compatible and quality response to landscape/townscape characteristics of each
Strategy for the South West 21. Is there an implementable waste strategy that: re-uses existing buildings, character, (which should have been identified at appraisal stage and may also area throughout South
of England policy RE5) infrastructure and materials (where appropriate), minimising generation of onsite be in the Landscape Character Assessment, Conservation Area Character Gloucestershire.
waste during the construction and lifetime of the development; and integrates Appraisal and any Village Design Statement), including the scale of the
bin storage, recycling and composting facilities into the development? buildings, streets, landscape and roofscape? Conservation Area
Character Appraisals
22. Are the proposals a major development and, if so, does it have on-site energy 25. Is the development, (including the buildings, streets, roofscape, walls, and open are available for most
production from renewable sources, that will reduce CO2 emissions from energy spaces), informed and shaped by the characteristics, identity, history, constraints of the Conservation
use by users of the buildings?4 and opportunities of the site? Areas within the South
Gloucester Area.
Note: For large scale 23. Will the development be assessed and achieve the highest standards4 of 26. Have elements contributing to the character and distinctiveness of the location, www.southglos.gov.uk/
development, that will be resource and energy efficiency as well as reductions in carbon emissions? including landscape, cultural and bio-diversity, been protected and/or conservation areas
built over many years,
enhanced?
standards will be set to
increase over the time of 4 The standards will be set in the emerging Regional Spatial Strategy for the South-West of England. 27. Is there a coherent response to settlement pattern, views, vistas and topography
its planned Until such time the RSS is adopted, the minimum standards will be: 10% for on-site energy production of the site and its surroundings?
implementation. from renewable sources; and BREEAM ‘very good’ / Level 3 of the Code for Sustainable Homes.
10 11
“Proposals will be required

to demonstrate that:…The Minimising the use of energy and resources Places with character and identity “Design which is
inappropriate in its
design, density, orientation context, or which
and location of buildings fails to take the
and associated landscape opportunities available
proposals incorporate for improving the
measures to achieve character and quality
energy conservation of an area and the way
and the protection of it functions, should not
environmental resources;..” be accepted.”
(Local Plan Policy D1G) (PPS1 para 34)
“Developers, local “Proposals will

authorities, regional be required to
agencies and others must demonstrate that:…
ensure that their strategies, siting, overall layout,
plans and programmes density, form scale,
achieve best practice in With a growing concern about climate change, building in a manner to minimise the
height, massing,
sustainable construction by: use of energy and natural resources is a necessity. detailing, colour and
[bullet point 2] Requiring materials are informed
that all new and refurbished At the earliest stages of the design process applicants should consider a variety by, respect and
buildings achieve the of strategies and technologies to reduce the amount of energy and resources a The Marshfield Plateau landscape character area - sketch map The Frenchay Conservation Area
enhance the character,
requirements of BREEAM development consumes. They vary from the scale of the settlement, neighbourhood, distinctiveness and
There are wide and diverse varieties of landscapes and built environments throughout
and Eco-homes, very good amenity of both the
and the street, and include: the re-use and conversion of existing buildings, walls and South Gloucestershire. Some are designated as an Area of Outstanding Natural
standard, or at least Level site and the locality;…”
3 above minimum building structures; the retention of rainwater on site, either for re-use or absorption into the Beauty or Conservation Areas, but many of are not and in some areas the environment
(Local Plan Policy D1A)
standards in the emerging ground; the orientation and location of buildings and trees to maximise solar gains is poor. Nevertheless, each have their own distinct character and identity, which must
‘Code for Sustainable and/or improve shelter from the elements; the appropriate use of natural slopes and be appraised in the early stages of the design process. “New development
Homes’, in order to landscape/tree planting schemes; the provision for the storage and collection of will only be permitted
minimise lifetime resource waste and recyclable materials; and the inclusion of on site energy production such A development that reflects and improves the characteristics and history of the where: (a) Those
use, energy consumption, location and surroundings can help to foster a sense of identity and ownership. The attributes which
as photo-voltaic cells and wind turbines. The design of the building(s) can also help
water use and waste make a significant
to minimise the consumption of energy and natural resources by: passive solar gains; development does not have to copy the style of the surrounding architecture, but will
production.” (draft Regional contribution to
Spatial Strategy for the natural ventilation; natural lighting; and grey water recycling. often benefit from responding to the settlement pattern, architectural characteristics
the character of
South West of England and materials of the surrounding buildings, the landscape and natural features, as well
the landscape are
Policy G) Key Questions as the aspect of the site and/or particular views. New development is expected to conserved and where
conserve and enhance those characteristics of the landscape that define its character, possible enhanced…”
“Larger scale developments 19. Is there an implementable energy strategy that: minimises energy demand distinctiveness, amenity and quality. This will help to avoid inappropriate ‘anywhere’ (Local Plan Policy L1)
will be expected to provide, for the site through layout, building orientation, landscaping, natural ventilation development that has sometimes eroded the distinctive character and identity of
as a minimum, sufficient on and passive solar design; calculates the residual energy demand for the site; The Council’s
site renewable energy to South Gloucestershire in recent decades and also takes opportunities to improve the
and maximises the amount of residual demand which can be provided through Landscape Character
reduce CO2 emissions from character and quality of an area.
on site generated renewable energy? Assessment, provides
the energy use by users of an assessment of the
the buildings constructed 20. Has provision been made for managing flood risk and water resources (e.g. Key Questions landscape character
on site by 10%” and identifies key
sustainable drainage, harvesting rainwater and grey water recycling schemes)?
(draft Regional Spatial 24. Are the proposals a compatible and quality response to landscape/townscape characteristics of each
Strategy for the South West 21. Is there an implementable waste strategy that: re-uses existing buildings, character, (which should have been identified at appraisal stage and may also area throughout South
of England policy RE5) infrastructure and materials (where appropriate), minimising generation of onsite be in the Landscape Character Assessment, Conservation Area Character Gloucestershire.
waste during the construction and lifetime of the development; and integrates Appraisal and any Village Design Statement), including the scale of the
bin storage, recycling and composting facilities into the development? buildings, streets, landscape and roofscape? Conservation Area
Character Appraisals
22. Are the proposals a major development and, if so, does it have on-site energy 25. Is the development, (including the buildings, streets, roofscape, walls, and open are available for most
production from renewable sources, that will reduce CO2 emissions from energy spaces), informed and shaped by the characteristics, identity, history, constraints of the Conservation
use by users of the buildings?4 and opportunities of the site? Areas within the South
Gloucester Area.
Note: For large scale 23. Will the development be assessed and achieve the highest standards4 of 26. Have elements contributing to the character and distinctiveness of the location, www.southglos.gov.uk/
development, that will be resource and energy efficiency as well as reductions in carbon emissions? including landscape, cultural and bio-diversity, been protected and/or conservation areas
built over many years,
enhanced?
standards will be set to
increase over the time of 4 The standards will be set in the emerging Regional Spatial Strategy for the South-West of England. 27. Is there a coherent response to settlement pattern, views, vistas and topography
its planned Until such time the RSS is adopted, the minimum standards will be: 10% for on-site energy production of the site and its surroundings?
implementation. from renewable sources; and BREEAM ‘very good’ / Level 3 of the Code for Sustainable Homes.
10 11
A permeable environment is
“easy to get to and move Permeability, legibility and enclosure The South Gloucestershire
Play Policy (December
2006), sets out the
through.” (By Design.
Councils understanding
Urban Design in the of play and confirms its
Planning System: Towards commitments for play,
Roof Terrace
a better Practice p. 38) hanging-out and informal
recreation.
A legible environment is Balconies

