Download Design Code - Bedford Borough Council

Design Code
Wixams – Village One
October 2006
The Wixams > Village One
5.
Village One Design Code
Page
64 – 101
Design Codes
Building Typology, Details And Materials
Public Realm
Key Groupings
65
67
78
94
Design Code
Contents
5.1 Design Codes
Introduction
5.1.1
This part of the document focuses on the delivery of the
various sections outlined in the placemaking section of the
design brief. By the use of the design codes given in this
section, the delivery of a high quality, distinctive village with
its own unique identity is expected to be achieved.
Stage Two
5.1.8 Once a designer has clarified the streets, the building typology
matrix introduces the correct levels of enclosure, set back and
boundary treatments for a block.
5.1.9
5.1.2
The design code is divided into three main sections:
-
building typology, details and materials
public realm; and
key groupings
5.1.3 The use of each section is explained in the introduction.
5.1.4
The design codes begin by giving the users of the document
a simple guide as to how a scheme may be constructed with
reference to the appropriate sections of the design code and
the design brief.
The Wixams > Village One
Design Code
Using The Design Codes
65
Stage Three
The designer should be able to identify the appropriate type of
parking for a block from the typology matrix. Further guidance
on parking is outlined within the design brief section of this
document.
Stage Four
5.1.10 The penultimate step, once the basic massing and access
arrangements for a block have been designed is to consider the
detailing and materials used within the buildings. This should have
regard to the building typologies, which outlines the appropriate
types of details and materials.
Stage Five
5.1.11 Finally the designer should have regard to the public realm
elements within or surrounding the block, this includes details of
surface finishes and planting.
key grouping - square
5.1.5 The axonometrics below represent how a part of the
masterplan may be developed by using the design codes
and certain elements within the design brief. The drawings
show the stages that a developing scheme may go through to
achieve the final scheme. As a base the designer needs to
ascertain key information on the context with matters such
as areas of play and open space and matters that may impact
on the formation of the block such as density, land use and
affordable housing. It is expected that the designer has made
himself aware of these strategic matters from the preceding
sections on the masterplan and design brief.
5.1.6
5.1.7
1. Key Groupings
Garage/Carports
The process of assessing the block is staged, and it is
suggested that designers follow the following steps to achieve
a compliant solution to the code. The following outlines the
basic process as a five stage process. Whilst the process is
outlined in five stages, the design process should be iterative,
and the impact of latter stages should be examined against
earlier stages.
Stage One
Initially designers should identify whether a block is affected
by any key groupings and key buildings. These groupings have
specific guidance which is detailed later within the code. In
addition designers should clarify the street types which are
used within a block, to create the basic palette of typologies
for the design.
on street parking
parking courts
parking court
Block Axonometric
5. Parking
The Wixams > Village One
No control on gaps
mews
2-3m setback with
hedging boundary
Strong
building
line with
no control
on gaps
back lane
lane
Informal
frontage with no
gaps greater than
garage width
2 and 2½ storey Cottages
with occassional 2 and 2½
storey Victorian buildings
see mews courtyard
street elevation
3 storey
Townhouses and
2 and 2½ storey
Formal buildings
with 2 and 2½
storey Cottages
6. Building Typology
0.5 - 2.0m setback
with no boundary
4. Setback/boundaries
3. Type Of Enclosure
2. Streets
1, 1½ and 2 storey Mews buildings
with occassional 2 storey Cottage
and Victorian buildings
1 - 2m setback
with boundary of
wall or railing
Strong building
line, continuous
frontage 1 metre
gaps allowed.
limited setbacks
see lane typical elevations
see back lane
street elevation
see main street
typical elevations
7. Details And Materials
Design Code
main street
2-3m setback
with hedging
or walling
boundary
back lane
mews courtyard
main street
lane
square
8. Public Realm
66
5.2 Building Typology, Details And Materials
Introduction
5.2.1 This section deals with the design codes for building typology,
materials and details. Each has an important part to play in
creating a place which reflects the local character of Bedfordshire
villages. Traditional Bedfordshire Villages have been formed by
historical events, which cannot be instantly replicated, however,
careful study of these villages has informed the design codes.
The Wixams > Village One
Design Code
5.2.2 The three areas examined within the section are:
67
building typology
5.2.3 This examines the make up of a typical Bedfordshire village, and
considers the general principles appropriate to the styles within
a Bedfordshire village. Each building type should be carefully
considered in relation to the proportions, materials, and detailing
used, such as ensuring the relationship between glazed areas and
wall. The series of typologies is not an exhaustive list, but provide
the basic building blocks for development, other typologies, such
as estate cottages, are apparent in Bedfordshire villages, and are
referred to in specific locations.
typology matrix
5.2.4 The matrix integrates the building typologies with the appropriate
street details, covering the set backs, building height, boundary
treatments, and other details, allowing the character of the street
to be created.
materials and details
5.2.5 Finally a palette of materials and details appropriate to Bedfordshire
villages are presented. This should be viewed by designers as a
guide to the type and style of details that can be used, with the
appropriate typology. Each detail is briefly explained, including an
outline of the main function, or characteristic to be achieved.
