PlacemakingSupplementary Guidance SG01

Corporate Operations

Stirling Council Local Development Plan October 2014

Contents Page: 1.0 Introduction •Purposeandcontentofthedocument •Whoistheguidancerelevantto? •WiderPlanningPolicyframework •WhatisPlacemakingandwhyisitimportanttoStirling? •StirlingthePlace •Whatdowemeanbyqualityinplaces? •Whatweexpectofyou

2.0 TheDesignProcess •Asteppedapproachtogooddesign •AcollaborativeapproachtodesigningyourproposalsandgainingLocalAuthoritysupport

3.0 TheDesignToolkit •Toolstoguideandshapedevelopment: -DevelopmentFrameworks -PlanningBriefs - Masterplans -DesignCodes

•Toolstosupportandexplaindevelopmentproposals: -DesignStatements -DesignandAccessStatements

4.0 TowardsaPlanningApplication •DesignDevelopmentFlowchart

5.0 DetailedDesignGuidance •Introduction •Sustainability -Locationofdevelopment -Resourceefficiency -Adaptability -Infrastructure

•EaseofMovement - Building connections into surroundings -Movementtoandthroughthesite -Connectionstothenaturalenvironment

•Identity -Sitecontextandcharacteristics - Streets and streetscapes -BuiltForm -Density -Use(s)andactivity; -OpenSpaceandLandscaping

•Safe,Pleasant,andinclusiveplaces -Designingforpeoplewithvaryingneeds -Defensiblespace -Providingactivity -SurfacingandLighting -PublicArt - Maintenance

6.0 ResidentialDesignGuidance

AppendixOne:FurtherReading

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Supplementary Guidance SG01

Placemaking1.0: PurposeandContentoftheDocument:

1.1 OneofthekeyaimsanddriversoftheLocalDevelopmentPlan(LDP)istopromoteandachievethe deliveryofquality,sustainablenewdevelopment.TodothisthePlanprioritisesthepursuitofgooddesign, urbandesignandplacemakingasoneoftheprimarypolicyareas.Thepurposeofthisguidanceistohelp supportandaidunderstandinganddeliveryofthis.Todosoit:

• MakesclearhowgoodplacemakingcanhelpdeliveronLDPandwiderCouncilobjectives. • Setsprinciplesexpectedinnewdevelopment. • Introducesandexplainsastagedapproachtothedesignofproposals. • AdvocatestheuseoftheUrbanDesignToolkit,DesignStatements,andDesign&Access Statements,explainingtheirbenefitandwhentheywillbeexpected. • ProvidesdetaileddesignguidancetohelpachievetheoutcomesexpectedwithintheLDPdesign policies. • HighlightslinkagestootherrelatedSupplementaryGuidance. TheGuidanceisintendedtohelpyouthroughourexpectationsandrequirementsfornewdevelopment, andallthoseinvolvedindeliveringit.

1.2 TheguidancewillbeamaterialconsiderationinthedeterminationofPlanningApplications.Consideration andcompliancewiththeguidanceshouldmoveyoutowardsapromptandhopefullyfavourabledecision.

Whoistheguidancerelevantto?

1.3 The guidance is relevant to anyone considering development within our area. This includes:

• Applicantswishingtodevelopsitesinourarea. • Architectsandagentsworkingonproposalswithinourarea. • PlanningOfficersgivingadviceandassessingplanningproposals. • ElectedMembersrepresentingtheirconstituentsandmakingdecisionsonplanningapplications. • Membersofthelocalcommunitywithaninterestindevelopmentproposalswithintheirarea.

1.4 Thebasicmessagesandprinciplesapplytoalldevelopment,regardlessoftypeandsize.Moredetailed guidanceisgivenoncertainaspectsofdesign,whichmaybemoreorlessrelevanttoyourparticular proposal.

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WiderPlanningPolicyFramework:1.5 Theguidanceshouldbeseenandreadasformingpartofalargersuiteoflocalandnationalpolicyand guidance.Theseshouldalsobereferencedandconsideredwhendevelopingyourproposals.Inparticular ‘DesigningPlaces’and‘DesigningStreets’expressnationalpolicyondesignmatters.Arangeofuseful PlanningAdviceNotes(PANs)supportthese.(SeeAppendixOnefor‘FurtherReading’)

1.6 IntermsoftheLDPtheguidanceisprimarily intendedtohelpsupportandinterpretPrimaryPolicy1: Placemaking,Policy1.1:SitePlanningandPolicy1.2:DesignProcess.Howeverplacemakinganddesign issuespermeateandoverlapwithmanypolicyareaswithinthePlan,andthereforeneedtobeconsidered together. To aid you in this, whenever possible, links between various guidance documents are highlighted.

WhatisPlacemakingandwhyisitimportanttoStirling?

1.7 Nationallytherehaslongbeenconcernaboutthequalityofnewdevelopment–thefeelingthatitcouldbe ‘anywhere’,oftenbearingnorelationorconnectiontoitssurroundings,designedsolelyaroundensuring thegreatestfinancialreturnorthedemandsofthemotorvehicleandresultinginstandardlayoutsand designs. Less often is it obvious that someone has taken a step back and considered what developmentwillbelikeasaplaceonthegroundandforpeopleusingit.

1.8 Inpursuingtheaimsofgoodplacemakinganddesignwearedemandingthatallinvolveddoexactlythat. Placemakingisawayofthinkaboutasite,andtheplanningofdevelopmentwithinit,whichdoesn’tstopat theredlineboundary.Insteaditconsidersboththepositive,physical,economicandsocialimpactsnew developmentcanhavewithinthesiteboundary,andthecontributionitcanmaketothewiderplacewithin whichitsits.

1.9 Placemakingisalsoawayofworking,whichisinclusiveandcollaborative,involvingtherightpeopleatthe righttime.

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1.10 Indoingthiswecancreatedistinctive,sustainableplacesofquality,wherepeoplewanttobeandwhich areresilientovertime.Placemakingthroughgooddesigncantherefore:

• MakeStirlingacompetitiveandattractiveplacetolive,workandvisit. • Addvaluetoindividualdevelopmentschemes. • Reducethelongtermcostofenergy,maintenanceandmanagement. • Achievewiderlocalandnationalsocial,economic,healthandenvironmentalgoals. • Createandsupportstrong,resilientplacesandcommunities.

1.11 Converselytherecanbemanycostsassociatedwithpoorplacemakinganddesign.Thefinancialcostof upkeepandeventualreplacementofpastdesignandmanagementmistakes,thesocialcostsofpeople livinginplacesthatfeelisolated,unsafeandunloved,andtheenvironmentalandhealthcostsassociated withthelossofvaluableopenspace,naturalheritageorbiodiversity.

Stirlingthe‘Place’

1.12 Asking people to describe Stirling as a place is likely to generate many varied responses. At the outset it is important to recognise that no two places are the same, and we shouldn’t plan and design development as if there are. Taking the time to consider and understand the qualities and characteristicsoftheplaceandsiteyouaredevelopinginiscritical.Asisconsideringthequalitiesofyour owndevelopmentandhowpeoplearegoingtouseitandexperienceit.

1.13 Many ingredientscancombine tocreate thissenseofplace, fromtheviewsexperienced from it, the topography,senseofhistory,architecture,publicspaces, landscape,people,ortheactivityand‘buzz’ thatithas.

1.14 Aplacecanbeviewedandexperiencedonanumberofdifferingscales.Youthereforeneedtoconsider howyourdevelopmentworksonanumberofthesescales.Thiswillbedifferentfordifferentproposals. For larger proposals thismeans consideringnot only theoverall development, but the streets, open spacesandbuildingscontainedwithin it. It is relevant forsmallerproposals too. Whist thesemay not be creating new streets or urban blocks, on many occasions even single house development willbesituatedwithinexistingstreetsandshouldbecontributingtothem.

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Whatdowemeanbyqualityinplaces?