“a place that has a clear
image and is easy to
understand.”
(By Design. Urban Design
Towards a better Practice Ground Floor Terrace
p.28)
i j k
Private Garden
Streets, buildings and open spaces need to be carefully arranged to connect with each
Continuity and enclosure other, as well as existing patterns of streets and open spaces. This will help to ensure
provides “a place where
a development responds positively to the character of an area, make it easy to get to
public and private spaces
are clearly distinguished.”
and move through and allow services and public transport to be accessible to all. Shared Garden
(By Design. Urban Design Finding your way around a place (its legibility), can be improved by retaining or
creating landmarks, focal points, views, clear pedestrian and cycle routes, gateways
Towards a better Practice
to particular areas, lighting, public art and signs. Corner buildings and features are h
p.21)
also useful in giving direction and identity. Avenue trees, ponds, hedgerows and other
landscape features can also contribute to legibility. Depending on the size and amount of development as well as the intended users,
Streets and public spaces work well if the public and private areas are clearly defined the open space may range from: private gardens to balconies; children’s play areas
and are enclosed appropriately. This can be achieved by arranging buildings, to formal sports pitches, informal and formal open spaces. In some cases open
landscape and boundary treatments, of an appropriate height: width ratio, to follow a space will be required to protect or create environmental assets such as sites or
continuous line and create active edges. Contrasting enclosure with openness can features of nature conservation, historic or landscape importance. Depending on
also be effective to exploit views and vistas as well as respecting the character of the the environmental sensitivity, such areas may or may not be appropriate for use
area. Enclosure must therefore be appropriate and, where necessary, varied. for recreational purposes. These issues must be examined at the beginning of the
design process as the appropriate density for a site cannot be determined until this
analysis is completed. Whatever the size of development it will be necessary to take
Key Questions
opportunities to provide attractive and safe routes for pedestrians and cyclists within
28. Will the proposed layout create or contribute to a network of connected streets the green infrastructure of a settlement, which connect to existing routes in the wider
and open spaces that also, where opportunities exist, connect to existing green infrastructure.
patterns of streets and open spaces?
29. Is there a clear hierarchy of streets and open spaces, each with a clear ‘desired Key Questions
character’ (the desired character should inform the road design and not the 15. Has an appropriate analysis been undertaken of the environmental constraints
other way around), which are designed to have appropriate traffic speeds? and opportunities on the site and in the locality, and have the findings informed
30. Will it be easy to direct someone to where ‘you’ live/work by landmarks, focal the development of green infrastructure proposals for the site?
points, gateways, public art or views? 16. Does the development provide private open space (such as gardens, balconies
31. Do the proposals clearly define public space from private, work or play spaces, roof terraces), and/or communal open space of sufficient size to meet the needs
especially the boundary treatments? of the future community, which is also easily and safely accessible?
i: Bath Crescents and Circus are 32. Are the streets and/or public spaces appropriately enclosed by buildings, 17. Does the development provide and identify accessible locations for a wide d: Communal garden provided
prime examples of a places range of challenging and imaginative open spaces (including play space), that within a perimeter block
that are permeable, legible landscape or boundary treatments that are an appropriate height to the width
and have a positive enclosure. meet the needs of the future and existing community and are also easily and e: Local play area provided
of the street/public space, (or are there open views and vistas that can be within a perimeter block
j: Front doors help to create exploited or does the existing character of the area inform the proposals)? safely accessible? f: Formal Square
active edges and their
distinctiveness can create a 18. Where opportunities exist, does the development provide safe routes for g: Neighbourhood park
landmark, making a space 33. Where appropriate, are the streets and public spaces enclosed and well defined forming part of the
more legible. pedestrians and cyclists that connect into the wider green infrastructure, and are landscape of an area
by active edges such as front doors, windows, shopfronts etc. that are
k: Buildings and boundary interesting and varied, as well as respecting each other? these appropriately combined with routes to other services and amenities? h: Illustration of different types
treatments positively enclose of private open space within
the space. a perimeter block.
12 9
“Matters to consider
when assessing Open space in new development An attractive public realm “The public realm is
made up of those parts
design quality of a village town or city
include the extent to that are available, without
which the proposed special charge, for use
development: [bullet by everyone” (By Design.
point 2] provides Urban Design in the
or enables good Planning System: Towards
access to, community a better Practice p.24)
and green and
open amenity and l
recreational space “Proposals will be required
(including play space) to demonstrate that…The
as well as private d e landscape and urban
outdoor space such design proposals for all
as residential gardens, external areas of the site
patios and balconies.” form an integral part of the
(PPS3 paragraph 16) character of the design for
m n the site and are of a scale
The spaces around buildings are as important as the buildings themselves. A variety and character which is
appropriate to that of the
of paved and green public spaces should be planned for a particular use and must
“Where local provision development proposed and
for formal open be well designed for diverse experiences and users of all ages and abilities. The the surrounding landscape
space and children's quality of the public realm is also closely linked to permeability, legibility and enclosure and townscape”
playspace and f g (see page12), as this contributes to vibrancy, overlooking and self policing. In certain (Local Plan Policy D1C)
informed open space circumstances it may also be necessary to consider how the public spaces can
is inadequate to meet The value of open space becomes increasing important in high density development. enhance or contribute to the biodiversity and landscape character of an area.
the projected needs Yet, all too often open space is compromised or marginalised as development “In determining applications
arising from the future Careful attention must be given to the design of the home-zones, streets and civic for major new development
becomes more compact. This topic focuses on private/shared open spaces as
occupiers of proposals spaces as they make a valuable contribution to the quality of a place. This requires the Council will seek the
for new residential well as formal and informal public open spaces, but it is important to emphasis contribution of an agreed
thinking about views and vistas, play opportunities, ground surfaces, kerbs, changes
development, the the close relationship to other topics in this checklist: an attractive realm (page 13) percentage of the total
of level, street lighting, utility boxes, public art, public seating, street furniture (including
Council will negotiate accommodating motor vehicles (page 14) and landscape design (page 15). development costs for the
with developers to litter bins and dog bins), landscape features and trees, to create uncluttered areas. provision or commissioning
secure provision to Attractive places offer private/shared amenity space for occupiers (private gardens, The future maintenance of streets and public as well as private open spaces must of publicly accessible art,
meet these needs, communal gardens, balconies, roof terraces etc), as well as a variety of hard and soft craft and design work.”
also be considered. Those areas that are to be adopted by the Council need to
together with provision public spaces (streets, play areas, civic squares, walkways, linear parks, enclosed (Local Plan Policy LC13)
for subsequent
be identified. Areas that are to remain private need a long term management and
parks etc.), all of which combine to form the ‘green infrastructure’ of a settlement. The maintenance plan to be in place from the start.
maintenance.
This may include design of play areas needs to be carefully considered so that they form part of an “Left over space is wasted
provision on site integral landscape design, which promotes a range of playful and challenging open Key Questions space which in time is likely
by the developer space for people of all ages and abilities. to become a nuisance.”
and/or contributions 34. Do the areas of open space (squares, parks, formal/informal spaces and play (By design – Better Places
to provisions or In some circumstances a site may make a valuable contribution to the green areas etc.), together with the streets, form a public realm that is integral to the to Live. A Companion
enhancements infrastructure, restricting its development potential, while in other locations it may be development and respects and enhances its surroundings? Guide to PPG3. Page 52
of existing easily more appropriate for new development to make a contribution to the enhancement of
accessible provision
35. Do the proposals ensure all public open space(s) is: useable; not left over
existing facilities off site, or indeed a combination of the two approaches. space; has clear ownership; and has an appropriate boundary treatment?
within the vicinity."
(Local Plan Policy LC8) 36. Have the ground surfaces, kerbs, changes of level, lighting, public art,
Developers should therefore appraise the open spaces within walking distance of the
proposal site in the context of the projected increase in population that will result from landscape, public seating and street furniture, together with utility boxes,
their own development, and identify opportunities to connect into such open space(s), cables, signage and poles, been designed into the street and/or public space to
and address/make good any shortfall in the locality. avoid clutter and do they respect and enhance the character of the area?
37. Have the areas that are to be adopted by the Council been identified and are
New development needs to provide a variety of open space (both private and public),
they easily maintained (where necessary contributions will be sought), and have
within an easy and safe walking distance. As a rule of thumb, private/shared open
areas that will not be adopted been identified and a long term management and l: Street furniture integrated into
spaces should be immediately accessible, local play spaces (LEAP) within 240 metres, the streetscene
maintenance plan submitted as part of the application?
neighbourhood parks (NEAP) within 600 metres, and district/town open spaces (formal
m:Landscape is an essential
squares, playing fields etc) should be within 800 metres of dwellings. 38. Where a development makes a contribution to public art, do the proposals form part of the public realm
an integral part of the public realm? n: Public art must form part of the
public realm
8
13
“Key characteristics
“Proposals will be
required to Accommodating motor vehicles 8 00
mR
ad
To
Aztec West Key
1
of a mixed community
400m
Existing Local Centre extended
demonstrate 3 iu s as part of the new development are a variety of
2
Ra
that… access into Existing Local Centre
housing, particularly
diu
3 Existing Local Centre
s
and through the New Local centre provided as
in terms of tenure and
4 part of the new development
development is safe, 4 0 0m R
a di
price and a mix of
u s Existing public transport route
secure, convenient with stops shown
different households
Public Transport route provided
and attractive to as part of the new development
with locations for stops shown
such as families with
pedestrians, cyclists, 1 Filton Railway Station children, single person
people with disabilities households and older
and, where relevant, 40 people.” (PPS3 para 20)
0m
public transport, and is
R
ad
well integrated with the o “Proposals for residential
i us
4 0 0 m R a di u s
wider network of links” development…will be
(Local Plan Policy permitted provided that:
D1D) To
Cribbs
2 provision for education,
Causeway/
The Mall
leisure, recreation
Filton
Railway and other community
“Where and how
4 Station
facilities within the
cars are parked are vicinity is adequate to
To
crucial to the quality of Bristol City Centre
MOD
meets the needs arising
housing development c from the proposals.”
and the choices p q (Local Plan Policy H2D).
people make in how
they travel.” (By Design
With higher density development the quality of the street has become more important The objective to maximise the efficiency and density of development does not
– Better Places to Live/ because, for many people, this is the most important and nearest public open override other policy requirements such as the protection and enhancement of the “As well as respecting
A Companion Guide to space. The street therefore needs to meet many requirements: amenity, play, social environment. Where there are environmental constraints or an area has a distinctive context and local
PPG3) and greenness. The design should reflect this and be a liveable space, which also character, new
local character, compliance with adopted planning policy may only be achieved with
accommodates vehicles in a manner that creates an attractive public realm and development should of
lower densities. On the other hand, there may be sites that are very well related to the itself be of good quality.
reinforces the local character and distinctiveness. This is a key challenge for today’s necessary services and amenities where, subject to compatibility with the character of
“Matters to considered Attention should be paid
when assessing
developments. the locality, greater densities may be achieved. to…mixing activities and
design quality tenures”
include the extent to
The rigid application of highway engineering standards for roads, junction separation New development may be of sufficient size to provide its own neighbourhood centre(s) (Local Plan para 3.6).
which the proposed distances and turning circles can create environments that are unpleasant and difficult and amenities and, where opportunities exist, extend existing centres or enhance
development: [bullet to use, especially for pedestrians and cyclists. It can also create road designs that are existing amenities and transport services.
point 5] takes a not appropriate to the settlement pattern, character and identity of an area.
design-led approach
to the provision of car Roads and parking facilities should be designed to be functional and have appropriate Key Questions
parking space, that traffic speeds, but they must not dominate at the expense of pedestrian and cycle
is well integrated with 11. Is the use and amount of development appropriate to the site’s accessibility
movement. The road design, surfacing, boundaries and furniture should also be
a high quality public
based on the settlement pattern and the intended character of the streets. Careful to jobs, shops, local services, community facilities and the frequency of
realm and streets that
are pedestrian, cycle attention must be given to residential, office and retail areas as well as routes to public transport service?
and vehicle friendly.” schools. The appropriate use of planting can also help to soften the appearance of
(PPS3 paragraph 16)
12. Is the proposed development of sufficient size to extend existing centres,
the road design, parked vehicles and cycles and lift the quality of the street.
public transport service and/or provide its own local services/public transport
Key Questions service (e.g. school, jobs, library, post office etc. that could be designed as
dual use).
39. Is the proposed development easy to get to and move through, especially for
cyclists and pedestrians? 13. Where residential development is proposed does the development offer a
40. Are the roads designed for low traffic speeds as well as being pedestrian and mix of residential types and tenures that reflect the needs of the locality,
cycle friendly, which is especially important in residential and retail areas as well including affordable housing, (which is indistinguishable from the general
as routes to schools? housing)?
o: Car parking integrated into
the public realm b: Densities to be maximised
41. Are the proposed streets designed to have a distinctive character that is 14. Does the proposal maximise development potential whilst respecting and near centres and
p: Streets designed for human public transport routes at
movement rather than appropriate to its hierarchy and the character of the surrounding area? enhancing the environment, the physical characteristics of the site, its Emersons Green
motor vehicles
features and surroundings without prejudice to the existing uses or potential
42. Are the parked vehicles well integrated so that they do not dominate the street c: Analysis of existing
q: Home Zones can effectively
integrate cars, cyclists and development of adjacent sites and adjoining amenities? Centres and public
scene and/or other spaces? transport routes together
pedestrians into a coherent with proposals for a major
public realm. new development at
Northfield
14 7
“Proposals for residential

