PFL 03/01 Master...are also best suited to achieving higher densities of development with densities increasing towards the city centre, local centres and along public transport corridors

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Introduction- the background- the approach- the format- the requirements- the main principles

Places not Estates- mix the uses- mix the house types- sub-divide development sites- build to higher densities- provide focal space

Moving Around Easily- provide convenient routes- consider the wider area- provide access for all- balance the needs of cars and pedestrians

Safe Places, Private Spaces- define the public and private realm- build active fronts and private backs- achieve security through good design- design attractive streets and spaces

Building for The Future- determine the impact of development- re-use existing buildings- consider future change- minimise environmental harm- ‘green’ the city

Build on Local Character- study the context- respond to the context

AppendicesA - numerical standardsB - further reading

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Adopted by Birmingham City Council Regeneration Advisory Teamas Supplementary Planning Guidance

RESIDENTIAL development isthe major land use inBirmingham and the majority ofnew development proposalswithin the city will continue tobe for new homes. It isimportant that residential areasare desirable, sustainable andenduring. They should providegood quality accommodation ina safe and attractiveenvironment, which peoplechoose as a place to live.

Birmingham has manydesirable and attractiveresidential areas and it isessential we continue thistradition. Birmingham incommon with most other citieshas suffered fromcomprehensive redevelopmentand failed experiments inhousing design, layout andconstruction. Similarly volumehouse builders with standardhouse types combined oftenwith inflexible planning andhighways standards haveresulted in many areas ofcharacterless housing that canbe seen anywhere in thecountry. Where previously wecreated places, we now buildhousing estates.

introduction

introductionthe background

2

One of the main issues we mustaddress is making residentialdevelopment more sustainable.We need to encourage walking,cycling and the use of publictransport and allow easy accessfor everyone - including peoplewithout a car. Furthermore thebuildings should be adaptable,well insulated and generally ofthe highest quality. The use ofenvironmentally friendlymaterials, sustainable drainage,water and waste recycling andthe use of alternative energyshould also be considered if weare serious about sustainability.

On a positive note Birminghamhas made great strides in recentyears with many new highquality developments that seekto address these issues but morecould still be done. This guideshould help everyone involvedin housing development achievehigh quality and sustainable‘places for living’.

introduction

3

Many developments are a positive step forward.

The Mailbox - housing as part of a mixed use development.

There is still much to be done to improve the

quality of housing development.

Unsuccessful experiments in new forms of

housing design, layout and construction on a

national scale has affected Birmingham as

much as anywhere.

introduction

PLACES FOR LIVING is aimed tobe both inspiring and positive inencouraging quality residentialproposals. This has resulted ina fresh examination ofstandards. Whilst standardsexist in order to ensuredevelopments meet certainobjectives such as safety andprivacy, they can reduceeverything to the lowestcommon denominatorparticularly if interpretedinflexibly. Standards can providea useful guideline in the designprocess, however the mainfocus should be on achievingthe objectives behind thestandards. The aim is to focuson qualitative rather thansimply quantitative issues. Theapproach also builds on nationaladvice such as PPG3, By Design,Places, Streets and Movementas well as the work of the UrbanTask Force.

This guide aims to be asobjective as possible, dealingwith basic design issues andprinciples rather than personaltaste with the examples used toillustrate general points. Theguide is intended to positivelyinfluence the developmentprocess as much as theoutcome.

The key is for developers toemploy skilled designers toprovide the best solution foreach particular context and totake a holistic approach todevelopment considering designat an early stage.

THE APPROACH

Builds on the designprinciples set out in theBirmingham Plan.

Focuses on 5 over-ridingprinciples that cover a widerange of issues concernedwith housing development.

Illustrates some of the waysof achieving the principles.

Reserves the use of standardsin certain circumstances (seeAppendix).

THE FORMAT

This guide is divided into fivemain sections. Each sectionstarts with a generalintroduction outlining the mainissues followed by theprinciples. These take the formof policy statements with ajustification.

introduction

the approachto residential design guidance

4

The principles are based on tried and tested methods of building successful places...

THE REQUIREMENTS

All proposals will be judged ontheir own merits. Proposalsthat follow the spirit of theguidance will be receivedpositively. Conversely poorquality proposals that ignore theissues and the requirements willbe unlikely to gain consent. Tohelp in assessing proposals thefollowing should be produced asa minimum:

Existing and proposed floorplans, elevations and relevantsections.

A plan showing thedevelopment in its widercontext.

Contextual photographs.

A topographical/tree surveywhere appropriate (existingand proposed).

A design statement.

The design statement shouldoutline how the principles havebeen achieved (or a justificationof why they haven’t beenachieved). The degree of detailwill depend on the size andnature of the proposeddevelopment (see also ‘build onlocal character’). For larger ormore complex proposals orproposals on sensitive sites,perspectives and/or axonometricdrawings may be requested. Athree-dimensional master planmay also be required,particularly for large scaledevelopments.

The involvement of thePlanning Authority, the localcommunity and other relevantbodies at an early stage wouldalso be advisable to speed up thedecision making process andarrive at a mutually agreeablesolution.

THE MAIN PRINCIPLES

1.places not estates - Successfuldevelopments must addresswider issues than simplybuilding houses and createdistinctive places that offer achoice of housing andcomplementary activitiesnearby.

2. moving around easily - Placesshould be linked up with short,direct public routes overlookedby frontages.

3. safe places, private spaces -Places must be safe andattractive with a clear divisionbetween public and privatespace.

4. building for the future -Buildings and spaces should beadaptable to enhance their long-term viability and built so theyharm the environment as littleas possible.

5. build on local character -Developers must consider thecontext and exploit andstrengthen the characteristicsthat make an area special.

The principles are based ontried and tested methods ofbuilding successful places thathave often been ignored orforgotten until recently. Theyalso build on the experience ofrecent successful developmentsin Birmingham and elsewhere.

The examples accompanyingthe principles are not intendedas solutions but are included toillustrate the points. There canbe many ways to achieve theobjectives. This guide isintended to support andencourage everyone involved indelivering quality developments.It also highlights the role gooddesign can play in achievingplaces that are successful andsustainable in social, economicand environmental terms.

introduction

5

...as well as drawing on the experience of successful recent examples.

1 DEVELOPMENT should addressthe needs of the wholecommunity. We should avoidbuilding housing estates thathave few facilities and a limitedchoice of built form and tenure.This is socially divisive and canencourage a reliance on the carputting many people at adisadvantage. The aim shouldbe to build accessible places thatoffer a choice of housing andcomplementary activitiesnearby.

places not estates

placesnot estates

6

The aim should be to build accessible

places that offer a choice of housing

and complementary activities nearby.