1.15 Whatconstitutesqualitycanbeapointofmuchdiscussionanddebate. However ‘DesigningPlaces’ identifiessixqualitiescommonlyfoundinplacesconsideredattractiveandworthaspiringto.Theseare:

• AdistinctIdentity. • Ease of movementforpeople,especiallyonfoot. • SpaceswhichfeelSafe and Pleasant. • Asense of welcomeforvisitors. • Adaptabilityovertimetochangingcircumstances. • Theymakegood use of resources.

1.16 Policy 1.1 Site Planning sets criteria intended to help you achieve quality in your development. Moredetailedguidanceoneachofthesequalities,andtheprinciplesrequiredtoachievethemisgivenin Sections 5 and 6.

neighbourhood

block

street

individualplot

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Whatweexpectofyou:

1.17 Weexpectall those involved indeliveringnewdevelopment tohelpcontribute toouraimofcreating distinctive,sustainable,resilientplaceswhichareaccessibleto,andpopularwith,people.Consequently placemaking and good design should not be seen as an added development cost, but as a long term investment in the future of our area.

Checklist:

Werequireyouto:

• Considerandcomplywithrelevantwiderplanpoliciesandnationalpolicycontext. • Thinkaboutcontext–gainanunderstandingofyoursiteanditssurroundings.Usethistoinform themakeupanddesignofyourproposals. • Thinkaboutthepositivecontributionyourdevelopmentcanmaketoitssurroundings.Itshould either. -furtherenhanceandshapeexistingplacesofquality. -helpaddressandhealplaceswhichcurrentlysufferpoorqualities;or -createnewplacesofquality. • Considerhowyourdevelopmentwillworkatdifferentscales. • Considertheimmediateandlongertermenvironmentalimpactsofyourdevelopment,andhow thesecanbemitigatedandreducedthroughdesign. • Gettherightteaminplacetohelpdevelopyourproposals.Havingthenecessaryknowledge andskillswithinyourdesignteamtosensitivelyandcreativelyrespondtoyoursiteandcontext. • Demonstratehowtheguidancehasinformedyourproposalsandhowthesixkeyqualitiesof place;identity,easeofmovement,safeandpleasant,welcoming,adaptable,andgood useofresourcesarereflectedinyourproposals.

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2.0 TheDesignProcess

ASteppedApproachtogooddesign

2.1 Thewayinwhichyouprepareyourproposalscangreatlyinfluencethequalityofthefinaloutcome.We wouldrecommendthatisbestdoneasaseriesofsteps.Iftakenthesewillhelptailoryourproposalsto your site.

ACollaborativeApproachtoDesigningyourProposalsandGainingLocalAuthoritySupport

2.2 Delivering development on the ground will require the submission and approval of a variety of applications to the Council. In most instances this is likely to include Planning Permission, Roads Construction Consent and BuildingWarrant. At times the application process for each can appear lengthy,andinsomecircumstancesfulfillingtherequirementsofeachdifficult.OuraimasaCouncilis todeliversustainabledevelopment,andtohelpyouachievethat.

2.3 Wewouldencourageyou to thinkabout thevarying requirementsat theoutsetand identifyanything whichmayaffectyourdesignproposals. Officers fromthevariousServiceswillbeavailable tohave ‘roundthetable’discussionswithyouifnecessary,withaviewtoagreeingacollaborativewayforward.

2.4 Ensuringyouhavetherightpeopleinyourteam,whocanadviseontheseaspects,willalsobeofbenefit.

• Itisimportantinthefirstinstancetoinvestigatethe‘planning’statusofyoursiteandanylikelyissues orconstraintsinvolvedinitsdevelopment.Thiswillstarttogiveyouanideaastowhetherdevelopment ofthesiteisfeasible,andhelpyoumakeaninformeddecisionastowhethertoproceedwithproposals.

• Gaininganunderstandingofthecontextofyoursite,isallimportant.Considerthecharacterandidentityof thesurroundingarea,thetypesofuses,buildingsandopenspacesfoundinthevicinity.Notethestrengths, weaknesses,andopportunitiesforyoursitetopositivelycontributeandconnectintoitssurroundings.

• Useyourknowledgeofthesitestatusandanalysisofthecontexttostartconsideringdesignproposals forthesite.Thisshouldbesupplementedbyanunderstandingofthesiteitself;itstopography,landscape features;viewstoandfromit;anditsmicro-climate.Thelayoutanddesignofyourproposalsshouldseek tosensitivelydevelopthesite,andcontributepositivelytoitssurroundings.

Context

Design

SiteStatus

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3.0 TheDesign‘Toolkit’

3.1 Webelievethattheuseofanumberofdifferent‘tools’canhelpintheprocessofdeliveringbetterplaces. Wehaveadaptedandbuiltuponthe‘toolkit’firstintroducedinDesigningPlaces.Thetoolsinclude:

Toolstoguideandshapedevelopment DevelopmentFrameworks

PlanningBriefsMasterplansDesignCodes

Toolstoexplainandsupportdevelopmentproposals Design&AccessStatementsDesignStatements

3.2 Theycanbeusedatdifferingstagesofthedevelopmentprocess,witheachhavingadifferentpurpose andvalue.Whilstnotrequiredinallinstances,wewillencourageandexpecttheiruseinthecircumstances setoutinthissection,insupportofPolicy1.2:DesignProcess.

3.3 Their production should be a creative and collaborative process, involving all relevant stakeholders. Theiraimshouldbetodeliversustainable,distinctiveplaces,whichcapitaliseonthespecificqualitiesof thesiteandlocation.Todoso,andtogetthemostoutofit,assemblyofadesignteam,withexpertise inareasimportantandrelevanttotheproject,withstrongdesignleadership,willbeessential.

3.4 Ifdonecollaboratively,wecanadoptdocumentssuchasDevelopmentFrameworksandMasterplans asguidance,andusethemtohelpinformdecisionsonplanningproposals.

Toolstoguideandshapedevelopment

3.5 Anumberoftoolscanbeusedtohelpguideandshapedevelopmentonsite.Guidanceisgivenoneach over thenext fewpages,explaining theirpurpose,when theyarebestemployed,and their required content.Productionofonecanleadtoandinfluenceanother.Howeverthiswillnotalwaysbenecessaryor required. At the outset you should consider the various stages and programme of your particular development, and if/when use of one or more of the tools would be necessary and/or beneficial.ThiscanbediscussedwithPlanningOfficers.

DevelopmentFramework

PlanningBrief

Masterplan Design Code

conceptual detailed

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Development Framework

Purpose and Value

Provideaflexibleconceptualspatialvision,directionandprinciplesforanholisticapproachto(re)developmentofanarea.

Lead Author Privatedeveloper(s)and/orLocalPlanningAuthority.Stage ofDevelopment

Initialstageofdevelopmentprocess.

When theyshould beconsidered

Shouldbeconsideredwhereoneormoreofthefollowingsenariosapply:•Developmentinvolvesasignificantlandtakeorseveralcontiguoussites.•Developmentinvolvesamultipleofuses.•Landisinmultipleownership.•Proposalsarelikelytoinvolvemultipledevelopers.•Morethanone5yeardevelopmentperiod.

Requiredcontent

•Anappraisalofnational&localpolicyandanyotherguidance/issuesaffectingthesite.•Anappraisalofthesitecontext,thestrengths,weaknesses,opportunitiesandthreats.•Aclearvision/directionfordevelopmentwithintheFrameworkarea.•Thesettingdownofdesign/developmentprinciplestobetakenforwardinfuturestages.•Appropriatevisualstoconveyvisionandprinciples.•Identificationoffurtheraction/worktodeliverdevelopment.•Ifareaincludeslargeareasofcleared/vacantland,considerationofappropriate interim uses.

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Planning Brief

Purpose and Value

Provideclarityandguidanceondevelopmentrequirementsandprinciplesforaspecificsite.

Lead Author PrimarilyPlanningAuthority,onoccasionDeveloperled.Stage ofDevelopment

Earlystagesofdevelopmentprocess,followingagreementthatsitecanbesubjectto(re)development.

