Design Guide for Self-Build Plots
8th August 2015
Prepared for Wynyard Park
by
Brian Iley Architects Limited
Contents
Background:
The Wynyard Park Master Plan
The Development Principles for New Housing at Wynyard Park
Precursors of Wynyard Park
Using the Wynyard Park Code
Character Areas
Code Navigation
The Development Guide for Self-Build Plots:
Access Roads
Design Standards
Plot Ratio
Sustainability
Scale Mass + Form
Building Aesthetics Materials + Features
Architectural Details
Infrastructure
Approvals
Programme
The Wynyard Park Masterplan
Wynyard Park is one of the country’s largest mixed use development sites at
885 acres, delivering a new settlement incorporating business space, health
and recreational facilities and new homes.
Wynyard Park’s vision is the creation of a healthy community sustaining a high
quality of life, located within a woodland setting at the heart of the Tees
valley, with the following key objectives:
To create a mixture of house types, (providing homes for all) to ensure that
residents have access to decent, good quality house types from on-site
employee to executive homes to meet energy efficient and sound
construction standards
To construct to the very highest environmental standards an exemplary
development in a sustainable mixed use community, in a fair and inclusive
way
To protect and enhance the existing physical character of the site providing
a landscape-led approach to the development, which contributes to a
sense of health and wellbeing for residents, workers and visitors alike
To provide a distinctive balance between the built and natural environment.
The scope of the residential development is set out in the Wynyard Park
Indicative Vision. The conceptual framework for the new homes will be
progressively consolidated through a process of outline and detailed
planning applications, responsive to the fluctuations of the housing market.
The purpose of the Code is to establish clear design instruction and guidance
which Hartlepool and Stockton Borough Councils, together with Wynyard
Park, can apply in implementing this vision. The Code will be used as a basis
for drawing up development briefs, and assessing developer proposals and
bids prior to their submission for planning permission. The Code will also ensure
coordination between sites and provide a level of certainty to developers as
to the quality and character of adjacent development, establishing mutual
confidence between the private and public sectors.
The Development Principles for New Housing at Wynyard Park
The emerging Framework Plan and Design Code are based upon the
following development principles to promote sustainable urban growth and a
distinctive, enduring environment.
A structure of streets and blocks will link the new homes to the adjacent
developments and amenities.
The creation of a drainage system responsive to the existing topography and
ground conditions that will ensure no net contribution to flood risk.
Though careful analysis, positive aspects of the local vernacular will be
introduced through traditionally-based and contemporary design solutions,
which will ensure that Wynyard Park response to the local character and is
clearly ’of the Tees Valley’.
Respecting key aspects of the existing landscape, such as the woodland and
woodland streams, will help to define the sense of place and provide a
mature setting for development.
Ongoing resident management will help to build community and maintain a
high quality environment.
Legibility of design which will help residents and visitors to easily find their way.
Streets will be designed according to their role within a street hierarchy. Way
finding will be enhanced by using the site’s topography to create view
corridors and by creating landmarks in prominent locations.
Precursors of Wynyard Park
Whilst it is intended that the new development is complementary to the
existing village at Wynyard, the ethos and character of Wynyard Park will be
established by analysing and evoking the historic fabric of exemplar villages
local to South Durham, Cleveland and North Yorkshire, and adapting their
characteristics to meet the demographics of the site. It is evident, for
example, that the housing mix will be more diverse than that of Wynyard
Village, resulting in more varied and distinctive neighbourhoods and a transgenerational social fabric.
Using the Wynyard Park Code
Building upon the Framework Plan and the Development Principles, the
Design Code provides the structure for evolving proposals and will be the
basis by which the project team will evaluate submissions.
The Character Areas
For the purposes of the Code the residential masterplan framework is divided
into a number of Character Areas which are introduced below, and
explained in greater detail in the next section in the Code. Each Character
Area has a defined set of uses, block principles, boundary treatments,
building heights, parks and open spaces. Consequently, reference to the
Character Areas is fundamental starting point in design.
The Character Areas are as follows:
A.
Executive Houses and Premium Executive Self-Build Plots
B.
Streets with SUDS
C.
Solar Housing
D.
Village Core
E.
Neighbourhood Centre
F.