Kings Heath - an area

with a close mix of uses.

Where appropriate, uses should be

mixed within streets and/or buildings.

Such ‘walkable neighbourhoods’(see also ‘moving around easily’)are also best suited to achievinghigher densities of developmentwith densities increasingtowards the city centre, localcentres and along publictransport corridors. PPG 3suggests residential densitiesshould not fall below 30-50dwellings per hectare in order tomake an efficient use of land.The City Council UnitaryDevelopment Plan suggests thatdensities of at least 100dwellings per hectare will beexpected on sites within the CityCentre, 50 dwellings per hectarein other centres and withincorridors well served by publictransport and 40 dwellings perhectare elsewhere. Whilst thisis a useful guide, the issue ofdensity is very complex. Thereare many additional factors toconsider such as the form ofdevelopment, the scale ofdevelopment, the totalcatchment population, thedegree of connectivity and themeasure of density. A particularconcern is context and character.Whilst high density forms inthe appropriate place are to beencouraged, there are areas

where this would not beappropriate particularly wherethere is the loss of buildingsand landscape that reinforce thepositive character of an area.

In practice achieving residentialdensities of 30-50 dwellings perhectare will usually be possiblewhilst still allowing a variety ofdifferent approaches to suit thecontext. High qualitydevelopments can also beprovided at densities that greatlyexceed this figure such as manyof the ‘city living’ developments.In some cases it may beappropriate to build to a lowerdensity for example in largelylandscape dominated settings orheavily constrained sites.Whilst density is a complexsubject, the key is to create goodplaces and provide the bestdesign solution for the site andthe character of the area, withthe density figure used as acheck.

places not estates

7

Mixed tenure street with similar quality

throughout - Poundbury.

Narrow individual plots designed

by different architects.

Schutterstrat, Delft, The Netherlands.

Higher densities should be

encouraged particularly in

the centre, local centres and

routes which are well served

by public transport.

SKETCH BY GEORGE LEICH

MIX THE USESPeople should have easy accessto facilities such as shops,leisure and work opportunities.A compatible mix of usesincluding ‘live/work units’should often be providedparticularly where developmentis proposed close to the citycentre and local centres, mainmovement routes and importantcorners. Other less accessibleareas will have less potential fora mix of uses and will be largelyresidential in character. Theprovision and nature of the mixwill therefore depend on thecontext as well as the scale ofthe development, marketdemand and relevant planningpolicies.

This means there is:The opportunity to walk, cycleor use public transport ratherthan drive.A mix of people, includingthose who work in the area,who can support a good rangeof facilities.Surveillance of the area withpeople present day and night.A reduction in market risk -mixed areas can often adaptmore easily to future trends.The opportunity to addressshortfalls in current provisionof uses and facilities.Locating mixed use in theproper context will betterensure its long term success.

Where uses and tenures aremixed, this should generally bewithin streets and/or buildingsand where practical single storeynon-residential buildings shouldusually have other uses abovesuch as flats. A managementand maintenance agreementwould also be beneficial.

Housing above other uses canincrease densities, provideactivity and surveillancethroughout the day and nightand use land efficiently.Housing can become valuableabove uses such as shopswhere it would not be viableat ground level. A ‘fine grain’of uses can offer morediversity of design and visualcharacter in an area. Management agreements formixed developments canensure long term success.

8

places not estates

Flats above commercial. Large urban ‘villas’.

People should have easy access to facilitiessuch as shops, leisure and work opportunities.

MIX THE HOUSE TYPESLarger proposals shouldconsider a mix of housing type,form and tenure, providing thedesign approach is consistentwith the positive aspects of localcharacter. There should also be asimilar high quality throughout.

A variety of housing type andtenure of the same qualityoffers the opportunity to buildcommunities which avoidsocial exclusion and stigma,making places morephysically and economicallyaccessible.A varied townscape can makeplaces more interesting andmemorable.A range of dwelling types canprovide for the diversecultural, social and physicalneeds of people as well asbetter allowing an area toadapt to social and economicchanges over time.A mix of house type andtenure can ensure thepresence of people at differenttimes of the day makingplaces more secure.

SUB-DIVIDE DEVELOPMENTSITESWhen developing larger sitesconsideration should be given tosub-dividing the site intonarrower development plotsdeveloped and/or designedindividually, particularly wherethis is a positive localcharacteristic.

Narrow plots can add agreater variety of uses andentrances encouraging moreactivity and diversity, Narrow plots can offer moredesign variety and relatebetter to many areas such asparts of the Jewellery Quarterwhere this is a feature.Small plots also help to avoidblank walls when stepping upa slope.

BUILD TO HIGHER DENSITIESThe City Centre, local centresand areas that are well served bypublic transport have thepotential to accommodate ahigher density of development.However on larger sites it isimportant that a range ofdwelling types are provided tocater for different needs.

Compact places can make iteasier for people to walk andcycle to facilities and usepublic transport.More people living andworking locally helps tosupport better - and more -local facilities and servicessuch as shops and publictransport. This also makesenvironmental initiatives likerecycling and combined heatand power schemes moreviable.More local facilities canreduce the need to travel andoffer an increased local choiceto the less mobile.More people living in the citycan reduce the amount ofgreen-field land required forhousing.

places not estates

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Terraced housing. Walk up flats.

Higher densities can be provided in a variety of forms to suit the context. Different building types can allow similar net densities in terms of habitable rooms per hectare.

Whilst higher densities shouldbe provided in appropriatelocations, this is not a universalsolution. It is important in areaswhere lower density forms are apositive characteristic that harmis not caused by insensitive infilland redevelopment at higherdensities. For example in anumber of suburban areaswithin the city the character ofthe area is not just emphasisedby the scale and quality of thedwellings but also by theirspacious settings, large reargardens and mature landscape.The insertion of buildings onsmall plots without the samescale and setting will not beappropriate. In areas wherehigher densities are appropriate,the form and layout should offera high quality living environmentand should relate to the localcontext (see ‘building on localcharacter’). The use ofinnovative high density dwellingtypes will be encouraged.

High density forms are notappropriate everywhere. Anyaspiration to achieve higherdensities must be balanced bycontextual issues if we are toavoid harming thosecharacteristics that make anarea special.Merely upping the density ofsuburban forms and layoutsby squeezing standard housetypes closer together andreducing space standards isunlikely to provide a qualityliving environment. The same density can beprovided in a wide variety offorms, some will be moreappropriate than othersdepending on the context.