When theyshould beconsidered

Shouldbeconsideredwhereoneormoreofthefollowingsenariosapply:•Sites(includingWindfallsites)consideredtohaveaparticularimportanceorsensitivityasregardstheirlocation,relationshiptoimportantbuildings,viewsetc,whereearlyclarityanddirectionondevelopmentrequirementsisnecessary.•AllocatedsiteidentifiedwithintheLDPasrequiringaPlanningBrief.•SiteidentifiedwithinanagreedDevelopmentFrameworkasrequiringaPlanningBrieftotakedevelopmentforward.

Requiredcontent

•Local&Nationalpolicycontextandimplicationsfordevelopment.•Siteassessment,includingcontext.•Detailedguidanceondevelopmentprinciplesincluding - uses.-townscapeandurbandesignissues. - open space.-impactonimportantviewsand/orbuildings.-transportandroadsrequirements.-wateranddrainageinfrasturcturerequirements.-developercontributionsrequired.

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Masterplan

Purpose and Value

Provideaclearanddetaileddirectionfordevelopment,consideringtherelationshipbetweenuses,buildings,openspaces,andalltransportroutes,in3dimensions.

Lead Author InmostinstancesDeveloperled.Stage ofDevelopment

Laterstageinthedevelopmentprocess,whenthereisadegreeofcertaintyregardingboththeprincipleofdevelopmentonthesite,andthegeneralformandlayoutthiswilltake.

When theyshould beconsidered

Shouldbeconsideredwhereoneormoreofthefollowingsenariosapply:•SitesidentifiedintheLDPoranapprovedPlanningBriefasrequiringthepreparationofaMasterplanaspartofthedetaileddesignstage.•SitesformingpartofanareacoveredbyanagreedDevelopmentFramework.•Sitesinmultipleownership.•Wheremultipleuses/buildingsaretobedeliveredbydifferentpartiesand/orindifferentphases.•Forsitesconsideredcomplex,sensitiveandforwhichpreparationofaMasterplanwouldbebeneficial.

Requiredcontent

•Anappraisalofrelevantnational&localpolicyandguidanceincludinganyDevelopmentFrameworkand/orPlanningBrief.•Anappraisalofthesite,includingitscontext,widersettingandhistory.•Astrongvisionanddirectionfordevelopment,clearlyderivedfromthesite analysis.•3-dillustration(s)indicatingthesitelayoutintermsofuses,building(s),openspace/publicrealm,landscaping,streetsandfootpaths.•DesignprinciplesnecessarytodeliverMasterplanaims.•Phasing,fundingandimplementationplans.Thisshouldincludeanappraisaloflikelyinfrastructurerequirementsandcosts.(ReferenceshouldbemadetoScottishGovernment’sGuidancedocumentGreenInfrastructure:Designand Placemaking).•Ademonstrationoflongtermadaptabilityandresilience.•DetailsofreviewandtestingprocedurestoensureMasterplanremainsrelevant and up to date.

examplesofillustrativematerialwithinMasterplans

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Design Code

Purpose and Value

Usedtosetoutaclear‘code’forspecificelementofadesign(e.gstreetlayout).A valuable tool to deliver and achievespecific design principles establishedearlier in the development process, bymaking clear what can and can’t bedone.

Lead Author Privatedeveloperinmostinstances.Stage ofDevelopment

Laterstagesofthedevelopmentprocess.

When theyshould beconsidered

Should be considered where one ormoreofthefollowingsenariosapply:•IninstanceswhereanapprovedMasterplanisinplace,andwheredelivery of a specific design elementwouldbenefitfromaclearsetof‘rules’.•Instanceswheredevelopmentislikelytobedeliveredbyanumberofparties/developers, andwhere it is considerednecessary that they all workwithin thesameparameterstoachieveacohesivefinalproduct.

Requiredcontent

•Amixtureoftextandillustrationswhichclearlyconveytherulesoftheparticularcode.

Toolstosupportandexplaindevelopmentproposals.

3.6 PlanninglegislationnowmakesitarequirementinsomeinstancestosubmiteitheraDesignStatement oraDesignandAccessStatement.ThesearesubmittedalongsideaPlanningApplication,andarea waybywhichthedesignprocessanddecisionstakencanbeexplained.

3.7 Theformofthesewillvaryaccordingtothespecificsandcomplexitiesofindividualsitesandproposals. However in all instancesamix of text and illustrationswill beexpected. Thedocuments should be conciseyetcomprehensiveintheircoverageoftheissues.

3.8 Thefollowingboxesmakesclearwheresubmissionofoneorotherwillandwillnotberequired.The minimum content required by legislation is also outlined for each. Further information on Design StatementscanbefoundinPlanningAdviceNote68:DesignStatements.

streetdesignsubjecttodesigncode

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Design Statements

When are theyrequired bylegislation?

DesignStatementsmustbesubmittedforthoseapplicationsdefinedas‘localdevelopments’forDevelopmentManagementpurposeswithinthefollowingareas;•ConservationAreas.•NationalScenicAreas.•SiteofaScheduledMonument.•CurtilageofaCategory‘A’ListedBuilding.•HistoricGarden/DesignedLandscape.

What exemptions are made in the legislation?

DesignStatementsarenotrequiredwhereitinvolves;•Alterationsandextensiontoanexistinghouse.•Developmentwithinthecurtilageofanexistinghouse,incidentaltoitsenjoyment(e.g.garage,shedetc).•PlanningPermissioninPrinciple.•ApplicationsforMattersSpecifiedbyCondition(unlessthereisaspecificconditionattachedtotheassociatedPlanninginPrincipleapproval).•Mining/engineeringoperations.•Theamendmentofpreviouslygrantedpermissions.

What is therequired minimum content?

ADesignStatementmustcontainanddothefollowing;•ExplainthepolicyorapproachadoptedandhowtheproposalstakeaccountofanyDevelopmentPlandesignpolicies.•Describeandoutlinethesiteappraisalworkcarriedoutanddemonstratehowthishasinformedthedesignprinciplesandapproachtakentodevelopmenton your site.•Outlinewhat,ifany,consultationhasbeencarriedoutandhowthishasinformed your proposals.

Other instances where submission of a DesignStatement may be considered.

ThesubmissionofDesignStatementsshouldalsobeconsideredinthefollowingcircumstances;•Whereitinvolvesoneormoredwellinghouses(includingholidaylet)withintheCountryside.•Ininstanceswherethereisastrongdesignconceptbehinddevelopment,whichwouldbenefitfromfurtherexplanation.

modelsusedasatooltoconveydesignconcept

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Design and Access Statements

When are theyrequired bylegislation?

DesignandAccessStatementsmustbesubmittedtoaccompanyallplanningapplicationsforpermissionforMajororNationaldevelopmentsasdefinedforDevelopmentManagementpurposes.

What exemptions are made in the legislation?

DesignandAccessStatementsarenotrequiredwhereproposalsinvolve:•Alterationsandextensiontoanexistingdwellinghouse.•Developmentwithinthecurtilageofanexistinghouse,incidentaltoitsenjoyment(e.g.garage,shedetc).•ApplicationsforPlanningPermissioninPrinciple.•ApplicationsforMattersSpecifiedbyCondition(unlessthereisaspecificconditionattachedtotheassociatedPlanninginPrincipleapproval)•Mining/engineeringoperations.•Theamendmentofpreviouslygrantedpermissions.

What is therequired minimum content?

ADesign&AccessStatementmustdoandcontainthefollowing;•ContainaDesignStatementinlinewithrequirementsoutlinedabove.•Explainthepolicyorapproachtakentoaccessandoutlinehowanyspecificissueswhichmightaffectaccesstothedevelopmenthavebeenaddressed.•Describehowthemaintenanceofanyfeaturesneededtoensureaccesstothedevelopmentforpeoplewithdisabilitieshasbeenaddressed.•Outlinewhat,ifany,consultationhasbeencarriedout,andhowthishasinformedyourproposals.

Other instances where submission of a DesignStatement may be considered.

ThesubmissionofDesign&AccessStatementsshouldalsobeconsideredinthefollowingcircumstances;•Ininstancesinvolvingproposalsgeneratingsignificantvisitsbymembersofthepublic.

