Guidance
Note 6
Residential Layout and Redevelopment |
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INTRODUCTION
1. The principal aim of establishing
this guidance is to ensure a successful residential layout, i.e. a living
environment which is attractive, functional, efficient, safe and secure and
which will stand the test of time.
2. Any proposal will firstly need to
be assessed in terms of whether the use is acceptable in principle. In this regard, the policies of the local
plan, particularly policy DQ1 will be important. Also the mix of houses within a development
will be important in terms of providing affordable and smaller houses, and
reference is also made to policies HMU1 and HMU2.
3. This guidance note is not
intended to stifle architectural freedom, but sets out the principles and
criteria which will be applied in the assessment of the layout and design of
new development and redevelopment.
4. Where development is proposed in
Conservation Areas and Townscape Protection Areas, applicants are advised that
higher standards of design will be required in these areas. Particularly high standards of design are
also expected within the grounds/settings of Listed Buildings. For more detailed guidance regarding these
areas and sites please refer to the Guidance Note on Built Heritage.
5. The first step in assessing a
site, and before considering the type of development, is to establish the
opportunities available on the site i.e. landscape setting, natural features,
services, access, shape of site, slopes and ground conditions, as well as how
the site relates to built development around it. These will have an important
influence on the design, layout and particularly the density of development
which can be achieved.
6. Developers are advised to consult
the Scottish Executive’s Planning Advice Note (PAN) 44 ‘Fitting new houses into
the landscape’. This provides advice on good practice, including design
principles for larger developments on the edge of built up areas. The aims are
to assist achieving residential developments which are in harmony with their
landscape setting and which make a positive contribution to the character of
existing settlements.
GUIDANCE
Design
7. The Council will expect a high
quality of design in any new development, respecting the local character of an
area and local vernacular styles and use of materials - policies DQ2 and
DQ2A-2C will apply. The terms of the policy have not been repeated here but the
following give some additional guidance to applicants for planning permission.
Density
8. Dwelling density is a principal
determinant of the character of new developments. It is not possible to adopt a single approach
to the question of density since there are many variables involved. The Local
Plan, in line with government thinking, encourages higher density development
in accessible locations, providing that open space and parking standards are
met (see policy DQ 2). This allows the most effective use of centrally located
urban land. In fact, the trend is now moving towards providing minimum density
standards in order to ensure high densities in such situations.
9 On the other hand, more suburban
and outlying sites which are not accessible by public transport will be
expected to have lower building densities, which probably better reflects the
surrounding character and results in reduced car journeys. Within Conservation
Areas and Townscape Protection Areas, density in character with the surrounding
environment is particularly expected.
10. Density should generally:
a. be related to adjacent residential development of a similar
character; and
b. allow for the principle that houses can be extended without needing
planning permission.
11. Additionally:
a. Flatted development should be in the range of 25 - 35 flats/hectare,
variable upwards if the design is satisfactory in terms of the guidance above
and particularly if in locations accessible by public transport.
b. Housing development in accessible urban locations will be expected
to be of relatively high density, in the range of 25 - 30 dwellings/hectare.
c. Housing development in less accessible suburban locations will be
expected to have a lower density, in the range of 17 - 25 dwellings/hectare.
Distance
Between Dwellings
12. The distance between dwellings
is an important aspect of a dwellings setting, functionality and visual
amenity. In all developments the Council
will seek to uphold the following minimum standards: -
a. detached properties should not be less than 4 metres apart. This distance should be achieved with 3
metres at one side of the property, to allow provision of a driveway, and 1
metre at the other. In adjacent
properties these distances should abut each other to achieve the 4 metre
minimum distance.
b. detached properties with single storey integral garages, where they
abut the boundary, should not be less than 3 metres apart.
c. semi-detached and end terraced properties should not be less than 6
metres apart. This distance should be
achieved with the provision of 3 metres between the property and the boundary
with the adjacent dwelling to allow for the provision of a driveway.
It is accepted that these
distances are likely to be impacted upon as housing areas mature and residents
seek to extend their properties (see the Guidance Note on House Extensions and
Garages). Allowing for this future flexibility makes it all the more important
that distance standards are adhered to when residential areas are first laid
out.
Roads and
Parking
13. The Council are proposing to
review the current roads and parking standards as contained in the Roads
Development Guide 1995. The Council will uphold the standards as set out in
that Guide or any replacement standards.
Reference is made to Policies DQ2B & TRANS 1C. The following points
however should particularly be noted:
a. the Council favours pedestrian orientated residential lay-outs
incorporating novel road layouts or pedestrian/vehicular segregation,
b. where housing density is high, public off-street parking will be
required,
c. garages should have a minimum internal width of 2.7 metres in order
to allow its effective use for the garaging of a standard family car.
14. Each house feu should have an
area of private garden ground commensurate with the living needs of its likely
inhabitants. The minimum standard is 40
square metres of private garden per bedroom (or potential bedroom). This minimum area of private garden ground
should be achieved in tandem with private garden ground to the rear of each
house being a minimum of 9 metres in length to ensure adequate privacy and
scope for future extension.
15. All flatted developments should
have sizeable provision of open space in order to have amenity and drying green
areas. Whilst higher densities in flatted developments may be permitted (see
above) as compared to other housing developments, this will not be an excuse to
reduce amenity space to unacceptably low levels. The minimum standard that should be met at
all flatted developments is 20 square metres per bedroom (or potential bedroom)
of open space which is reasonably private to the residents.
16. Within each development public
recreational ground and open space should be provided at the levels indicated
in the local plan policy OS 3 and as further explained in the Guidance Note on
Open Space.
Security and
safety
17. Guidance Note 16 - Designing Out Crime deals with this issue, and the
Council encourages architects and developers to consult and discuss their plans
at an early stage with the Strathclyde Police Architectural Liaison Officer in
order to be aware of appropriate crime prevention measures which could be
included in their development. Residential layouts should provide a safe and
secure environment by ensuring that car parks and footpaths, where possible,
are well lit and overlooked by houses. Layout and planting should not provide
secluded or dark areas.
18. All services should be
underground.
Should you require any further information please do not hesitate to
contact :
The Planning Office, Development Quality Section,
The Triangle,
Bishopbriggs G64 2TR
Tel: 0141 578 8000