development…will be An appropriate use, type and amount of Landscape design “in order that
the character,
permitted, provided
that: A. Development development distinctiveness, quality
and amenity of the
would not have landscapes of South
an unacceptable Gloucestershire
environmental and are conserved and
transportation effects, enhanced, new
and would not development will only
significantly prejudice be permitted where
residential amenity; (b) those features in
and B. The maximum or of the landscape
density compatible with which make a
the site, its location, significant contribution
its accessibility and to the character or
its surroundings distinctiveness of the
is achieved. The locality are retained,
expectation is that protected and
all developments will Good quality landscape design makes a significant contribution to the quality of life. It managed in a manner
achieve a minimum is therefore key to the success of all scales of development, from house extensions or that ensures there long
density of 30 dwellings stables to large new communities or employment areas, and in all contexts from rural term viability…”
b
per hectare and that countryside to densely urban. (Local Plan Policy L1)
higher densities will be
achieved where local Sustainable communities cater for children, teenagers, adults, the elderly as well The design of all external areas, whether public or private should be considered from
circumstances permit...” as people with disabilities, who require a mix of house types and tenures including “Development that
the outset, and as an integral part of the development proposals throughout the site.
(Local Plan Policy H2) would harm the
affordable housing. They also need safe and easy access to public transport, services, Landscape is not something that just fills the gaps at the end of the design process, natural beauty of the
“…the Government’s employment and community facilities. nor is it just what happens around the edge of the site. Cotswolds AONB
policy is to ensure that will not be permitted.
housing is developed Building at high residential densities is a means to an end: to allow people to live within Landscape design proposals should respond to the character, biodiversity and Where development is
in suitable locations easy and safe walking and cycling distance of a range of work, service, shopping, heritage of the site and its surroundings, the nature of the proposed development to proceed measures
which offer a range of education, leisure (including play and green space) and public transport routes with a and the needs of the community. They must also take account of and respond to an will be required to
community facilities frequent service to a variety of destinations. People do not, therefore, need to rely on assessment of views and visibility or visual intrusion. Designs for the external areas conserve and enhance
and good access to the natural beauty of
the car as a mode of transport which can reduce congestion and carbon emissions. must include not just planting but also any level changes, kerbing, ground modelling,
jobs, key services and the landscape”
infrastructure.”
Conversely, providing development in a location that is not accessible to services and paving, walls, boundary treatments, ‘furniture’ such as lighting columns, seats, bollards (Local Plan Policy L2)
(PPS3 para 36) amenities will not offer a credible alternative to the car with the effect of increasing & cycle stands. Services such as drains, water and cables must be located to
congestion and carbon emissions. accommodate the proposed planting.
“Within the existing “Development will only
urban areas and Very early on in the design process, an analysis should be undertaken of the proximity Landscape requires future management and maintenance. Layouts must facilitate be permitted where
settlements as defined of the site to workplaces, services, education, leisure, play, green spaces and public access for maintenance. Materials must not only be appropriate to the locality, but good standards of
on the proposals map, transport within a reasonable walking distance. As a rule of thumb, a walking distance site planning and
also selected for durability, and planting must be selected to take account of future
development will not be design are achieved,
of 400 metres is used for local centres2 and 800 metres is used for major and minor maintenance. Appropriate financial contributions for future maintenance may be
permitted where it would In particular, proposals
affect the contribution town centres3, (400m / 800m equates to about 5 minute / 10 minute walk). It is also required where landscaped areas are to be adopted by the Council. will be required to
that an open area important to appraise the quality of the route; steep gradients, crossing major roads and demonstrate that:
makes to the quality, poor environments at day or night can discourage people from walking and cycling. Key Questions (c) the landscape
character, amenity and and urban design
distinctiveness of the From the analysis of the site’s proximity to services and amenities and depending on the 43. Do the landscape proposals fit with and enhance the character of the site and proposals for all
locality.” environmental constraints, the existing provision of green infrastructure and play areas, its setting, including pattern, layout, materials, and choice of species? external areas of the
(Local Plan Policy L5) the following net densities may be appropriate: site form an integral
44. Do the landscape proposals mitigate visual impact, and are they in scale with part of the design for
2 Local centres are
l within 400 metres of major town centres and minor town centres - up to 50 – 75 the proposed development? the site and are of a
identified on pages 257 dwellings per hectare; scale and character
and 258 of the Local 45. Do the landscape proposals maximise opportunities for biodiversity, sustainable which is appropriate to
Plan. l within 800 metres of major town centres and minor town centres - up to 40 – 60 drainage, and reinforce the energy efficiency of buildings? that of the development
dwellings per hectare; proposed and the
3 Major town centres 46. Have the proposals for planting, building layout and service runs been checked
surrounding landscape
and minor town centres l within 400 metres of local centres - up to 30 – 50 dwellings per hectare; against each other to ensure they do not conflict? and townscape…”
identified on pages 257 (Local Plan Policy D1)
and 258 of the Local l over 400 metres / 800 metres from a centre may have potential to be developed – up 47. Are the materials, plants and seeds from sustainable sources?
Plan. to 30 – 40 dwellings per hectare.
6 15
“Designing out crime