3.9 IninstanceswhereapplicationsforPlanningPermissioninPrinciple(PPP)aresubmitted,aspartofthe assessment of the proposals, consideration will be given to the need to submit either of the two documentsaspartofadetailedproposal.Ifdeemednecessary,aconditionrequiringsubmissionwillbe attachedtoanyPPPapproval.

4.0 TowardsaPlanningApplication

4.1 ThepreviousthreesectionshaveintroducedtheconceptofgoodPlacemakinganddesign,explained whyitisimportantwithinaStirlingcontext,andsetoutaseriesofstepswithinadesignprocesswhich shouldbefollowed.Thediagramherebringstogetherthesevariousstepsandsetsoutsomeissuesthat youshouldconsiderateach.Thenextsectionsprovidedetaileddesignprinciplesandguidance.

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Site Status:

Investigatethestatusofyourproposedsiteandanylikelyissuesorconstraints.Tohelpyou,anumberofquestionsareoutlinedbelow.Inconsideringthem,referenceshouldbemadetotheLocalDevelopmentPlan(LDP),andifnecessarycontactingthePlanningDepartment. • Isthesiteinanydesignatione.g.LocalLandscape AreasorCentralScotlandGreenNetwork? • Isthesitewithinthecountryside,andproposedfor housing?(IfsoseeHousingintheCountryside: DesignGuidance)? •Arethereanyspecialdesignationsaffectingthe sitee.g.ConservationAreas,ListedBuildings, ScheduledMonuments? •DoyourproposalsconformtotherelevantLDP policies? •Howisthesitetobeaccessed-canthisbedone safely,doyoucontrolthelandnecessaryto provideaccessandvisibility?Isthesiteaccessed directlyoffaTrunkRoad? • Isthesiteliabletoflood? • Isthereafeasiblewater&drainagesolutionfor thesite? • IsthesitesubjectofaDevelopmentFramework, DesignBrieforMasterplan?

AppearstobecontrarytoPolicyand/orsitehasspecialstatusorlikelytohave

problemswithphysicalaspectsofthesite.

Seek Advice:

ContactshouldbemadewiththePlanningAuthorityinthefirstinstancetodiscuss.Informationcanalsobesoughtfromthefollowingagencies: •HistoricScotland. •ScottishNaturalHeritage(SNH). •ScottishEnvironmentProtectionAgency(SEPA). •TrunkRoadsAuthority.

Iftheissuesareresolvedyoucancontinuewithyourproposals.Ifnot,thenyoumaywishtoconsiderotheroptions.

MayrequireEnvironmentalImpactAssessmentand/or

AppropriateAssessment.

Designmayneedto incorporatemitigationofenvironmental

effects

Site appears toconformtoLDP

policies,Vision,andSpatial Strategy andisfreefromany

special designationsor constraints.

Site Analysis: Takingintoconsiderationthesiteanalysisbelow,starttoconsiderthesite’scontext,itsidentity/character,thesettlementpattern,andthestrengths,weaknesses,andopportunitiesforyoursite.

• Whatarethekeyviewsinto& outofthesite-howcantheybe protected/enhancedbythe development?•Arethereanybuildingsor landscapefeaturesofmeritonthe site?Cantheyberetainedaspart ofyourproposals?• Arethereanyimportanthistoric and/orlandmarkbuildings surroundingthesite?Cantheir settingbetakenaccountof?• Considerthetopographyofyour site,andwhetherthisimpactson your proposals.• Identifytheexistingstreets- considerhowtheproposalscan enhanceactivity&senseofplace alongthese.• Identifythenearby‘destinations’ e.g.localfacilities,shop,school, busstop.• Identifypossibleopportunitiesto buildconnectionsintothe surroundingareabyfoot,bike and car.• Identifyanyestablishedbuilding line(s).• Identifythetypesandcoloursof buildingmaterialsutilisedinthe surrounding area.• Identifytypicalboundary treatments.• Whatarethesize/shapeof surroundingplotsofland-isthis consistentandastrongfeature ofthearea?• Considerthecurrentmicroclimate ofthesite-whatarethesunny aspects,andwhereismore exposed?•Whatisthedensityof surroundingdevelopment?Can/ shouldthesitereplicatethisoris adifferentdensity(ies) appropriate?• IfasiteiswithinaConservation Area,isthereaConservation Appraisal?Ifso,considerwhat informationandassessmentithas ofthecharacterofthearea surroundingyoursite,andhowthis canbereflectedinyourproposals.

DESIGNDEVELOPMENTFLOWCHART

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Site Planning: Takingintoaccounttheissueshighlightedbelow,andusingthefindingsofyouranalysis,starttoplanthelayoutofyoursite/building(s),thedistributionofuseswithinthese,andthesize,typeandappearanceofallbuilding(s),structures,andopenspace.

Seek Advice: Pre-applicationDiscussion: Ifyouhavenotalreadydoneso,nowisthetimetoarrangeapre-applicationmeetingwiththePlanningDepartmenttodiscussyour proposals.

Ifyourproposalhasimplicationsforexistingstreets,ordesignsnewstreets,youshouldalsoarrangediscussionswiththeCouncil’sRoadsDepartment.Thesecanbeheldjointlytodiscussanydesignissues.

Submit Planning Application: HavingfollowedtheprocessthroughandagreedabroadapproachtothedevelopmentofyoursiteyoushouldnowbeinapositiontofinaliseyourproposalsandsubmitaPlanningApplication.

• Ensurethattheposition,height, design,&massingofall buildingsmaintains&respects importantviews,settingsof importantbuildings,andthe generalidentity&characterofthe surroundingtownscape.• Considerif,andhow,lowenergy designprinciples&infrastructure canbeappropriatelyintegratedinto thescheme.• Ensurethatyourdevelopment workswiththesitelevelsand topographyofthesite.• Considersafetybyfullyintegrating openspace,landscapingand footpathsintothedevelopment, ensuringthattheyareoverlooked.• Ensurethatthedesignofthe developmentclearlyconsiders, anddifferentiates,whetheropen spaceisintendedtobepublic, privateorsemi-private.• Ifcreatingnewstreet(s)consider thecharacterandfunction-what areyourprincipalstreetsandwhy? Dotheyconnectwithimportant nodes/destinationssurroundingthe site?• Ensurelegibilitybycreatingabuilt formwhichreinforcesthe characterandfunctionofthese differentstreets.• Ensurethattheposition& orientationofbuilding(s),and locationofuses,bothphysically frameandcontainstreetsand openspaces,andprovidethe opportunityforactivityalong/within them.• Ensurethatthedesignofall streets,openspacesandbuildings allowforsafeandeasyaccessfor peoplewithvaryingphysicalability.•Considerandplanforhowyour proposalwillbeserviced,this includesensuringthatadequate spacewithinthedevelopmentis giventothestorageofwastebins etc• Considerhowthebuilding(s)and developmentcouldbeadaptedto anewuse(s)overtime,should conditionschange.

PriortosubmittinganyformalPlanningApplicationitisoftenadvisabletospeaktothePlanningDepartmentaboutyourproposals.Thiscanbedonebyarrangingapre-applicationmeeting,whichwillhelpyougainanunderstandingofanyissuesyouface,andhelprefineyourschemeifnecessary.Sendin your initial design concepts and ‘sketch’proposalspriortothemeeting.Thisshouldinclude;

• Aplanshowingthelocationofthe site.Ideallythisshouldshowthe boundariesofthesite,andthe area surrounding it.• Photographsofthesite,including mainviewsofit.• Sketchesofinitialsiteanalysisand design concept.• Examplesofwhatyouwouldlike todevelop,includinganydesign precedentsand/ordevelopments whichhavehelpedformyour ideas.

ItcanalsobeconfirmedatthismeetingwhetheraPre-ApplicationConsultationperiodisrequired,orwhethersupportingdocumentsarenecessary.

Followingsuchameeting,youcandecidewhethertosubmitaformalPlanningApplication,orfurtherrefineyourproposalsinlightofdiscussions.