PROVIDE FOCAL SPACEOn larger sites there will oftenbe a need for high quality newfocal spaces such as squaresand parks to complement anynew development. These shouldbe functional providing for allages, accessible, serve a localneed and be well overlooked bybuilding fronts. A managementand maintenance agreement willusually be required.

Focal spaces can enhance thecharacter and the quality ofthe environment and canbecome a valuablerecreational facility.

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places not estates

The requirements for the needand size of open space aredetermined by the BirminghamPlan. High quality proposalsthat deliver other public benefitsmay justify a departure from thePlan standard particularly wherethere is already convenientaccess to nearby open space

Meeting a quantitativestandard does not guarantee aquality result. In some casesit may be more beneficial toimprove a nearby existingfacility or provide a smallerspace of an exceptional qualityand usefulness. Occasionallya larger space than thestandard may be beneficial.Creative solutions may also beappropriate such as designingthe street as an amenityspace.

places not estates

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Form and layout should offer ahigh quality living environment.

Parks can enhance the quality of the living environment and are a valuable recreation facility.

The street if properly designed can become a focal space.

IT IS no use having localfacilities and a good bus route ifyou cannot get there easily,particularly on foot. Poorlyintegrated developmentsrequiring a car to get aroundshould be avoided. Localmovement networks must beconsidered in order to providesafe and convenient links by allmeans of transport. The aimshould be to create ‘walkableneighbourhoods’. As a guide‘doorstep facilities’ such as aconvenience shop or newsagentshould ideally be within 2-3minutes safe walk (250m) ofyour home. 5 minutes walk or400m should take you to a localcentre including local shops, apost office and bus stops. Atrain station or major publictransport interchange and aprimary school should ifpossible be within 10 minuteswalk or 800m.

12

moving around easily

2moving aroundeasily

A

B

A

B

Unsafe alleywaysintroduced toovercome limitedchoice ofpedestrian routes

The large block and culs-de-sac layout offers only three

alternative routes from A - B without back tracking

Similar blocks with a connected street layout offers over fifteen different

routes between A - B. Some routes are slightly shorter in length.

PROVIDE CONVENIENTROUTESA fundamental principle of thisdesign guide is to create wellintegrated linked up places.Public routes should beconnected, short, direct, well lit,overlooked by frontages andrelated to desire lines. Goodpublic transport links and easyaccess for pedestrians andcyclists should be inherent indevelopments. Apart fromroutes through parks, canalcorridors and pedestrianisedstreets, isolated pedestrianroutes should be avoided.

More connections to placeslike shops, leisure facilitiesand parks make routesbetween places shorterencouraging more people towalk and cycle.More people will use publictransport if it is moreaccessible.Linked streets make it easierto find your way around andallow people a greater choiceof routes and variety ofexperiences.Commercial developmentscan flourish if they are locatedon main movement routes.Connected streets encouragemore activity which helpspeople feel safe and securewhilst avoiding overconcentrations of traffic andcongestion. Linked streets allow moreflexibility for change in thefuture.Linked streets can avoidwasted space such as largeturning circles for refusevehicles.Isolated pedestrian routes canfeel intimidating.

13

If you can’t get to a facility you can’t use it. The ‘village centre’ can be seen but not accessed from this cul-de-sac.


The aim should be to create

‘walkable neighbourhoods’.

Linked streets are more flexible, offering safe and convenient pedestrian routes

whilst traffic can be managed to avoid concerns about ‘rat running’.

CONSIDER THE WIDER AREAProposals should consider a farwider area than the site itself,particularly on largerdevelopments. Developmentsshould not only be linked upwithin the site (where the scaleof development allows it), butshould integrate with existingroutes to connect to the widerarea, in particular towards mainstreets and public facilities (seealso ‘build on local character).

An analysis of the widercontext can determine thewider movement patternsinforming which links wouldbe beneficial to open up suchas a route to improve accessto local facilities or publictransport and which may beproblematic for example aroute that could encourage‘rat running’. It may alsoinform the potential for newcommercial uses to beintroduced and the size ofdevelopment blocks.

Integrating the developmentprovides more convenientroutes encouraging walkingand cycling, makes it easierfor people to find their wayaround, can improve access topublic transport as well asrelating better to thesurrounding context.

Culs-de-sac can have benefitsbut only as part of an existingnetwork of adequately linkedstreets.

Short culs-de-sac accessedfrom a network of linkedstreets can add variety,encourage childrens play andsometimes make moreefficient use of land.

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Proposals shouldconsider a far widerarea than the site itself.

Pedestrian routes should be integrated with activity...

...and not isolated.


Short culs-de sac can complement an

existing network of linked streets.

PROVIDE ACCESS FOR ALLDevelopments should providefor the needs of everyoneincluding people with disabilitiesand those with prams and push-chairs. This includes dealingwith approach and access tobuildings, adequate andconvenient parking for disabledpeople and use of colour andtactile materials to assist blindand partially sighted people.

Designing for people withdisabilities makes accesseasier for everyone andencourages more people touse public buildings andspaces.

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moving around easilyMAIN STREET

MAIN STREET

MA

IN S

TREE

T LOC

AL C

ENTR

E

SITE

Link the site to the wider area. Generally use

the most connected and direct routes to the

main streets and facilities (not all routes

need to be through vehicular routes).

Designing for people with disabilities

makes access easier for everyone.

Developments should providefor the needs of everyone.

BALANCE THE NEEDS OFCARS AND PEDESTRIANS Streets should do more than justaccommodate traffic. Theyshould offer a safe and attractivespace for everyone who usesthem. A range of street typesfrom boulevards to ‘home zones’can be designed to provide anattractive environment as well asto meet the practicalrequirements of any situation.

Making walking and cycling asafe and pleasant experiencecan do much to encouragepeople to use cars less oftenas well as provide popularplaces to live.

Streets should be designed todiscourage speeding traffic.Local residential streets shouldwhere possible, be designed fora 20mph (or less) speed limit(without significantly impedingemergency vehicles). Particularencouragement will be given tothe creation of sub 10mph‘Home Zones’ on the minorstreets. The ratio of buildingheight to width, street trees,building placement, roadalignment, smaller corner radii,surface textures and physicaltraffic calming measures are allways to reduce vehicle speeds.(‘Vertical’ calming measuresshould not be used on busroutes).

Designing streets for lowvehicle speeds can reduce theseverity and number ofaccidents so streets becomeattractive and useful amenityspace.Reducing speeds throughdesign is self enforcing.

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A range of street types from Boulevards... ...to ‘home zones’ can be safe, attractive and balance all requirements.