and designing in Safe and secure communities The natural and cultural environment Biodiversity describes
the wealth and variety,
community safety or biological diversity
should be central of all life on this Earth.
to the planning It includes all plants,
and delivery of new animals, as well as
development…The habitats, soils and
prevention of crime rocks in which they
and the enhancement occur. It applies to all
of community safety environments from
are matters that a local urban to coastal,
planning authority from woods to open
should consider when countryside, whether
exercising its functions locally, nationally or
under the Town and internationally.
Country Planning
legislation.” “Development
(Safer Places – The which would
Planning System and directly or indirectly
Overlooking of the street can help to discourage crime
Crime Prevention. have an adverse
page 7) effect on national
or internationally
protected species
“Proposals will South Gloucestershire contains a rich and diverse array of natural and historic of flora and fauna, or
be required to Public spaces, buildings and private spaces can be designed to feel more secure landscapes, wildlife, geology and archaeological sites. species or habitats
demonstrate that: without resorting to visually intrusive measures such as barbed wire, shutters or listed in a national,
the overall layout and bollards. Key to creating safe environments is ensuring activity and use as well as Given the increasing pressures on landscapes and biodiversity arising from all sizes of regional or local
design takes account people overlooking spaces and thoroughfares throughout the day and night. Places development, it is critically important that landscape, archaeology and wildlife issues Biodiversity Action
of personal safety, are considered at the earliest stage in the design process. Large-scale developments Plans, will not be
that have a mix of uses, type and tenure of buildings, an attractive public realm and a
security and crime permitted unless any
distinct character, together with being permeable, legible and appropriately enclosed may affect archaeology remains, landscape features, protected species or areas
prevention….” damaging effects
tend to foster a safe and secure community. of scarce or declining types of habitats. Even smaller development such as farm are capable of being
(Local Plan Policy D1F)
buildings can threaten valuable roost or nest sites for local wildlife such as bats or avoided, overcome
Security of the building and private spaces must also be considered. Boundary birds, or important archaeological remains. It is therefore essential that any issues or offset by mitigation
treatments, gates, windows, doors and garage doors together with their associated relating to landscape, cultural heritage and biodiversity are identified when initially measures”
locks need to be carefully specified to effectively secure an area and/or building. appraising development sites. (Local Plan Policy L9)
Development that commits to achieving Secure by Design accreditation will be Where a site or its surroundings is found to have environmental value, adverse impacts "…new development
considered to answer Questions 48, 49, 50 and 51 positively. will permitted only
on such value should be designed out. Where this is not possible mitigation or
where: (a) those
compensation may be acceptable depending on the level and severity of impact of the attributes of landscape
development. which make a
significant contribution
Key Questions to the character of
the landscape are
Key Questions 6. Have appropriate investigations been undertaken to establish whether the conserved and where
site and its surroundings are of archaeological value and/or have, or potentially possible enhanced."
48. Does the overall design and juxtaposition of buildings and spaces ensure (Local Plan Policy L1)
have, value for wildlife?
that there are no potential entrapment spots, including hiding spaces and
secluded areas, where crime and antisocial behaviour could occur? 7. Has a survey been undertaken of any archaeology, vegetation and trees on or The Council has
adjacent to the site? published a number
49. Are the external spaces and thoroughfares appropriately lit, overlooked by the of documents on
public rooms of buildings (e.g. living rooms, café seating areas), and enclosed 8. Have steps been taken to ensure the conservation and enhancement of any Biodiversity, landscape
by buildings with frequent entrances? archaeology, wildlife and habitats found on site, and are they incorporated into the and the historic
proposals? environment which
50. Are the storage spaces, such as car and cycle parking, overlooked and where
are listed in the Useful
appropriate within secure areas? 9. Have steps been taken to ensure that significant vegetation and trees are
References at the end
retained and become an asset within the new development? of this document.
51. Does the specification of the boundary treatments, windows, doors and garage
doors, together with their associated locks, secure an area and/or building in a 10. Is the development within the Forest of Avon area and if so, how will it contribute
manner that respects and enhances the character of an area? to the objectives of the forest?
16 5
“…include a proper
assessment of the Beginning the design process Good quality building design "As well as respecting
the context and
character of the local character, new
built and natural development should
environment of the Legend of itself be of good
site and its context quality. Attention
Site Boundary
and the impact upon Ponds, streams and should be paid to…
drainage ditches
it of the proposed Overhead power Lines producing buildings