Ifyouhavefollowedtheprocessthrough,theoutcomeofyourpre-applicationdiscussionwillallowyoutorefineyourdesignandpreparedrawingsandanyothersupportinginformationpertinentto,andrequired,foryourproposal.

Thefollowingdrawingsshouldbesubmittedaspartofanyapplication:

• LocationPlan;and• SitePlan,indicatinganypointof access.

andadditionally,intheinstanceofa‘Full’PlanningApplication;

• Floorplansandelevationsofall buildings;and• LandscapePlans,including existingandproposedlevels.

ForPlanningApplicationssubmittedfor‘MattersSpecifiedbyCondition’,submissionofsufficientinformationwillbeexpectedinordertosatisfytherelevantplanningcondition(s).

Other information you may need to accompany your planningapplication: - EnvironmentalImpact Assessment.- Design/Design&Access Statement. - TransportAssessment.- Low&ZeroCarbonStatement.- WasteManagementStatement.

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5.0 DetailedDesignGuidance

5.1 Introduction

5.1.1 ThispartgivesdetailedguidanceonanumberofareasimportanttoPlacemakingandDesign.Ittakesthe issuesandprinciplessetoutunder ‘SiteAnalysis’and ‘SitePlanning’within theDesignDevelopment Flowchart,andwiththehelpofsomeillustrations,givesfurtherexplanationanddirectiononthese.

5.1.2 Todosotheguidanceisstructuredintofourparts.Theseare: • Sustainability. • EaseofMovement. • Identity. • Safe,Plesant&InclusivePlaces.

5.13 Together these parts, and the guidance and principles containedwithin them,will help you achieve the 6 qualities of place outlined inDesigning Places, andmeetwith the criteria containedprimarily withinPrimaryPolicy1andPolicy1.1.

5.2 Sustainability

OverallAim

5.2.1 All development, large or small, should consider ways in which the immediate and long term impacts of development can be mitigated and reduced.

Thingstoconsider

5.2.2 Anumberofissuesneedtobeconsideredbyproposals;

• Thelocationofdevelopmentrelativetoexistingneighbourhoodsandsettlements. • Theresourcesrequiredtodeliverdevelopment. • Thedesign,layoutandorientationofbuildings. • Theadaptabilityofthedevelopmentovertime. • Thetypeofinfrastructurerequiredtoservicethedevelopmentanditsimpact.

Site Planning Principles and Guidelines:

Location

5.2.3 Thelocationandimpactofyourdevelopmentrelativetoexistingcommunities,andthematerials,and workforceneededtocompleteit,allhaveanimpactonthesustainabilityoftheproject.Thefollowing principlesshouldbeapplied:

• Seektolocatedevelopmentwhereitisaccessibletoamixofusesandlocalservices,and wheregoodaccessorconnectionscanbemadetogreentravelroutesandpublic transport.Thiscanencouragepeopletotravelbymodesotherthantheprivatecarandhelp sustainlocalservices.

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• Developmentshouldseektomakeapositivecontributiontothelocalcommunitywithinwhich itislocatedbyensuringthatitisofasizeandscaleappropriatetotheexistingcommunity,if residentialbringsamixoftenures,andifappropriateamixofusestohelpservicetheexisting andnewcommunity. • Considerthesourceandtraveldistancerequiredforbuildingmaterials.Wherepossibleutilise appropriatelocalresourcesandmaterials.Doingsocanalsohelpyourdevelopmenttieinwith its surroundings.

Resourceefficiency

5.2.4 Itisimportantthatyouconsiderhowresourceefficientyourdevelopmentis.Thiscaninvolvehowyou bestharnessandutilisetheresourcesonyoursite,andhowdevelopmentcanbedesignedandlaidout. Thefollowingshouldapply:

• Existingresourcesonsite,i.e.buildingsofworth,materials,aswellasanynaturalfeaturessuch astreesandhedgerowsshouldbeutilisedandreusedwherepossible.Thishastheaddedbenefit ofgivingyourproposalaninstantmaturityandimmediatelocalsenseofplace. • Developmentshouldworkwithitslandscapetocreateacomfortablemicro-climateforpeople. Itshouldaimtominimiseheatloss,maximisethebenefitsofthesun,andprovideshelterfrom thewind.Thiscanbeachievedthrough. -Avoidingprominentandexposedlocations. -Orientatingbuildingsandplanninginternallayoutstotakeadvantageofthepassivesolar benefitsofasoutherlyaspect. -Locatingadjacentto,orprovidingshelterbeltstothewest,andifpossibleeast–leaving sufficientdistancetoavoidovershadowingwhentreesarematureorinleaf. -Onsmallerortightersites,providinghedgerowsorsmalltreescanprovideshelter. -Plantingsingledeciduoustreestothesouthwillprovideshadewhenhotandsunny,butallow sunthroughwintermonths. -Avoidingdevelopmentsconsistingsolelyofdetachedbuildings–mostheatislost throughexternalwallsandroofs. -Providingoutdoordryingareascanreduceenergydemand.

accesstolocalservices,facilitiesandshops accesstopublictransportroutes

reuseofexistingbuildings sun rises in the east

andsetsinthewest

outdoor drying areasplannedforandprovided

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Adaptability

5.2.5 Buildingadaptability in toyourproposalswhereverappropriate isagoodwayof futureproofingyour development,and increasing itssustainabilityover the longterm.Thiscanbeachieved inanumber ofdifferentwaysandcircumstances.

• Guidancedocuments,suchasDevelopmentFrameworksandMasterplans,shouldbuildin adaptabilitythroughestablishingperiodicreviewensuringfitnessforpurpose;whereappropriate identifyingareaswithinasitewhichcanbe‘flexible’intheiruse;and/orbyrequiringabuilding formwhichcancaterforanumberofdifferentuses. • Residentialbuildingsshouldbedesignedrespectfulofhowthebuildingsandlivingspacecanbe altered/extendedovertimetomeetthechangingneedsofoccupants. • Thefootprint,buildingdepthandinternalspaceofcommercialbuildingsshouldbedesigned tomaximisethepotentialforusebydifferentowners,and/orallowforsub-division. • Openspaceshouldbedesignedtobemulti-functional,helpingtoensurethatitremainsused andvaluedbyabroadrangeofpeople.(SeeSG02:GreenNetworkforfurtheradviceand information.

Infrastructure

5.2.6 Developmentshouldbeservicedbyinfrastructurethataidssustainabilityaims.Thiscanbeemployedon developmentrangingfromsinglehousestodevelopmentwidesolutions.Policy4.1setsstandardsfor LowandZero carbondevelopment (L&ZC)andSG17givesdetailedguidanceon the variousL&ZC equipmentavailable.Here,someothermeasuresareoutlinedforconsideration.(Referenceshouldalso bemadetoScottishGovernment’sdocumentGreenInfrastructure:DesignandPlacemaking).

• SustainableDrainageSystems(SuDS);workingontheprinciplesthattheymanagesurfacewater run-offonsiteandasclosetosourceaspossible;slowwaterrunoffrate;treatwaternaturally andreleaseitslowly.Theseaddinterestandincreasebiodiversityandwildlifeinterestandshould bedesignedtoformpartofthepublicrealm. • Rainwatercollection:employingsystemswithinthedevelopmentthatcollectandallowreuseof rainwaterwillbeencouraged.Thiscanbeassimpleasawaterbuttforahousehold,whichcan beusedtowaterthegarden,throughtointegratedsystemswhichallowreuseofthegreywater withinthebuildingforflushingtoiletsetc. • Permeablesurfaces:Theseallowrainwatertodrainawaynaturallyintotheground,minimising theamountandrateatwhichrainwaterisdischargedintothepublicdrainagesystem.They shouldbeusedwhereverpossibleandappropriate,theiruseinConservationAreasandwithin thecurtilageofListedBuildingswillhavetobecarefullyconsidered.

futureadaptationextensionpotential open space which is multi functional and multi user

20

• Districtheatingsystems:areawaybywhichheating(spaceandwater),canbedeveloped andprovidedforawholedevelopmentholistically,asopposedtoindividually.Theseare mostappropriateforlargerschemes,andforproposalsinvolvingamixofusesandhavethe benefitinsuchcircumstancesofgreatefficiencyandcostoverthelongterm

5.3 EaseofMovement

OverallAim

5.3.1 To deliver places that are better connected and legible, allowing opportunities for access and movement between areas, moving away from a prevalence of cul-de-sac development, unrelated or unconnected with their surroundings.