Streets should do more than

just accommodate traffic.

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Frontage parking with shared drives - useful where it is desirable to limit

pavement crossovers eg. fronting main roads or to avoid existing trees.

On street parking between pavement build-outs.

Wider frontage housing can accept frontage parking whilst still allowing a

reasonable area for soft landscaping

Parking to the side can allow the housing to be set forward containing the street.

A shared drive to garaging at the rear allows the housing to be set forward

and closely spaced maintaining street enclosure.

Secure cycle parking should beincorporated in a convenientlocation within developments.

Secure cycle storage canencourage people to cyclerather than drive.

Car parking should not dominatedevelopments. The manner andlevel of car parking will bejudged on the merits of eachsituation and context. Parkingshould however be locatedwhere it can be supervised.Initiatives such as local poolcars, car free tenures and sellingparking spaces separately fromthe dwellings will beencouraged.

The manner and level ofparking provision can allowhigher densities where this isappropriate with moreamenity space and moreactive frontages and streets.Over provision of car parkingcan encourage car use andspoil the quality of a place.High parking provision is notappropriate where alternativemeans of transport are readilyavailable. Housing which costs lesswithout parking canencourage people not to owna car, can increase densitiesand provide more affordablehousing.

Whilst basement or rearcourtyard parking can avoiddominating the frontage withparked cars, it should be secure,well designed and properlymanaged. There should be aparticularly good justification forrear courtyard parking for familyhousing, as it can be difficult toachieve a satisfactory result.

Unless gated and wellmanaged, rear courtyardparking can allowunauthorised access to therear of properties and in thecase of family houses inparticular, can reduce backgarden sizes and impact onamenity.

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Secure cycle storage should be provided.

Basement/rear courtyard parking should be secure and well managed.

Wider frontage housing can accept a garage and still

provide a significant main window at ground floor.


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The garage does not dominate on a narrow frontage

house by providing it partly at basement level.

AS WELL as being able to movearound easily people should feelthe place is safe and attractive asthey do so. Streets and publicspaces should be designed so asmany people as possible want touse them helping to foster asense of community. At thesame time people living in theseareas need to feel their homesare private whilst havingconvenient access to facilities.

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3safe places,

private spaces

Backs within a block

Fronts onto the street

Building fronts should face public space whilst backs

should be private and be contained within a block.

SKETCH BY GEORGE LEICH

safe places, private spaces

DEFINE THE PUBLIC ANDPRIVATE REALMThere should be a cleardefinition of the public andprivate realm. Building frontsshould overlook public space,including streets, parks andcanals. In many cases publicspace in front of dwellingsshould also be defined by lowfront boundary walls/hedgingrather than leave an open frontgarden area (exact boundarytreatment will often be set by thecontext). Backs should beprivate and face other backswithin a development blockallowing secure spaces such ascourtyards or gardens to beformed. Backing onto publicspace should be avoided.

Fronts facing public spaceprovide natural surveillanceso streets feel safer.Fronts improve the visualcharacter of the public realm.Low front walls providedefinition to the public realmas well as a defensible space(this may be inappropriate insome areas such as theJewellery Quarter wheredevelopment is usually at theback of pavement).

Backs facing backs within ablock increases security andprivacy and can provide aquiet amenity space. The rear of properties withhigh fences and walls backingonto public space are visuallydisruptive and fail to create asense of place. They alsoreduce overlooking of publicareas and can compromisesecurity and privacy.


21

Backing onto public space detracts

from the public realm and can

compromise security and privacy.

Fronts facing public space provide natural

surveillance making places feel safer.

In most cases buildings shouldreinforce and define streets andspaces and follow a coherentbuilding line, usually set fromthe context. Some allowancecan be made for corners, relief inmassing and entrance features.

Buildings directly facingpublic space, with a coherentbuilding line increaselegibility and overlooking ofthe street, and provide a senseof enclosure.

The same principles of definingpublic and private space equallyapply to backland development.Whilst backland developmentwithin an established area mayoften be acceptable, frontsshould not face backs anddevelopments should not bebuilt in tandem i.e. where a newdwelling is in the grounds of anexisting property sharing thesame highway access (bothcommon shortcomings).Proposals should also considerwhether a new link would bepossible/desirable rather than acul-de-sac. Additionally, theeffect on the existing streetfrontage and neighbouringbuildings, local character,existing trees/landscaping,satisfactory access and theamenity of neighbouringoccupants are of primeimportance. Backland development can be

a useful form of infill housingsuch as bringing derelict landinto use. However a highstandard of design andinnovation following theprinciples in this document isrequired to overcome anyconstraints.

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Garages and bin stores deaden the ground floor.

The large steps in the building line

provide a deadening effect on the public

realm and fail to define the street.

BUILD ACTIVE FRONTS ANDPRIVATE BACKSFrontages should be as ‘active’as possible particularly atground floor. Windows to activerooms such as living room andkitchen windows should facepublic space. Features such asbathrooms, bin stores, garagesand blank walls should notdominate the street.

Rooms such as living roomsand kitchens provide the mostpotential surveillance ofpublic space. Bathrooms, binstores and garages provide nosurveillance and deaden thestreet where they dominate.

The main access to buildingsshould be from the public realmwith well-defined entrances atfrequent intervals. Entrances -the transition between publicand private space - should bedesigned to be obvious andaccessible.

More entrance points canencourage more life andactivity onto the street. Thiscan make places feel moresafe and secure.

Flatted developments shouldmaximise front doors onto thestreet and ground floor flatsshould generally have separateentrances.

Ground floor flats with theirown entrances maximisesactivity and minimises unitsaccessed from a commonstair giving people morecontrol. Separate entrances for theground floor also offers moreflexibility such as futureconversion to other uses suchas shops or the creation oflive/work units.

23


Windows add life to the ground floor.

Windows and ‘active’ rooms should face

the public realm.

Frontages should be as ‘active’ aspossible particularly at ground floor.

24


The main access to buildings should be from the public realm

whilst flatted developments should maximise front doors.

Where there is a slope, buildingsshould sit on ‘real ground’ andstep down the hill if it isdesirable to go across ratherthan along ground contours.Large monolithic ‘slabs’ are notacceptable.

Stepping down the hill isvisually desirable, allowsground floor entrances andwindows and avoids blankwalls at ground level.

Corners should be builtpositively to enhance legibilityand visual surveillance of publicspace. Blank gable ends andlarge areas of blank wall shouldbe avoided. Significantoverlooking at the rear should bedesigned out and garden sizesfor corner turning houses will bejudged flexibly with properjustification.(see also ‘buildingfor the future’).