development.” Lyde Green common that are durable and
(Local Plan para. 3.8) Site of Nature Conservation
Interest adaptable.”
Other vegetation of key importan
and vegetation of considerable (Local Plan para 3.6)
importance
"In order to achieve TPOs
good design, the Route of Roman Road
Major Roads
Council will, where Contours
“Local planning
appropriate, seek to Public Rights of Way authorities should not
Listed Buildings
work with developers Sites And Monuments Record
attempt to impose
entry (archeological sites)
in the preparation of architectural styles or
site specific planning
Water Main
Gas Main
Good building design is less to do with a particular style and more to do with the particular tastes and
guidance i.e. concept District
successful co-ordination of proportions, materials, colour and detail and how these they should not stifle
Centre Notes:
statements and/or See the Environmental Statement(s)
for locations of main badger sets and
relate to the character and identity of the surroundings as well as the constraints and innovation, originality
outlying/subsidary badger sets.
development briefs and opportunities of the site. The building also needs to be functional and work well for its or initiative through
masterplans ...These intended users, including good space standards, natural light, energy efficiency and unsubstantiated
N
will be subject to requirements to
a
sound insulation.
public participation and conform to certain
consultation." (Local Details must be considered as an integral part of the building and not an add-on. development forms or
Few development sites come as flat, empty blocks of land. Some are rich in
Plan para 3.10) Particular care must be given to profiles, corners, roof lines, how the building meets styles. It is, however,
archaeology or wildlife, or contain important landscape or boundary features. In others proper to seek to
the ground and fits into the landscape, together with the location and detail of building
“The outcomes buildings are listed, or locally listed, or within a conservation area or the AONB. The promote or reinforce
services (such as: plant rooms; lift over-runs; extract fans; TV aerials; satellite dishes;
from planning site may be prone to flooding or a previous use may have contaminated the land. local distinctiveness…”
affect everyone, and meter cupboards), as these will have a significant effect on the overall impression (PPS1 para 38)
Preservation orders may apply to some trees, or there may be other natural features
and everyone must of the building.
and/or changes in level that contribute to the local character and biodiversity. There
therefore have the
may also be attractive views out as well as important views to or across the site. Access to and around buildings must be easy for all, and buildings themselves must
opportunity to play
a role in delivering
be designed to allow future adaptation. This is particularity important for residential
Consulting the local community early in the design process can help to make sure a development, as residents can alter their homes to cope with changing lifestyles whilst
effective and inclusive
planning. Community development reflects the community needs as well as encouraging local people to get remaining within a community. The potential to convert the loft space or extend the
involvement is vitally involved. The Council’s encourages all applicants to consult the local community prior property to the back or side is valuable. Houses and apartments can be designed
important to planning to submitting an application as this can to speed up the development control process. without internal load-bearing walls, which allows partitions to be added or removed
and the achievement For large scale development, the preparation of urban design guidance can be an to suit the owner’s needs. Also rooms need to be large enough to allow them to be
of sustainable effective means to engage the local community and communicate a vision1.
development.”
used in a variety of ways, for example, as a work space, study, bedroom or playroom.
(PPS1 para 40) Residential development that commits to achieving Lifetime Homes accreditation will
Appraising the site and its surroundings, and consulting the local community are
be considered to answer question 55 and 56 positively5.
essential first steps in the design process. The information collected needs to be
evaluated and any conflicts resolved, which can be summarised in a Constraints and
Key Questions
1The Council’s Opportunities Plan, and provide all stakeholders with an understanding of the site and
emerging Statement the surroundings as well as firm foundation from which a design can emerge. 52. Do the building(s) exhibit architectural quality in a manner that respects or
of Community
enhances the character of the area, especially: at corners; at roof lines; where
Involvement (SCI) Key Questions the building meets the ground; and the location and detailing of services?
will set out the
requirements for 1. Has the site and its context been appraised, identifying all the factors that 53. Will the building or space work well for its intended user and take full advantage 5 Lifetime Homes
applicants to consult contribute to its character and locality, as well as other planned development? of the opportunities of the site (e.g. views)? Standard 4 requires
local communities
2. Does the development require an Environmental Impact Assessment 54. Have materials been selected and detailed to respect and enhance the local covered main entrance
prior to submitting
to every dwelling.
applications of a
3. For large scale development, has the local community been consulted and character and be of good quality in themselves?
which may put an
certain size and/or
type.
participated in the design process as set out with the Council’s SCI? 55. Has the building(s) been designed so that all people can easily access it (eg is unreasonable design
the entrance obvious), and easily move within it? constraint on higher
4. Has a constraints and opportunities plan been produced? density development.
5. Has a conceptual design been prepared, which has taken account of any 56. Has the building(s) been designed to allow easy adaptation, conversion or This aspect of the
a: Constraints Plan for extension? standard is therefore,
Emersons Green East community consultation and has clearly emerged from the appraisal of the site?
Development Brief not required to be met.
4 17
“Planning policies
Stage 1
ASSESSMENT
Applying the key questions to applications The policy context should promote high
quality inclusive design
This Checklist asks 56 key questions that are grouped under 12 topics. At first, National Policy in the layout of new
developments and
the number and length of questions may seem onerous and daunting. However, if
At the end of this stage Planning Policy Statement 1 - Delivering Sustainable Development - makes it clear that individual buildings
applicants/agents follow the design process recommended by Circular 01/2006 of:
ask Key Questions: “Good design ensures attractive, useable, durable and adaptable places and is a key in terms of function
Q1. Q2. Q6. Q7.
assessment; involvement; evaluation; and design, relevant key questions need only be and impact, not just
element in achieving sustainable development. Good design is indivisible from good
Q.14 Q15. answer at the end of each stage. for the short term but
planning.” (para 33)
over the lifetime of the
Stage 1 - Assessment
development. Design
This stage applies to all types of development. Applicants / agents should which fails to take the
Stage 2 Local Plan Policy
demonstrate that they have looked at the context of the site and its surroundings. opportunities available
INVOLVEMENT
The size of the area to be surveyed and the detail of the survey will depend on the The South Gloucestershire Local Plan (Adopted January 2006), (the Local Plan), for improving the
sensitivity and the scale of the development. The assessment should appraise the includes a range of policies that relate to the design of the built and natural character and quality of
physical, social and economic characteristics of the site and the surroundings as well environments. In particular, Policy D1 sets outs the Council’s position on design: an area should not be
At the end of this stage accepted” (PPS1 para
ask Key Questions: as existing planning policies.
13 key principle iv)
Q3. Development will only be permitted where good standards of site planning and design
Stage 2 - Involvement
are achieved. In particular, proposals will be required to demonstrate that:
The Council encourages all applicants to discuss their proposals with the local
community as this will help to speed up the development control process. The A. Siting, overall layout, density, form, scale, height, massing, detailing, colour and
Stage 3 “In planning for the
extent of such consultation will depend on the sensitivity and scale of the proposal. materials, are informed by, respect and enhance the character, distinctiveness and achievement of high
EVALUATION Applicants / agents for large scale developments should consult local communities in amenity of both the site and locality; and quality and inclusive
accordance with the Council’s Statement of Community Involvement (SCI). design, planning
B. Existing features of landscape, nature conservation, heritage or amenity value,
authorities should
At the end of this stage Applicants / agents should clearly show what groups, people and, where appropriate, including rights of way, are safeguarded and enhanced through incorporation into have regard to good
ask Key Questions: specialist consultants have been consulted and how the findings of any consultations development; and practice set out in
Q4. Q11. Q12. Q13. have informed decisions about the scheme’s development. By Design - Urban
C. The landscape and urban design proposals for all external areas of the site form an
design in the planning
Stage 3 - Evaluation integral part of the character of the design for the site and are of a scale and system: towards better
This stage applies to all types of development. Applicants / agents should evaluate character which is appropriate to that of the development proposed and the practice; By Design
Stage 4a the information collected in the previous two stages and identify opportunities and surrounding landscape and townscape; and - better places to live;
STRATEGIC constraints that will inform the scheme. Evaluation may involve resolving conflicting Safer Places - the
DESIGN D. Access into and through the development is safe, secure, convenient and attractive Planning System and
issues. Different options for development should be explored and a preferred option
to pedestrians, cyclists, people with disabilities and, where relevant, public Crime Prevention; and
brought forward.
transport, and is well integrated into the wider network of links; and Planning and Access
Stage 4 – Design for Disabled People: A
At the end of this stage E. Access into the development (where required) is safe for cars and other road Good Practice Guide.”
ask Key Questions: Once the development options have been evaluated and any potential conflicts
vehicles; and (PPS1 para 37)
Q5. Q8. Q9. Q10. resolved, the scheme design can start which should be guided by earlier stages and
Q16. Q17. Q18. Q19. can be divided into two closely linked stages: Strategic Design Issues; and Detailed F. The overall layout and design takes account of personal safety; security and crime
Q20. Q21. Q22. Q24. Design Issues. prevention; and
Q25. Q26. Q27. Q28.
Q29. Q30. Q31. Q32. Strategic Design Issues G. The design, density, orientation and location of buildings and associated
Q33. Q34. Q43. Q44. This sub-stage generally applies to large developments and normally requires design landscape proposals seek to achieve energy conservation and the protection of
guidance (such as a masterplan) to illustrate the strategic design and demonstrate it environmental resources; and
can be implemented. However, there are some questions that will apply to all types H. Adequate provision is made for the storage and collection of waste and
of development. At this stage it is important to consider strategic issues such as: recyclable materials and, in larger development, recycling on site.
Stage 4b
creating an urban structure; making connections, ensuring the form and scale of
DETAILED
building are informed by the surroundings; and strategies for energy, resource and
DESIGN
waste minimisation and collection, car parking, and architecture.
Detailed Design Issues
At the end of this stage This sub-stage applies to all scales of development and will usually be considered at
ask Key Questions: the reserved matters / detailed planning application stage. Larger development will
Q23. Q35. Q36. Q37. normally require design codes to guide the detailed design. At this stage it is important
Q38. Q39. Q40. Q41. to consider the detailed design of streets and open spaces (including integration of car
Q42. Q45. Q46. Q47
parking into such spaces), appearance and layout of buildings.
Q48. Q49. Q50. Q51.
Q52. Q53. Q54. Q55.
Q56.
18 3
What key questions apply to my development?