Thingstoconsider

5.3.2 Anumberofissuesshouldbeconsideredwhenplanningyourdevelopment.

• Thephysicalconnectionsfromyourdevelopmentintoitssurroundings. • Howpeoplearegoingtomovetoandthroughyoursiteandhowthelayoutofyourdevelopment helpsorhindersthis. • Howconnectionscanbemadewiththenaturalenvironment.

Site Planning Principles and Guidelines

Building connections into surroundings

5.3.3 Theabilitytobuildphysicalconnectionsfromyourdevelopmentintoitssurroundingshasasignificant impactoneaseofmovement.Thedesignofyourproposalsshouldseektodothefollowing.

• Establishsafeandconvenientaccesstoandfromthedevelopment. • Whereverpossibleandappropriateseektoutiliseandincorporateexistingaccesspoint(s)and routesandpathsthroughthesiteintoyourdevelopmentlayoutandensurethatyour developmentpositivelyaddressesthem. • Largerproposalsshouldbedesignedtoensurethatachoiceofaccesspointsandroutesthrough thesiteareprovided,particularlyforpedestriansandcyclists.

SUDs scheme

water butt

example of permeable surface

21

Movementtoandthroughthesite

5.3.4 The layout and design of development, and how differentmodes of transport are catered forwithin ithasasignificant impactonhowwellpeoplecanmove toand through it,andhowcomfortableand confidenttheyfeelindoingso.Thefollowingshouldbeachieved.

• Oursettlementsarerelativelycompactandshouldbewalkable.Thedesignofnew developmentsshouldconsidertheneedsofpedestrians,cyclistsandpublictransportahead oftheprivatemotorvehicle.(ThisisreflectedandexpandedinSG14). • Ensurethatthedevelopmenthelpstocreateaclearhierarchyandstructuretoopenspaces and routes. • Routesandspaceswithinthedevelopmentshouldbewellconnectedandinterlinked.Theuseof cul-de-saclayoutsshouldgenerallybeavoided. • Inlargerproposalsthesizeofthestreetblocksneedscarefuldesign.Shorterblocks,with opportunitiestomovebetweenstreetsbuildsinpermeability.Itcanalsoaidsafetyby allowingachoiceofroutesforpedestriansandemergencyvehicles.Inordertohelppeople understandandnavigatetheirwayaround,developmentshouldbedesignedtoenhance existingviewsandvistas,andtocreatenewones.Provisionofarangeandvarietyoflandmarks canalsobeappropriate.

Pedestrians

Cyclists

Public Transport

Specialist ServiceVehicles

Other MotorTraffic

integratedpaththroughdevelopment,overlookedbyresidents

cul-de-saclayout,confusingandoftenabarriertoeasymovement

exampleofhistoricstreetlayoutwithclearstructure,connected spines andpermeable22

Connectionstothenaturalenvironment

5.3.5 Nature plays an important part in the character of our area, both within rural areas and within our townsandvillages. Newdevelopmentwillberequiredtoensurethat itcontinuestodosobydoing thefollowing.

• Exploretheopportunitiestoprotectandenhanceexistingwildlifeand/orlandscapecorridorsand biodiversitywithinoradjacenttothesiteortheopportunitiestocreatenew,whilstallowingusersof thedevelopmenttoenjoythem(seeSG26andSG27). • WhereapplicablecontributetowardsachievingtheaimsandobjectivesoftheStirlingGreen Network.(SeeSG02).

differenttypesandscalesof‘landmarks’foundinourhistoricplaces

howdevelopmentinteractswithitsnaturalsurroundingsplaysabigpartinthecharacterofourarea

developmentpositivelyaddressingnaturalfeatures

open space integrated intourbanenvironment

5.4 Identity

OverallAim

5.4.1 Development should display a strong of their own character and identity. They should be based upon an interpretation of the best aspects of the character and identity of the site and its surroundings.

Thingstoconsider

5.4.2 The identityandcharacterofaplacecanbe influencedbyagreatnumberof factors,whichcanbe difficulttopindown.Thiscanmakeitadauntingtaskwhenaskedtoassessandinfluencethecharacter andidentityofyoursiteanditssurroundings.

5.4.3 Howeverwe’vehighlightedanumberofkeyfeatureswhichoftencombinetoagreaterorlesserdegree tohelpcreatetheidentityofaPlace,allofwhichshouldbeconsidered.Theseare;

• Sitecontextandcharacteristics, • Streetspace, • BuiltForm, • Density, • Use(s), • OpenSpaceandlandscaping.

Site Planning Principles and Guidelines

Sitecontextandcharacteristics

5.4.4 Every site has a larger context within which it sits. Thismust be recognised and assessed at the initialdevelopmentstages.Itwillbeexpectedthatthefollowingprincipleswillbeapplied.

• Nosite,regardlessofitssizeshouldbeseeninisolation.Developmentwillbeexpectedtowork withthecontextandsitecharacteristics. • Developmentwillnotcompromiseimportantviews,eithertoorfromthesite,rathertheyshould beretained,respectedandusedtohelpcreatealegibledevelopmentwithauniquesenseofplace. • Developmentshouldworkwiththetopography,landform,andnaturalfeatureswithinand surroundingthesite. • Developmentshouldbesensitiveto,andretainandenhanceanysignificanthistoricreferences inoraroundthesite(bethisbuildings,features,traditionalrelationshipssuchasfrontdoorsonto thestreet).

carry out site analysis

workwithtopographyandlandscape

consider impact on importantviewsandbuildings

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Streets and Streetscape

5.4.5 Ourstreetsareanimportantpartofourpublicrealmandavividpartoftheidentityofmanyplaces.They havemanydifferentcharactersand functions; fromheavily traffickedurban roads, through tonarrow countrylanes.Attheirbesttheyformtheheartofourcommunities,whereneighboursmeet,children play, and can be multi-functional, utilised not only for movement, but as outdoor seating areas for restaurants, pubs and cafes, and event spaces for markets and shows. How your development addressesexistingorcreatesnewoneswillbecritical.

• Developmentshouldbedesignedtocreateorenhancethesenseofplaceandattractiveness ofthestreetscapewhilststillensuringthatthestreetcanfunctionfortheappropriateleveland mixoftrafficandpedestrians. • Inurbanareasparticularlybuildingsshouldbeusedtophysicallydefine,encloseandadd interesttothestreetsandspaces.Thisisachievedbyconsideringthepositionofthebuilding(s) ontheplotandheightrelativetothewidthofthestreet. • Enclosureshouldnotbetothedetrimentofairquality,particularlyonmoreheavilytrafficked streets.Designwithinsuchstreetsshouldensurethatadequatemitigationmeasuresarein place,suchasblocksoftreeplanting,andamicroclimatethatallowscarfumestodissipate. • Developmentonsiteswithinexistingstreetsshouldpositivelycontributetowardsthecharacterof thestreet,byrespectinganyestablishedbuildingline,andensuringthatprincipleelevations, usesandaccessesareorientatedinawaywhichenlivensthestreetscape. • Theshapeandsizeofindividualbuildingplotsandstreetblocksshouldcontributetothe streetscapebyreflectingthe‘finegrain’qualityfoundinourtraditionalstreets. • Provisionofcarparkingshouldseektoachieveabalancebetweenconvenientaccessibility andvisualdominanceofthestreetscape. • Whereappropriatedesignsshouldincorporatesocialspaceswithinstreets.Theyofferthe opportunityforneighbourstomeet,businesstoutiliseoutdoorspace,andsomethingassimple asabenchcanactasfocusforthestreetcommunity. • Developmentshouldseektoincorporateappropriateplanting.Thiscanprovideanatural counterbalancetothebuildings,helpfilterviewsofcarparking/serviceareas,cancreate‘green walls’forprivacyandshelter,andactasa‘greenlung’. • Lightingshallbesensitivelydesignedsoastobefunctionallyappropriatetothestreetand situation,withoutthecolumnsandothersupportsbeingoverlyobtrusive.Ahigherstandardof lightingshouldbeprovidedforpedestrianpriorityareas. • Developmentshouldtakeawholestreetapproachtotheprovisionofnewstreets,thatisthe widthanddesignofthecarriageway,therelationshipandpositionofbuildingsonthestreet,and theusesandactivityprovidedalongthem. • Thetransitionbetweenpublicspaceandprivateshouldbeclear.Developmentshouldnotresult inspacesthatlackanyclearfunction,ownershiporresponsibility.