Woodland Housing
Code Navigation
Based on this system of Character Areas the Code requires developers and
their design teams to know In which Character Area the site under
consideration is located, the wider aspirations for each Character Area, and
the key requirements and development opportunities in each Character
Area.
Character Areas
Character Areas and the Nature of Development
The Character Areas are provided to create a vision of each part of the
Wynyard Park residential framework plan. The objective is to create areas of
distinctiveness from the higher density core areas, to the very different
character of the edges of the community where less intensive development
abuts the dense, mature woodland fringe.
Character Area - Manorside
This Character Area will feature a mix of detached homes with integral and
detached garage blocks in an intimate woodland setting with landscaped
approach, water features and private gated entrance.
The Self-Build Plots offer an opportunity for variety and innovation and are
controlled architecturally by this Design Guide which is mandatory unless
otherwise specified.
Executive Houses and Premium Executive Self-Build Plots –
Manorside
Development Guide
This Character Area will feature a mix of detached homes with integral and
detached garage blocks, a focal apartment building and semi-detached
and link dwellings in the central core areas. The self-build plots on Manorside
offer an opportunity for variety and innovation and architecturally will be
controlled by the Development Guide.
Site Context
The self-build plots at Wynyard Park are located in Character Area A,
Specifically Pentagon North and Manorside in Wynyard Three (W3), in the
western-most area of the wider Wynyard Park Masterplan. Both of these land
parcels lie within the Hartlepool Borough Councils Administrative area, each
in an area of high landscape value with mature woodland fringes. The large
plots in Manorside, ranging between 0.2 acres and 0.5 acres, are set out in a
series of woodland pockets of maximum five plots each with dedicated
access form the spine road, which creates a special landscape character to
the development. The site slopes gently upwards from the entrance, the
access road skirting to the north of the central stream and water holding
ponds. Selective areas have been defined by the addition of brick boundary
walls to create landmark points for identification of separate development
‘pods’. An introductory landscape design feature will announce arrival into
this exclusive design zone.
Access Roads
Estate Roads
Estate roads will provide access to executive self-build plots. They will be 4.8m
wide with verges either side and granite sett kerbs set at 45 degrees. Plot
frontage boundaries will be defined by (in some instances as estate structure)
brick boundary walls, metal estate fencing, hedges and hedgerow trees.
Lanes
Lanes will be characterised by shared surfaces, defined through a narrower
width of public regime. Localised widenings will be used to punctuate these
routes.
Design Standards
The vision for Wynyard Park is to be delivered under the Design Code, of
which this Development Guide is a constituent part. The thrust of the vision is
the creation of a high quality environment complementary to Wynyard
Village, but with its own distinctive character based on local vernacular
precedent. As such, plot developers will have to satisfy the following criteria:
Where a traditional solution is favoured the design of the house should
comply with section: ‘Scale Mass and Form’ with a maximum of 2.5 storeys,
and ‘Building Aesthetics, Materials and Features’ of the Design Guide.
Boundary Treatments will be restricted to a short list to create a higher degree
of consistency within the development:
Front Boundaries:
-
1.
metal estate fencing
2.
wicket gate (pedestrian access)
3.
double wicket gate (vehicle access)
NB: an amalgamation of these elements will be permitted as part of a
cohesive design proposal.
-
Rear Boundaries to Woodland Edges:
1.
metal estate fencing
-
Boundaries between Adjoining Properties:
1.
metal estate fencing
Plot Ratio
Plot ratios are not to exceed 20% for the main domestic accommodation
with an accumulative maximum plot ratio of 25% total including garages,
outbuildings and ancillary structures. A minimum distance of 3 metres must be
maintained between the main dwelling and the side boundaries, though
ancillary buildings may form part of the boundary condition in a welldesigned scheme, subject to Wynyard Parks explicit approval.
It must be noted that the prescribed plot ratio is an absolute maximum and
self-builders and their design teams should understand the value of
developing at as low a density as possible commensurate with their
aspirations, in order to preserve a generous feeling of space. The effect of
building to the maximum designated plot ratio can be seen elsewhere, the
end result showing an overall downgrading of the presentation, appearance
and value of developments. On Wynyard Park this Character Area is
targeted as an especially sensitive and prestige development and should be
empowered by its landscape setting rather than size of property.