Introduction
Due to the complexity of a particular site and development, the Council cannot identify
This checklist provides additional planning guidance on design matters covered by which key questions are relevant to each type of development. Applicants and their
the South Gloucestershire Local Plan (Adopted January 2006), and was adopted by agents should therefore answer all key questions in their design and access statement
the Council as a Supplementary Planning Document (Adopted August 2007). It will be and identify those that are relevant. This will help applicants and their agents to explain
taken into account as a material consideration when the Council assesses and makes and justify their proposals. Below is an example of fictional application to demolish a
decisions on planning applications. house and erect eight residential units, which shows how some of the key questions
could be answered.
This checklist will help achieve good quality, sustainable design. It does this by asking
56 key questions, which are grouped under 12 topics. If applicants/agents follow Q1 The site and its context has been appraised and included in Section 1 of our design and access statement.
the design process recommended by Circular 01/2006 of: assessment; involvement; Q2 The development does not require an EIA.
evaluation; and design, certain key questions need only to be answered at the end of Q3 In accordance with the Council’s SCI, community consultation is not necessary for our application.
each stage. (see page18 for details). However, we have consulted the neighbours and a schedule of their comments, together with how we have
taken account of their comments are included in Appendix A of our design and access statement.
Q4 A constraints and opportunities plan is included in Section C of our design and access statement.
The key questions apply to all types of development throughout South
Gloucestershire, although they will have a different significance depending on the Q5 A conceptual design was prepared and was considered appropriate by Council Officers at our
type of development and the proposed site and, indeed, some may be irrelevant. pre-application meeting (see Appendix B of our design and access statement for minutes of the meeting).
The individual circumstances of an application and/or its site may require other Q6 We have undertaken investigations and established that the site and its surroundings have no
questions not included in this checklist to be asked. archaeological value, nor does it have or potentially have value for wildlife.
Q7 No archaeology exists on the site. Existing trees and vegetation have been surveyed and shown on our
Definitions, existing site plan. Existing trees are not subject to a TPO.
Each topic has a separate page, which highlights the pertinent issues, provides
policies & Q8 As noted in response to key question 6, the site has no value for archaeology or wildlife. This question is
further reading
definitions and further reading as well as policies and text to support the issues (see
diagram opposite). Topics are often interdependent on each other and therefore it is therefore irrelevant.
Topic
heading Images to important to regard this document as a complete piece of work rather than ‘cherry- Q9 See response to question 6 and 8.
support
the text pick’ individual topics and questions. Q10 The development site is not within the Forest of Avon Area. This question is therefore irrelevant.
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is shown in Section 2 of our design and access statement. The amount of development is below the Council’s
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Q14 Due to numerous constraints on the site (identified in our constraints and opportunities plan), it is not
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Statement. The requirements are set out in more detail in DCLG Circular 01/2006
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possible to maximise its development potential. However, the development is within the density range
dated 12th June 2006. Not submitting a Design and Access Statement for such
identified in response to question 11.
applications, will result in the application being invalid.
Key Text Q15 The different types of public open space within a walking distance of the site are identified in Section 1 of
Questions
our design and access statement. This analysis show the site has access to variety of different types of
Applicants and their Agents must take this Checklist into account when designing their public open space.
Structure of the Topic
pages schemes and, as a matter of good practice, their answers to the key questions should
Q16 The houses are provided with rear gardens of an appropriate size. Most of the flats are provided with
be included in the Design and Access Statement. Applicants that cannot positively
balconies. Also, an area of shared open space is provided in a location where it is accessible to all residents.
answer all the questions relevant to the development type and site are unlikely to meet
the high quality design expected by central government policy and local plan policy. If Q17 The development is not of sufficient size to require formal public open space provision. This question is
therefore irrelevant.
an applicant cannot answer a question positively (it may be irrelevant or may conflict
with other questions), they must justify why in their Design and Access Statement. Q18 The development connects into the existing movement network as shown in Section 4 of our design and
* Guidance on how access statement. As identified in our constraints and opportunities plan, no opportunities exist for our
to read, write development to connect into the wider green infrastructure.
and use Q19 Section 5 of our design and access statement explains our strategies for minimising the use of energy
Design and Access Council Officers and Members will ask the key questions to help in the assessment
and natural resources as well as the production of waste. We have assessed our strategies through a
Statements can of the design quality of an application. They will use this assessment to help decide preliminary Code for Sustainable Homes assessment, which indicates we will achieve Level 3.
be found at the whether the design aspects of an application will meet the policy requirements and
CABE website: if an application is good enough to approve.
www.cabe.org.uk Examples of answers to the South Gloucestershire Design Checklist Key Questions
2 19
South Gloucestershire Design Checklist : August 2007
Adopted August 2007