useofsurfacematerials,streettreesandcarefulpositioningofparkingtocreatemodernattractivelandscapes

buildingsusedtocontainstreetwithstreettrees

traditionalstreetwithbuildingsandactivityfrontingthestreet

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BuiltForm

5.4.6 Wewillencourageandexpectqualityinallnewbuildings.Individuallyandcollectivelythesize,scale andappearanceof buildings contribute to thequality and identity of aPlace.Your proposals should considerhowthedesignofyourbuilding(s)candothis.Howevernoteverycornerneedsatallbuilding, andnoteverydevelopmentrequiresalandmark.Thisissomethingthatneedscarefulconsideration,and whereproposed,aclearrationalewillbeexpected.

[note:within the countryside, the siting, layout and design of new dwelling houses should be informed by the design guidance contained within SG10]

• Newbuildingsareexpectedtocontributeandenhancethequalityandsustainabilityofourplaces. Theycanbecontemporaryinnature,butshouldbeinformedby,andmakereferenceto,thebest ofthelocalvernacular. • Theproportion,massingandroofsofnewbuildingsshouldbeofascale,heightand appearanceappropriatefortheirsurroundingsandshouldtaketheirvisualreferencefromthe bestofourtraditionalbuildings. • Differingbuildingheightsshouldbeconsidered,especiallywithinlargerschemes,butthey shouldrelatewelltoeachother,tothespacestheyenclose,andthosefoundsurrounding. • Asageneralrulebuildings,regardlessofuse,shouldfacetowardsandbedirectlyaccessedoff thestreetand/orpublicspace;

traditionalurbangrainprovidingverticalityinbuildings

informaluseofspaceswithinthestreet

variousexamplesofboundarytreatmentswhichprovideacleardemarcationbetweenprivateandpublic

landscape used to‘soften’viewsofcarpark

26

• Opportunitiestoaddvisualinterest,legibilityanddelightthroughbuildingsshouldbeexplored byconsideringforexample; - Varyingtheheightofyourbuilding(s)tocreateaninterestingroofscape. - Landmarkbuildingscanaddvisualinterestandaidlegibilityofaplacebyproviding memorablereferencepoints. - Corners,gatewaysandjunctionscanbemarked. - Theuseofmaterialscanaddcolourandcontrast. - Principleelevationsandactivefrontagesprovideinterestforpedestrians. - Architecturalfeaturescanaddinterestandindividualitytoaplace. • Asageneralrule,particularlywithinConservationAreas,buildingmaterialsshouldbeinformed by,andbesympathetictothosesurrounding.Theremaybesomeinstanceswheretheuseof different,contrasting,materialsorcoloursmaybeappropriateandsupported–thisshould bediscussedwithPlanningOfficers.

Density

5.4.7 DensitycanhaveanumberofimpactsontheidentityandbuiltformofaPlace.Therearemanydifferent waysofcalculatingorexpressingdensity,andthisisnormallydependantonthetypeofdevelopment beingdescribed.Themostcommonaredwellingsperhectareforresidentialdevelopment,andfloorspace perhectareforofficeandretail.

contemporary interpretationoftraditionalbuilding contemporary

buildingwithinhistoriccontext varietyinroofscape

can add interest

churchesoftenwerelocal landmarks andreferencepoints ‘cornergateway’-corners

andgatewaysmarked

materials,coloursandfeatureusedtoaddinterest

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5.4.8 Historically, the higher densities were found within the centres of our settlements, graduating out towardstheoutskirts.Thisoftenhadadirectcorrelationtothesizeandheightofbuildings.Today,itis often a more complex situation within our towns, with clusters of higher density development foundthroughout.

• Thedensityofdevelopmentshouldbeappropriatetothecharacteristicsofyoursite,and thesurroundingarea. • Varyingthedensity,particularlyonlargerdevelopmentsiteswillbeexpectedandencouraged. • Thereisadirectcorrelationbetweendensityandbuiltformandtheyshouldbedevelopedin tandem.Putsimply,thehigherthedensity,themoreunitsorbiggerbuilding(s)required. Proposalsshouldensurethatdensity,andtheresultantbuiltformareappropriateforboththesite andwithinthecontextofitssurroundings.

CityCentre

CommunityHub

Suburb

Countryside

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Use(s)andActivity

5.4.9 Theuse(s)foundinaPlacecontributegreatlyto identityandourperceptionastowhat ‘type’ofarea wearein.Proposalsneedtoensurethefollowing.

• Theuse(s)proposedarecompatiblewiththoseprevalentwithinthesurroundingarea,and wherenumeroususesareproposedwithintheonesite,thattheyarecompatibleand complimentarytoeachother. • MixedusedevelopmentshouldbeconsideredininstancesinlinewithPolicy2.8.Such developmentsshouldseektoprovideanappropriatemixofusesthatcanbringarangeof activityatdifferenttimesoftheday. • Thelayout,buildingformsandlocationofuseswithinamixeduseschemesshouldensure thatitresultsinanintegratedandcohesiveoveralldevelopment. • Developmentshouldensurethattheinfrastructure(includingwater,sewerage,cableand telephoneetc)canbeadaptedandeasilyaccessibletoaccommodatefutureuses. • Themixofusesandtenureswithinadevelopmentshouldofferchoicetopeopleofdifferent ages,abilitiesandlevelsofincome.

OpenSpaceandLandscaping

5.4.10 Openspacesandlandscapingformanintegralpartofourtownsandvillages.Theycomeinmanydifferent typesandsizesanditisimportanttoconsidertheroleithastoplayinyourdevelopment.

• Theprovisionofopenspaceshouldnotbeanafterthought,orrelegatedtoareasofland solelybecausetheyaredifficulttobuildupon.Ratherprovisionshouldensurethatopenspace isintegratedintothedevelopment,formingakeypartoftheoverallconceptandaccessibleto thelocalcommunity. • Thedesignofopenspaceshouldbeimaginative,anditshouldbemulti-functional. • Thedesignshouldensurethatthefunctionandpurposeoftheopenspaceisclear.This shouldincludewhetherthespaceisintendedtobepublic,privateorsemi-privateinitsuse. • Openspaceshouldbedesignedtobeinclusiveofpeopleofdifferentages,genders,and physicalabilities. • Publicspacesshouldbedesignedtohaveapleasantmicroclimate.Thisrequiresthemtobe designedtobeshelteredfromstrongwinds,takeadvantageofsunnyaspectsandbe withoutsignificantovershadowing. • Landscapeplantingcanprovideacounterbalancetothebuiltform,agreenlungwithin development,andcolourthroughouttheyear.

traditionalapproachtomixeduse

complementaryusescanbeprovidedtogether

29

5.4.11 SG02: Green Networks and SG29: Landscaping and Planting Requirements in New Development containfurther,detailed,adviceonthetypesanddesignofopenspaceexpectedwithindevelopment.

5.5 Safe,Pleasantandinclusiveplaces

Overallaim

5.5.1 The creation of places that are safe, pleasant and inclusive, designed and developed for and about the people who will use them.

Thingstoconsider

5.5.2 Placesareultimatelyforandaboutpeople,andunlesstheyfeelwelcomedintoanarea,andsafewhilst withinit,itisunlikelythatplaceswillbeusedorvalued.Inordertoachievesuchqualitiesconsideration ofthefollowingissueswillbenecessary.