There should be no overlooking of side boundaries by habitable rooms. This is
not to say that natural light solutions to habitable rooms cannot be
incorporated in side elevations, but that any design solution should respect
privacy between neighbouring properties. The relationship between
individual plots is to be given a greater level of importance in judging the
appropriateness of a design.
Sustainability
Sustainability levels should aim to exceed the minimum building regulations
standards to satisfy a Code 3 level of sustainability.
Scale Mass + Form
Houses are to be no higher than 2.5 storeys with a maximum height to eaves
of 6.3 metres and ridge of 10 metres. On larger properties designers are
expected to note that certain dwellings may be designed to evoke the
farming history of the site. For the Self-Build Manorside plots these could be in
the form of simple, elongated straight or ‘L’ shaped units joined together to
create courtyards reminiscent of traditional farmsteads with one dominant
element and adjoining subservient elements.
Traditional ‘additive’ design models are provided (figures 19 to 23) as a
graphic guide to a simple method of meeting the criteria based on the
Wynyard Precursor photographs.
Contemporary design and innovation will be encouraged if well designed in
terms of massing, detail and materials. Single storey dwellings are also
acceptable but must conform as with others to the maximum plot ratio.
Garages may be integral, attached or detached whilst retaining a high
quality cohesive design. A minimum of two cars are to be in covered
accommodation plus a minimum of two additional parking space within the
entrance apron. Garages may be provided with an upper (storage) level
provided the overall eaves height does not exceed 3.6metres and ridge
height does not exceed 6.8metres. Garages may be integral with brick
boundary walls. Caravans, boats or other trailers must not be parked on any
of the development site and commercial vehicles must be parked under
cover, not on drives or forecourts, to maintain the prestige domestic quality of
environment.
Plot owners are not to erect any structures or buildings within the plot
boundary other than those consented by Wynyard Park as part of the
approval process. For the avoidance of doubt this includes homes offices,
outhouses, conservatories and any other structure.
Building Aesthetics, Materials and Features
The primary goal for the architectural implementation of the Wynyard Park
Masterplan is the delivery of high quality, environmentally efficient buildings.
In support of this objective, it will be required of developers and their
architects to acknowledge the local context within which the development
sits. Materials should be utilised that respect the character of the area,
including brick, render and stone elements.
Where traditional building techniques are deployed they must be
accurate in their methodology and design, and respect the positive
components of the local vernacular. Buildings must be rigorous in the quality
of design and construction and seek to use local materials. A high grade of
UPVC window, door or fascia components may be permitted, subject to prior
consultation and approval from Wynyard Park.
Traditional building forms, as outlined in the following typologies, are
preferred and will be particularly encouraged:
Walls
Render walls: render should be a through-colour product with a light
textured finish in an appropriate colour. Samples must be provided for
approval by the Wynyard Park design team.
Facing brickwork: should be of a red/brown multi colouring with a handmade appearance and flush pointing in an appropriate lime mix mortar.
Samples must be provided for approval by the Wynyard Park design team.
Brick boundary gateposts will be encouraged. They should be constructed in
English Bond in a brick to complement or co-ordinate with the main body
material of the house.
A list of appropriate regional brick suppliers and typically appropriate colours
is appended to this Design Guide.
Natural Stone: Reclaimed natural sandstone rubble finish will be encouraged,
with dressed stone for appropriate details such as string courses, window and
door reveals, and lintols. Samples must be provided for approval by the
Wynyard Park design team.
Architectural Details
Copings and Lintols
Copings and water tables should not exceed 75mm in depth (the visible
edge) and should not generally extend beyond 50mm from the wall plane.
Carefully concealed extracts in walls may be acceptable subject to
approval.
Where applicable brick or stone lintols should be load bearing. Back-up lintols
may be used for larger openings. A subtle variation in brick colour may be
appropriate for lintols and arches.
Roofs
Roofs shall be of an appropriate scale and proportion, plain gabled though
some hipped or half-hipped arrangements may be used on smaller built
elements such as garages and outhouses. Abutting single storey roofs may be
lean-to.
Dormers will be permissible provided they are carefully designed with
reference to local vernacular precedent and should suit the form of roof to
which they are applied. Dormers should be gabled and details will be
examined for historic or vernacular authenticity.