The South Gloucestershire
Some Useful References and Waste Audits
South Gloucestershire Council SPG (July 2002)
Design Checklist
Links
The following is a selective list of references and links
that are useful in designing development proposals. It
Explains what is required of a waste audit to meet the
provisions of Policy 37 of The Minerals and Waste Local Supplementary Planning Document
Plan.
is not, however, and exhaustive list.
Other References and Links.
South Gloucestershire Council Publications available at
www.southglos.gov.uk. By Design – Better places to live - A companion
guide to PPG3
Biodiversity and the Planning Process DTLR & CABE 2001
South Gloucestershire Council. (Planning guidance
approved November 2005) By Design. Urban design in the Planning System:
Towards a Better Practice.
Conservation Area Character Appraisals DTLR and CABE 2000
South Gloucestershire Council, available for
most of the Conservation Areas with the South Car Parking – What Works Where?
Gloucestershire area. English Partnerships 2006
The Minerals and Waste Local Plan The Commission for Architecture and the Built
(adopted May 2002) Environment (CABE)
South Gloucestershire Council 2002 The government’s advisor on architecture, urban design
and public space www.cabe.org.uk
Landscape Character Assessment
(adopted August 2005) Home Zone – Design Guidelines
South Gloucestershire Council SPD IHE 2002
Play Policy and Strategy Environment Agency