Corners are prominent andimportant features that helpto orientate people andenhance the identity of aplace. Badly designed cornersare particularly noticeable anddetract from the townscape.Blank gables and walls candeaden the street and reducesurveillance as well ascompromising security andrear privacy.Corner plots can be moredifficult to avoid overlookingof neighbouring rear gardensalthough this can be solvedthrough careful design.Adequate garden sizes mayalso be difficult to achieve.However the benefit ofavoiding blank gable ends byturning the corner with abuilding frontage as well asincreased security and privacyto the rear can oftencompensate for this.


25

Buildings should sit on ‘real ground’ and

step down the hill.

Blank gable ends should generally be avoided.

Specially designed corner house. Corner turned with flats.

Traditional corner solution using a double fronted house.

Adequate privacy on the privateside of the development i.e. therear, will have to bedemonstrated.

It is important for residents toenjoy rear privacy tosafeguard their amenity andallow their private space to beuseable. Distance separation(particularly for family houseswith gardens), screening,window size and style,orientation and location ofrooms and circulation spaceare some of the factors toconsider.

On the public side of thedevelopment i.e. the front,privacy is not so criticaltherefore front to front distanceswill be judged flexibly.

Depending on the context,streets should provide a senseof enclosure and/or follow theexisting building line. Streetsthat offer a sense ofcontainment can also appearmore intimate and friendlyand can reduce vehiclespeeds.

Features such as bay windows,balconies and roof terracesshould be encouraged as long asthey relate to the context and donot significantly compromise theprivacy of neighbouringoccupants. (e.g. by allowingdirect overlooking ofneighbouring back gardens).

As well as increasing amenity,these features can addliveliness and interest to thestreet and offer the benefit ofmore potential naturalsurveillance.

26


Adequate privacy to private space will have to be demonstrated.

Features such as balconies can

increase amenity space and add

liveliness and interest.

ACHIEVE SECURITY THROUGHDESIGNSecurity should be achievedthrough careful design. Gateddevelopments should generallybe avoided.

The overtly fortress likeappearance of gates can raisethe fear of crime and preventthe achievement of naturalsurveillance. Gates alsoeffectively privatise areas ofthe city and reducepermeability. Gateddevelopments should not beconfused with gates thatmerely prevent access to therear of properties includingrear parking courts.

Convenient access to the rear ofproperties should beincorporated withoutcompromising security. This canbe achieved through securegated access. In the case ofunbroken terraced housing gated‘tunnel backs’ should be used.Access through the dwelling maybe a solution so long as it isproperly designed toaccommodate this (e.g. astraight passage via a hallwayand kitchen/utility room).

Secure rear access allowsoccupants to more easily usethe space at the rear forexample removing gardenrubbish, storage of refuse,repair and maintenance to therear of the property, storingcycles and building gardensheds, extensions etc.

27


Narrow streets can provide a high quality environment in the right context.

Security gates to developments

should generally be avoided.

Access to the rear should be

incorporated without

compromising security.

Security should be achieved

through careful design.

DESIGN ATTRACTIVE STREETSAND SPACESNew streets and public spacesshould incorporate a publicrealm strategy in their design tomake them safe, attractive anduseable by many people withdifferent needs. General aspectsto consider include: localcharacter, existing landscapefeatures, the size and type ofspace, location and prominence,connections to the wider area,circulation patterns and desirelines, variety of usessurrounding the space, ratio ofbuilding height to width, designof surrounding buildings andmicroclimate.

More detailed designconsiderations include:boundaries and transitions,amount and type of seating,lighting, choice of materials,planting, level changes, publicart, information and signage andmanagement and maintenance.A management and maintenanceagreement will be encouragedfor shared areas not adopted bythe City Council.

Good public space enhancesthe city’s image, provides avaluable amenity andimproves the setting ofsurrounding buildings. Itcalls for careful design andthought about the best use ofspace.

The long term success of anarea is influenced by adequatemanagement andmaintenance to avoid a rundown appearance.Management agreements canalso avoid disputes overresponsibility.

28

Good public space enhancesthe city’s image.


Public space that is poorlylocated, low quality and of aform and layout that limits itsusefulness will NOT beacceptable.

No-one benefits from left overspace that serves littlepurpose. Amenity spaceshould be designed as anintegral and complementarypart of the development.

Boundary treatment shouldenhance public space. Lowquality treatment such aspalisade or close board fencingis seldom appropriate for aboundary to public space.

Good quality boundarytreatments contribute to thevisual character of an area,provide a good transitionbetween public and privateareas and offer security and adefensible space.

Streets and public space shouldbe well lit, avoiding dark corners.It is also important to considerthe impact of buildings at night.

People use public space at alltimes and so should feel safeat all times. Considering theimpact of a building at nightat the design stage can bedramatic and enhance thecity’s landscape.

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Poor quality space

benefits no-one.

Good public space enhances the development

PLACES should be socially,environmentally andeconomically sustainable. Theform and layout of places canreduce car use, resourceconsumption and emissions aswell as create successful andpopular places to live. Equallybuildings and spaces shouldalso be adaptable to enhancetheir long-term viability; and beconstructed in a way thatminimises any harm to theenvironment.

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building for the future

4building

for the future

Good quality existing buildings should be re-used.

DETERMINE THE IMPACT OFDEVELOPMENTConsideration should be given inthe first instance to theenvironmental impact ofdevelopment. For example somesites may be an importantwildlife or recreation resource,subject to flooding or may belocated close to hazardoussubstances making theminappropriate to develop.Consultation with theappropriate bodies will berequired.

It is important we do not loseirreplaceable ecosystems,important recreationalresources or subject futureoccupiers to unnecessarydangers.

RE-USE EXISTING BUILDINGSGood quality existing buildingsshould always be considered forre-use rather than demolitionand replacement.

Re-using buildings avoids theenergy and resource depletionassociated with providing anew building. Retaining and re-usingexisting buildings can avoidwholesale clearance of areas,the loss of local character andthe break-up of communities.Many older buildings can besignificant to the communityand have historic andtownscape importance.A mix of building ages canoffer more variety in thecharacter of an area. A mix of building ages canpotentially lead to a mix ofrental profiles/sales valuesand dwelling types offeringmore choice to people.

CONSIDER FUTURE CHANGEThe form and layout ofdevelopments should considerfuture change for exampleallowing links not currentlyavailable (see also movingaround easily).

It is essential that short-termdecisions do not prejudicebeneficial future changes.

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Good quality existing

buildings should always

be considered for re-use.