Roof coverings should be selected from the following: natural slate; split
stone; plain clay tiles; pantiles (uncoloured); alternatives will be considered if
appropriate to the overall design.
Small flat or shallow pitched roofs shall be lead covered.
Gable treatments may be varied, but may include plain close verges, and
stone gable parapets terminating in kneelers at or above eaves.
Eaves treatment should consider the use of corbelled brickwork or decorative
string courses. Fascias and box soffits will not be permitted.
Gutters should be mounted directly to walls, on sprockets or rafter feet, or
concealed in a cornice.
Developers should note that telephone systems, radio or tv aerials and
satellite dishes are to be concealed within roof spaces. Photovoltaic cells are
to be carefully selected to integrate within the roof plane to ensure minimal
visual intrusion. An alternative acceptable arrangement would be to position
photovoltaic cell banks between double pitched roofs in such a way that
they are not visible from outside the private domain.
Signs, lights and alarms
Lighting or signage to houses must be integral to the overall design of the
building. House numbers should be visible adjacent to or above doors, but
may be incorporated into the approach wall for ease of identification. Neon
lighting is to be avoided on houses and automatic lighting controlled to
avoid reaction to movement in the public realm. Burglar alarms should be
located where they produce minimal visual intrusion.
Rainwater goods
Rainwater goods shall be aluminium colour graphite or black, particularly if
employed in a contemporary design, whilst traditional design forms are to
employ traditional cast iron pattern in the same colours or plain galvanised.
Chimneys
Chimneys should be appropriately proportioned and detailed with a
minimum of one per house, unless the design is contemporary and an
appropriate alternative is offered for approval. Chimneys should be of coordinating brick and of generous height, incorporating, where possible, vent
stacks.
Windows
All windows and their subdivisions should relate to the proportions of the
overall design and be appropriate to the specific historic type. Windows for
traditional houses should be of rise and fall, or horizontal sliding sash, or side
hung casement type, and may draw from the industrial heritage of the area.
Bay windows should be well designed in proportion scale and detail.
Sub-cills should be provided unless a string course is provided below to shed
water. Window and door reveals on traditionally designed buildings should
be a minimum of 100mm deep.
No use of uPVC window, door or fascia components will be permitted.
All windows must be double or triple-glazed or made up of single-glazed units
plus a secondary glazing frame.
External Doors and Porches
Bespoke authentic traditional solutions will be encouraged. Materials should
reflect those of the host building. Columns, posts, piers and brackets shall be
of hardwood or treated timber, brick or cast iron. Masonry piers shall be built
no less than 450mm thick in English or Flemish bond, timber piers no less than
150mm square.
Carriageway and Driveway Finishes
1. Blacktop road surface with canted granite sett kerbs.
2. Porous drives and approach concrete or brick paviors in Conservation
colours.
3. Breamish gravel; granite setts; reclaimed Yorkstone paving.
Infrastructure
The plot developer is responsible for verifying all existing public drainage and
making connections thereto.
Water, gas, and electricity services will be arranged adjacent to each plot
and connections will be the responsibility of the developer.
Overhead lines are not permitted in any circumstance, and aerials must be
located inside the dwelling.
All construction materials, plant and site accommodation must be provided
within the plot. Shared avenues and roads are to be maintained in clean
condition, construction waste and litter to be stored in a controlled manner.
Approvals
The plot developer will consult with Wynyard Park at an early stage of the
design and submit detailed drawings for Wynyard Park’s approval prior to
any application being submitted to the Local Planning Authority for further
approval.
Material samples should be submitted for approval by the Wynyard Park
design team.
Once approved, any proposed alterations to design or materials must be
notified for approval.
A consultation fee will be levied for approval of each plot design.
Proposed future extensions of the original house will be subject to the same
approval constraints and process and are at the explicit approval of
Wynyard Park.
Programme
Restrictive Covenants will be applied to the sale of plots and Developers will
be expected to consult Wynyard Park with their proposed designs within 3
months of completion of purchase and, once estate consent has been
granted, submit Full Planning submissions to the Local Authority within 6
months of purchase completion. Construction works are to be commenced
no later than 12 months after purchase completion, and construction
programmes submitted to Wynyard Park to show building contract
completion within 9 months of contract commencement.