• Considerationofhowwellyourdevelopmentworksforpeoplewithvaryingneeds. • Howthelayout,builtformanddistributionofuseswithinyourdevelopmentcancontributeto safetyforitsusers. • Howlegible,welcomingandinterestingyourdevelopmentistovisitors;

overlooked,multi-useopenspace semi-privatecourtyardforresidents

landscapeprovidescounterbalancetobuildings

colouratalltimesofyear

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Site Planning Principles and Guidelines

5.5.3 Thefollowingprinciplesshouldbeappliedtonewdevelopment.

• Designing for people with varying physical needs:Thisshouldbeakeyconsiderationinthe designofallnewdevelopment.Thoughtneedstobegiventohowbestdesignscanallowpeople withvaryingphysicalabilitytoeasilyaccessandmovearoundbuildings,streetsandpublicspaces. YoushouldcheckwithBuildingStandardsastotherequirementsofyouunderDDAlegislation. • Spaces and routes should be overlooked:Thelayoutofyourdevelopmentandthepositionand orientationofbuildingsshouldseektomaximisetheopportunitytoprovidenaturalsurveillanceof theseareas.Foranyoneusingfootpaths,openspaceetc,theperceptionthatanareais overlooked,makesitfeelsafer. • Defensible Space:Areassuchasgardens,whichareintendedtobeprivate,shouldbesuitably designedandhaveappropriateboundarytreatments.Thisportraysaclearmessageregardingthe ownershipofthespaceandwhetherotherpeopleshouldbeusingituninvited. • Is there a clear reason for people to use a space-and is it in the right place?Peoplewilluse spacesandplacesinapositiveway,ifitisclearreasonforthemtousethemandtheyareeasyand convenienttoaccess.Problemsarisewhenthisisnotthecase,asthespacesbecomeunderused andvulnerabletoanti-socialbehaviour. • Providing Activity:Havingotherpeoplearoundandwithinanareaisoftenagoodwayof increasingtheperceptionofsafetywithinanarea.Mostofthisisdonebyprovidingamixofuses, whichattractpeopletotheareaatdifferenttimesoftheday/week.However,evenwithinsolely residentialdevelopmentsprovidingarangeoftypesandsizesofdwellings,whichattractpeople whohavedifferentlive/workarrangements,orareatdifferentlifestages,canincreasethe opportunityforactivity. • Lighting:Canhaveapositiveeffectonaplaceinanumberofways.Mostobviouslylightingcan helpthosewhoarevisuallyimpaired,andincreasesenseofsafety.Featurelightingcanbeusedin limitedcircumstancestoprovideinteresttocertainpotentialtouristattractions,civicareasetc. • Surfacing: Thematerialsusedforallexternalsurfacing,andhowtheyarelaid,needstobe consideredcarefully,especiallyregardingtheneedsofpeoplewithphysicaldisabilities,including thosevisuallyimpaired.Thechoiceofmaterialsinanhistoriccontextshouldbesympathetictothe widerbuiltenvironment.Surfacingmaterialscanaddinteresttothestreetscapeandbeusedto differentiatebetweenarease.g.homezones-trafficcalmingmeasure. • Public Art:IncorporatingPublicArtintoyourdevelopmentcanimmediatelyprovideinterestanda senseofplace.Manydifferentthingscanconstitutepublicart-itshouldnotberestrictedtoastatue onaplinth.Itisimportanttoconsideranylong-termmaintenancerequirementsofanyartinstallation. • Maintenance: Mostsignificantisthemaintenanceoftheareas,featuresetcoverthelongterm-most thingslookgoodwhenfirstinstalled,howeverhowtheyweather,oraremaintainedandmanaged overtimewillbekeytothelongtermsuccessofaplace.Problemsaroundanti-socialbehaviour oftenarisearoundareasorbuildingswhichareunmaintained.

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6.0 ResidentialDesignGuide

6.1 Followingonfromtheguidanceintheprevioustwosections,thissectiongivesspecificadviceonthe layoutanddesignofnewresidentialdevelopmentwithinoururbanareas.(Forhousingdevelopmentin countryside locations,seeSG10:Housing in theCountryside). It isexpected that the threesections willbereadtogetherwhenyouareconsideringyourproposals.

6.2 Theguidanceisnotintendedasablueprintforhousingdesign-weacceptthatproposalsofexceptional designandoriginalitymaybesubmittedwhichdonotfollowtheseguidelinesbutarestillacceptable.

6.3 We want new residential development to reflect and display the best qualities of our existing residential areas.Thisdoesnotmeanthatallnewhousesshouldlookexactlythesameasolderones; weencouragecontemporarydesign.Butthedesignofnewhouses,theirlayoutandorientation,andthe materialsusedshouldfollowsomebasicprinciples.

6.4 Todevelopbalancedandresilientcommunitiesby: • Providinganappropriaterangeofhousetypesandtenures. • Avoidinghavingthesametype,heightanddensitythroughout. • Consideringincorporatingelementsofmixeduseinlargerdevelopments. • Providinghousingtypesthatcanbeadaptedtosuitoccupierschangingneedsovertime. • Deliveringopportunitiesforlive/workunits.

overlookedandintegratedplayspace

defensiblespacemarkedwithattractiveboundaries

activityandpeople,increaseperceptionofsafety

lightingandsurfacingtobusypublicspaces

publicartprovidesinterestanddelight

32

6.5 Todevelopstreetsforpeopleby: • Designingforspeedsof20mphorlowerinresidentialareas. • Usingthelayoutandorientationofbuildingsthemselvestoslowtraffic. • Usingtrafficmanagementandsubtlechangesinstreetmaterialstocomplementtheuseof layoutandbuildingstoreducevehiclespeeds. • Considerimaginativewaystoprovidetheadequatelevelsofcarparkingforyourdevelopment, itshouldnotdominatethestreetscape.Provisionofin-curtilage,on-street,andprivate courtyardsshouldallbeconsidered.

6.6 Gettingthedetailrightby: • Buildingnewresidentialdevelopmentthatreflectsthetraditionalbalanceofstreetwidths, plotratios,heights,formandmassing. • Providinghighquality,consistentboundarytreatmentswithinandontheedgeofdevelopment. • Ensuringthattheseboundariescanbeeasilyandcomprehensivelymaintainedinthelongerterm. • Ensuringthatgreenspaceandplayspaceisinanappropriatelocation-equallyandsafely accessibletoresidents. • Ensuringthatprivateandpublicspacesareclearlydefinedthroughthedesignandorientation ofbuildings,boundarytreatments;streetmaterials;plantingandlighting. • Ensuringsufficientspacewithinbuilding(s)andplotsforbinstoragewhichhasconvenient accesstocollectionpoints.Thisshouldnotbevisuallyprominentfrompublicvantagepoints. • Whereamixoftenuresisproposed,ensurethatthereisaconsistencyofdesign,qualityof materials,andlandscapingthroughout.

moderninterpretationsoftraditionalbuildingforms

differentapproachestocarparking

33

6.7 For further advice see Planning Advice Note 67: Housing Quality.

positively addressingopen space

defensible space

modern interpretation ofterraced block

high quality boundarytreatment screened bin storage

34

Appendix 1: Further Reading

National Policy Documents and Advice

•DesigningPlaces. •DesigningStreets. •GreenInfrastructure:DesignandPlacemeking.

Planning Advice Notes

•PAN68:DesignStatements. •PAN77:DesigningSaferPlaces. •PAN83:Masterplanning. •PAN67:QualityHousing. •PAN44:FittingNewHousingDevelopmentintotheLandscape.

35

email: info@stirling.gov.uk text: 0771 799 0001 phone: 0845 277 7000 web: www.stirling.gov.uk

If you need help or this information supplied in an alternative format please call 0845 277 700.

Further Information Please contact:

Planning ServicesCorporate Operations Stirling Council Teith HouseKerse RoadStirlingFK77QATelephone:01786233660E-mail:LDP@stirling.gov.ukwww.stirling.gov.uk/localdevplan

deStirling Council, Teith House, Kerse Road, Stirling FK7 7QA