Victorian housing has allowed for change, including loft conversions... ...or conversions to other uses.

Easily maintained buildings thatallow flexibility will beencouraged. The structure andlayout of properties should offerthe ability to enlarge and adapt.Lifetime homes go some waytowards achieving this. Roomsizes will also be judged flexiblyif the dwelling size as a whole isadequate and it can bedemonstrated that the rooms areuseable, especially in a numberof ways e.g. a bedroom to astudy, gym or lounge etc.

Easily maintained buildingslast longer and avoid creatinga run down image.Flexible building plans allowpeople to more easily adaptand personalise theirproperties as well as allowingconversion to other uses. Thismakes for more sustainableplaces.

Good space planning canavoid wasted space andensure the maximumflexibility of properties.Internal space is increasinglybeing used in a greater varietyof ways, Birmingham has adiverse population therefore itis important that housingdesign can accommodatevarying and changingpractical and cultural needse.g. provision of large housetypes with two separate livingrooms where required.

Tall buildings for residential useoutside the city centre should beused sparingly and have a verystrong justification. There willalso be an expectation that liftswill be required for multi-levelaccommodation.

Although taller buildings canincrease densities, higherfloors are less accessiblereducing their flexibility.It is often the case thatcomparable densities can beachieved with low to mediumrise due to the need to spacetall buildings further apart toavoid over shadowing andoverlooking.Lifts to upper floors provideeasier access for everyoneespecially the less mobile.

Proposals should consider howeasy it is for the dwelling to bepersonalised by the occupierwithout detriment to thestreetscape.

Personalising propertiesallows people to identify withtheir house, accommodatetheir needs and can also addto the variety and vibrancy ofthe street.

Private amenity space to the rearof properties shoulddemonstrate that it is useablefor a number of activities,particularly for traditional familyhouses. This may include anadequate area for a futureextension to the house (seeAppendix A for garden sizestandards).

The rear of properties giveshouseholders an area forprivate leisure and otheractivities including theenlargement of dwellings tomeet changing needs. Theseopportunities should not belimited by inadequate space.

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Dwellings should allow for personalisation. Rear gardens should be usable for a number of activities.


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In certain circumstances other

forms of amenity space may

be used to offset deficiencies.

Where there is limited or noconventional private amenityspace proposed such as backgardens this may be acceptableparticularly for apartments andhigher density housing types.However, strong design reasonsmust be given (in theaccompanying design statement)and other forms of useablespace provided. This should beappropriate to the site anddwelling type but could includeshared courtyards (including‘decked’ courtyards aboveparking areas), roof terraces andbalconies. Streets such as a‘home zone’ and nearby parksand public squares may alsocompensate for a lack of privateamenity space. Corner houseplots may also be judged moreflexibly (see also ‘safe places,private spaces’).

Innovative housing solutionsshould be encouraged both tooffer choice as well as providehigher densities whereappropriate.Lifestyles today do not alwaysrequire conventional privateamenity space such as backgardens.Corner house plots can bemore difficult to achieve asizeable garden space.However the benefit ofavoiding blank walls andenhancing security andprivacy by turning the cornerwith a building frontage maycompensate for this.

Provided there is no conflict withexisting/proposed trees,underground services such aselectricity cables should be laidwhere they are easily accessiblewith minimal disruption e.g.under pavements withremovable paving. Sharedservice trenches will also beencouraged.

Since street patterns cansurvive for centuries, servicesunder the street are usuallythe most flexible, avoidingexpensive re-routing toaccommodate redevelopment.Laying services underremovable paving results inless visual disruption if futureaccess to services is required.Shared service trenchesminimise land take and costsand make it easier to avoidtrees and other obstructions.

MINIMISE ENVIRONMENTALHARMNew and refurbished buildingsshould minimise environmentaleffects. Measures to incorporateinclude high standards ofthermal and noise insulation,environmentally friendlymaterials, conservationmeasures including provision forsegregating waste, recycling andcompost bins, and the use ofalternative forms of energy.

A safer and cleanerenvironment benefitseveryone. Low energy/water use reducesthe consumption of decliningnatural resources and thelevel of environmentallyharmful emissions.Low energy use andheating/water bills can freeincome for other uses.A good standard of noiseinsulation makes flats,terraced housing and mixeduse development moreattractive and sustainable.

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Innovative housing solutions

should be encouraged.

The design of buildings andspaces should consider the localmicroclimate such as ensuringadequate sunlight and shadewhere required and avoidingturbulence from high buildings.

Care in orientation anddesign can reduce energy use,heating bills and the use offossil fuels and harmfulemissions in buildings.Comfortable buildings andspaces are also more popular -ensuring their long-termsuccess.

The orientation and design ofdwellings to maximise daylightand solar gain should beconsidered e.g. ensuringhabitable rooms receivesunlight. This shouldn’thowever be at the expense ofgood urban design. (see also‘safe places, private spaces’).

Care in orientation anddesign can reduce energy use,heating bills and the use offossil fuels and harmfulemissions.

The use of sustainabledrainage/water systems will beencouraged.

The use of sustainabledrainage can limit the wasteof water, reduce ground waterpollution and the risk offlooding.

‘GREEN THE CITY’Natural features such asimportant trees, wetlands andother valuable natural featuresshould generally be retained andsensitively incorporated intodevelopments.

Natural features provideimportant ecological andwildlife habitats as well ascontributing to the specialcharacter of a place.

Depending on the context,planting new trees and wellconceived and designedlandscaped areas such assquares and parks will bedesirable and help to green thecity. This may be required bylegal agreement. Long termmanagement and maintenanceschemes should also beadopted.

The ‘greening’ of cities canenhance their attractivenessas well as their ecologicalvalue.


35

‘Intelligent’ and ‘green’ house designed by

Integer which uses 50% of the enrgy of a

conventional house and 70% of the water.

Retention of landscape features such as

important trees can enhance develpments.

Photo: BRE Professional Imaging

A stormwater wetland and balancing pond

forms the focus of a housing

redevelopment in London.

Photo: The Environment Agency

MANY developments in recentyears have ignored the localcontext. Examples where theroad is designed first withstandard house types made to fitaround it can be seen all overthe country. Similarly, streetpatterns can be confusing withdead ends and pedestrian andvehicular routes often separated.This undermines local characterand the legibility of placesmaking it difficult for people tofind their way around.Proposals should thereforedemonstrate that they haveconsidered the local context andthe legibility of the layout.

This does not necessarily meanthat standard house typesshould not be used, but it doesrequire types that can beadapted more easily to suit thesituation. It would also bebeneficial for developers to havea greater range of types availableto take account of moresituations such as cornerhouses, wide frontage housesand 3 storey houses.