South Gloucestershire Council (December 2006) Protects and improves the air, land and water within
Sets out the Councils understanding of play and England www.environment-agency.org.uk
confirms its commitments for play, hanging-out and
informal recreation. Forest of Avon
www.forestofavon.org
South Gloucestershire Local Plan
(adopted January 2006) Manual for Streets
South Gloucestershire Council 2006 The Department for Communities and Local
Government, the Department for Transport and the
Statement of Community Involvement Welsh Assembly Government 2007
Explains how everyone can be involved in preparing
new development plans and in consulting on Lifetime Homes
planning applications. (emerging) www.lifetimehomes.org.uk
Trees on Development Sites Places, Streets and Movement:

South Gloucestershire Council (Planning guidance A companion guide to Design Bulletin 32 – Residential
adopted November 2005) roads and footpaths DETR 1998a
Sustainable Drainage Systems Safer Places – The Planning System and Crime
South Gloucestershire Council (August 2002) Prevention.
ODPM and Llewelyn Davies 2004
The Local List
South Gloucestershire Council SPD (emerging) Urban Design Compendium
English Partnerships & The Housing Corporation 2001
This checklist will help to achieve high

This information can be made available in other standards of sustainable design that responds
languages, in large print, Braille or on audio tape. to its surroundings.
Please phone 01454 868004 if you need any of these or
any other help to access Council services.
South Gloucestershire Council Design & Print ref: 2691/10/07
on recycled paper 75% post consumer waste
www.southglos.gov.uk
access free at your local library
20

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Design Checklist Design and Landscape SPD

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South Gloucestershire Design Checklist : August 2007

Adopted August 2007

Play Policy and Strategy Environment Agency

Trees on Development Sites Places, Streets and Movement:

This checklist will help to achieve high

What key questions apply to my development?

Using the checklist in design and access

question is therefore irrelevant.

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it of the proposed Overhead power Lines producing buildings

"In order to achieve TPOs

good design, the Route of Roman Road

“Designing out crime

“Proposals for residential

A legible environment is Balconies

“Proposals will be required

“Developers, local “Proposals will

“Proposals will be required

“Developers, local “Proposals will

A legible environment is Balconies

“Proposals for residential

“Designing out crime

it of the proposed Overhead power Lines producing buildings

"In order to achieve TPOs

good design, the Route of Roman Road

What key questions apply to my development?

Using the checklist in design and access

question is therefore irrelevant.

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Adopted August 2007

Play Policy and Strategy Environment Agency

Trees on Development Sites Places, Streets and Movement:

This checklist will help to achieve high

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