36

build on local character

5build

on local character

Nodal points (where routes meet) are often marked

by corner buildings and commercial uses.

In certain circumstancescharacter may conflict with theother principles, in such casessolutions will be judged on theirown merits. Good planning andurban design reasons mayoccasionally justify adevelopment that departssignificantly from its context forparticularly high qualityinnovative proposals. It mayalso be the case that there islittle of positive significance tobuild on. There is then theopportunity to create a newplace with its own distinctivecharacter.

This guide does not prescribesolutions for every detailedaspect of building in relation tolocal character. There is adanger that design guide‘solutions’ with the tick andcross approach can themselvesbecome standard solutions usedeverywhere. It is the aim tobuild on local character notnecessarily copy it. High qualitycontemporary design that hasevolved from the local contextand culture should be the aim.

37

High quality contemporary design that has evolved

from the local context and culture should be the aim.

Existing routes and uses should be considered.

Focusing on landmarks is often beneficial.

As well as being a route, features such as railway lines and roads can be an

edge/barrier and act as a transition between districts of differing character.

High quality contemporary design should be the aim.


STUDY THE CONTEXTWhere development isconsidered appropriate, thepositive and negativecharacteristics of the site andthe local context must beanalysed to determine theirspecial qualities.

General features to considerinclude existing routes and uses,nodal points, landmarks,edges/barriers, topography,existing trees and naturalfeatures, historic buildings andarchaeological features, views,street patterns and widthsincluding historic street patterns,building heights including floorto ceiling heights, scale, massingand building type.

More detailed design elementsinclude vertical/horizontalrhythm, relationship of solid tovoid, skyline, materials, cornertreatment, colour, windows,doors, wall/ground level details,landscaping, boundary treatmentand public art.

Reference to this analysis shouldbe included in the designstatement. The extent of theanalysis will depend on thenature and scale of thedevelopment. Developmentaffecting listed buildings andconservation areas will requireparticular care and thoroughnessin terms of its relationship.

A careful analysis of the localcharacter will inform the bestresponse to the contextresulting in a more successfuland appropriate development.Popular places are oftenfamiliar and distinctive. Localdistinctiveness is what givesan area its character and helpspeople find their way aboutthe city.

38


Street patterns and widths can vary enormously and require a differing response.

Plot widths,

vertical/horizontal rhythm

and features such as

windows are important

considerations.

Left: Narrow plot, vertical

rhythm, narrow arched

windows.

Right: Wide plot, horizontal

rhythm, wide industrial

window panes.

RESPOND TO THE CONTEXTThe design should reinforce andevolve local characteristics thatare considered positive. Careshould be taken not todetrimentally affect positivetownscape and landscapefeatures including neighbouringbuildings, natural features anduses e.g. by significantovershadowing, removal ofimportant trees, loss ofimportant buildings and so on.Local characteristics consideredpoor in terms of urban designand which undermine the overallcharacter of an area, should notbe used as a precedent e.g.buildings that back onto thepublic realm or over-scaledbuildings.

Responding to the context canensure the unique identity ofa place is not harmed as wellas avoid any potential adverseimpact on neighbouringbuildings, landscape anduses.

39


Building height, massing and housing types should vary according to the context.

Responding to the context can

ensure the unique identity of a

place is not harmed.

40


Skylines: Victorian residential skyline - vertical punctuation.

Landscaping and public realm design

should be appropriate to the context

41


Skylines: Victorian industrial skyline - little vertical punctuation apart from landmark church.

Character Analysis - large scale example.

The context (positive characteristics): Linked

streets fronted by terraced housing; mixed use;

regular building line; small set-backs; street

trees, and an urban character generally.

Poor response to context: Culs-de-sac; backs

exposed to public open space; suburban housing

and landscaping; arbitrary curved streets.

42


Character Analysis - small scale example. What not to do. The building line and vertical rhythm is

broken, it is out of scale and inflexible parking standards have caused cars to dictate the design.

How it could have been done. The building

line, scale and vertical rhythm is respected

with a modern interpretation of the Victorian

character. On street parking is available

rather than private drives.


Character Analysis - creating a new identity.

Dutch town extension built to a high standard of contemporary design. A broad range of

dwelling types provide a modern high quality residential district. A range of street types, focal

points, land marks and edges make it easy to find your way around. Unfortunately, there is little

in the way of mixed uses to truly make this a ‘place for living’.

43

THE MAIN focus should alwaysbe on addressing the principlesdescribed in the precedingchapters. Careful design ratherthan a blanket application ofnumerical standards can oftenaddress concerns such asprivacy and amenity. Theobjective behind the standardsis what is important rather thanthe standards themselves. TheCity Council does howeverreserve the right to applynumerical standards if it is notpossible or consideredappropriate to tackle amenityand other concerns purely bydesign. This will often be wheretheir application is considerednecessary to protect the amenityof existing residents from theeffects of new developments.

Even if concerns can bedesigned out, standards can be auseful starting point in thedesign process by providing arough rule of thumb. Forexample 21m between rearbuilding faces allows for areasonable garden length of10.5m as well as some degree ofprivacy without significantscreening. Similarly 1.8m highscreening between rear gardenswill ensure that most peoplecannot overlook neighbouringgardens from ground level.

The following standards mayapply with some morefrequently applied than othersdepending on individualcircumstances including qualityof design and the context.However proposals that onlyaccord with these standardswithout addressing the mainissues and principles will not beacceptable.

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numerical standards

Aappendixnumerical standards

70 sq.m minimum garden size for family accommodation52 sq.m for 2 bed houses (permitted development rights may beremoved)42 sq.m for 1 bed houses (permitted development rights may beremoved)30 sq m per unit for flats and other developments providingcommunal amenity space.

45 degree code (especially in relation to existing properties).

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numerical standards

21m between building faces for 2 storey dwellings and 27.5m for 3storeys and above and /or where main living room/kitchenwindows above ground level overlook existing conventionaldwellings. The separation distance should be increased by 2metres for every 1 metre rise in ground level between new andexisting dwellings. This standard will be more strictly applied atthe rear rather than the front.

Single storey development is not so critical in terms ofoverlooking from upper storeys and will be judged on its merits.

5m per storey set back where new development with mainwindows overlooking existing private space is proposed. Thisapplies independently of the minimum spatial separationrequirement.

12.5m minimum distance between windowed elevations andopposing 1 and 2 storey flank walls.15.5m for 3 storey flank walls. Where a flank wall will be situatedat a higher level than a windowed elevation, the separationdistance should be increased by 1metre for every 1 metre changein ground level.

The erection of screen walling or fencing of at least 1.8 metres inheight on the appropriate boundary, unless adequate maturescreening or fencing already exists.

Bedroom sizes in family accommodation. These areas mayinclude fitted wardrobes but should exclude airing cupboards andbulkheads: 12.6 sq.m (135 sq.ft) - first double bedroom.10.26 sq.m (110 sq.ft) - second double bedroom.6.56 sq.m (70 sq.ft) - single bedrooms.

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further reading

Bappendix

further reading

47

further reading

CITY COUNCIL POLICYBirmingham City Council (1993).The Birmingham Plan (Birmingham Unitary Development Plan 1993).(Deposit Draft Alterations published May 2001).Birmingham City Council.

Birmingham City Council (1997). Visions - Transportation Strategy. Birmingham City Council.

Birmingham City Council (1997). The Design of New Streets, Residential Areas. Birmingham City Council Transportation Department.

Birmingham City Council (2000). Affordable Housing (draft). Birmingham City Council.

Birmingham City Council. The 45 degree Code Guidelinesfor House Extensions.Birmingham City Council.

Birmingham City Council.Canalside Development in BirminghamDesign Guidelines.Birmingham City Council.

Tibbalds, Colbourne, Karski, Williams (1990).City Centre Design Strategy.Birmingham City Council.

GOVERNMENT GUIDANCEDoE/DoT (2nd edn. 1992).Design Bulletin 32, Residential Roads and Footpaths - LayoutConsiderations.HMSO.

DETR (1998).Places, Streets and Movement, A companion guide to Design Bulletin32, Residential Roads and Footpaths.HMSO.

DETR (1998).Planning for the Communities of the Future.HMSO.

DoE (1997). PPG1: General Policy and Principles.HMSO.

DETR (2000). PPG3: Housing.HMSO.

DoE(1993). PPG 6: Town Centre and Retail Development.HMSO.

DoE (1999).PPG 13: Transport.HMSO.

DoE (1994).PPG 15: Planning and the Historic Environment.HMSO.

RECOMMENDED READINGBentley I et al (1985).Responsive Environments.Butterworth-Heinemann Ltd.

Cooper Marcus C & Francis C (1998).People Places, Design Guidelines for Urban Open Space.Van Nostrand Reinhold.

DETR/Commission for Architecture and the Built Environment(2000).By Design - Urban design in the planning system: towards betterpractice.Thomas Telford Publishing.

Jacobs J (1961).The Death and Life of Great American Cities.Penguin.

Llewelyn -Davies (2000).Urban Design Compendium.English Partnerships/The Housing Corporation.

Rudlin D & Falk N (1999).Building the 21st Century Home.Architectural Press, Butterworth-Heinemann Ltd.

University of West of England (1995).Sustainable Settlements - A Guide for Planners, Designers andDevelopers.University of West of England.

Urban Task Force (1999).Towards an Urban Renaissance, Final Report of the Urban Task Force.E & F N Spon.

OTHER USEFUL TEXTSAldous T (1992).Urban Villages: A concept for creating mixed-use urbandevelopments on a sustainable scale.Urban Villages Group.

Arnold H F (1993) (2nd edn.).Trees in Urban Design.Van Nostrand Reinhold.

BRECSU (1997).Planning for Passive Solar Design.BRE.

Carrol C et al (1999).Meeting Part M and Designing Lifetime Homes.Joseph Rowntree Foundation.

Civic Trust (1998).Sustainable Renewal of Suburban Areas.Joseph Rowntree Foundation.

Coleman A (1990).Utopia on Trial.Hilary Shipman Ltd.

Colquhoun I (1999).RIBA Book of 20th Century British Housing.Architectural Press, Butterworth-Heinemann Ltd.

Colquhoun I & Fauset P G (1991).Housing Design.B T Batsford.

Coupland A (ed) (1997).Reclaiming the City Mixed Use Development.E & FN Spon.

Devon County Council (1991).Traffic Calming Guidelines.Devon County Council.

Duany A & Plater-Zyberk E (1991).Towns and Town Making Principles.Harvard University Graduate School of Design..

Environment AgencyEnvironmental Good Practice Guide, Urban Redevelopment forIndustrial Uses.Environment Agency.

Essex Planning Officers Association (1997).The Essex Design Guide for Residential and Mixed Use Areas.Essex Planning Officers Association & Essex County Council.

Goodchild B (1997).Housing and the Urban Environment, a guide to housing design,renewal and urban planning.Blackwell Science.

Hertzberger H (1991).Lessons for Students in Architecture.010 Publishers.

Hillier B (1996).Space is the Machine.Cambridge University Press.

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further reading

49

Jacobs A (1993).Great Streets.MIT Press.

Llewelyn-Davies/LPAC (2000).Sustainable Residential Quality - Exploring the housing potential oflarge sites.

LPAC.Llewelyn-Davies/LPAC (1998).Sustainable Residential Quality - new approaches to urban living.LPAC.

Lynch K (1960).The Image of the City.MIT Press.

McGlynn S & Hayward R (eds) (1993).Making Better Places.Architectural Press, Butterworth-Heinemann Ltd.

Newman P & Kenworthy J (1999).Sustainability and Cities, Overcoming Automobile Dependence.Island Press.

Places, Summer 1997 Vol. 11 No. 2.Streets: Old Paradigm, New Investment.

Sherlock H (1991).Cities are Good for Us.Paladin.

Southworth M & Ben-Joseph E (1997).Streets and the Shaping of Towns and Cities.Mcgraw Hill.

State of Western Australia (1997).Liveable Neighbourhoods Community Design Code.Wester Australian Planning Commission.

Transport 2000 (1999). Living Streets.Transport 2000.

further reading

ACKNOWLEDGEMENTSThanks to all those who gavehelp and advice including theuse of material.

Particular thanks to formercolleague Andrew Ward as wellas Colin Smith and Bharat Patelfrom the Planning DepartmentGraphics Team.

CONTACTKenny BrownPrincipal Urban DesignerDesign PolicyPlanning DepartmentBirmingham City CouncilAlpha TowerSuffolk Street QueenswayBirminghamB1 1TU

Tel: (0121) 303 3223Fax: (0121) 303 3193E-mail: [email protected]

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acknowledgements/contact

acknowledgementscontact

nnootteess

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nnootteess

placesfor living

Documents

PFL 03/01 Master...are also best suited to achieving higher densities of development with densities increasing towards the city centre, local centres and along public transport corridors