5.2.6 Although traditional building types are illustrated modern design
reflecting the local traditions would be acceptable in mews
courtyards, key groupings, landmark buildings and individual
buildings. The form of Bedfordshire villages allows the integration
of a variety of styles, and is very much a part of the distinctive
character.
Typical bedfordshire village showing variety of building typologies
The Wixams > Village One
5.2 Building Typology, Details And Materials
Cottages
Roof
Eaves
The following are acceptable materials for roofs:
1.
Slate
2.
Pantiles
3.
Plain Tiles
1.
1.
2.
3.
5.2.7 Cottages form the foundation of the villages being
the earliest properties which form the background to
subsequent historical styles. They are simple in their plan
form and generally 2 storey with some having dormers
where the roof has been converted. They are mainly in a
terraced form although the wider form is often detached.
The proportion of wall to openings is often high.
•
•
Windows to wall ratio 1:6.
Window sizes increase according to the size of
dwellings.
•
Roofs are generally steep and where dormers are a
feature they are mainly gable fronted.
Eaves and verges are mainly clipped and simple in their
detailing.
Windows are usually casement style with simple cills
and heads.
Usually there are no porches, but simple gable fronted
and lean - to are often added.
•
•
•
•
•
•
•
Roofs which were mainly in thatch have been replaced
with plain tiles, pantiles or slates.
Although timber frame is common, brick, render,
painted brickwork and stone would be acceptable.
Windows are mainly white with doors a variety of
colours.
A simplicity in their detailings and materials is a key to
their distinctiveness.
2.
3.
4.
Wall Finish
Chimneys are a major feature and should be
simply detailed.
Roof pitches are to be 40° or more.
Dormers should be gable fronted.
The proportion of roof facing the public realm
should be appropriate to this building typology.
Openings
1.
The following are acceptable materials for walls:
1.
Brick
2.
Render
3.
Painted Brickwork
4.
Stone
Eaves to be clipped with the gutter, the dominant feature or
Clipped with a prominent dental course detail.
Verges are to be clipped with simple header course or
corbelling detail.
2.
3.
Casement style windows are to be predominant with some
sash style windows.
Windows are to be white with a recess to jambs.
Window heads are to be a mixture of brick arches or timber
lintels. Where render is the main walling material a render
bellmouth is acceptable.
Boundaries
Entrance Doors And Porches
Other Details
The following boundary treatments are exceptable:
1.
No boundary
2.
Fence and hedge
3.
Timber picket fence
4.
Hedge only
1.
2.
3.
1.
Entrance doors are to be cottage style with vertical boarding.
Glazing is to be a small panel in the upper section of the door.
The entrance is to have either no porch, gable fronted or lean to
porch. On large detached houses, side panels are appropriate.
Design Code
Roof Finish
2.
Where porches are enclosed they should have gable or
lean to roof.
Where bay windows are used they should be splayed with
a flat roof.
68
Formal
5.2.8 The Georgians have had a major influence on the character
of the villages. Their more formal and detailed approach
contrasts with the simple form and detailing of the cottages.
They are simple in their plan form and mainly 2 storey with
some properties having dormers within the roof. They
are mainly in terraced form, with the wider frontage units
sometimes detached. Openings are often large and formal
in their character.
The Wixams > Village One
Design Code
• Predominantly Georgian proportion windows at first
and second floor levels.
• Regularly spaced openings.
• Window wall ratio 1 : 4 or 5 typical.
69
• Roofs are generally steep and where there are dormers
they are generally flat roofed or hipped.
• Eaves and verges are mainly overhanging and boxed and
can often be ornate.
• Windows are mainly sash style with painted stone cills.
• Brick detailing to heads and junctions is common.
• Porches are usually simple with a flat roof although
occasionally more ornate surrounds to the main
entrance door occur in prominent locations.
• Flat roofed bay windows are often a feature.
Roof Finish
The main roof materials are to be:
1.
Slate.
2.
Plain tiles.
Roof
1.
2.
3.
4.
Chimneys should be ornate with brick corbelling.
Roof pitches should be 35° or more.
Dormers are to be flat roofed or hipped.
The proportion of roof facing the public realm should be
appropriate to this building typology.
Eaves
1.
2.
3.
Wall Finish
Openings
1.
2.
1.
Brick is the main walling material.
Occasional render or painted brickwork can be used.
2.
3.
• Roofs are mainly plain tiles, although slate is not
unusual.
• Brick is the main walling material with a similar brick
used around openings.
• Windows are mainly sash style and white.
Doors are six and four panel painted in individual colours,
often dark.
Eaves are to project with a white fascia.
Parapets are an occasional feature.
Verges are to have bargeboards, or clipped with
corbelling detail.
Windows are to be sash style with a variety of
glazing sub divisions.
All windows are to be white.
Window heads are to be flat arched with brick
voussoirs. Key stones are often a feature.
Boundaries
Entrance Doors And Porches
Other Details
The following boundary treatments are acceptable:
1.
No boundary
2.
Urban style railings
3.
Urban style railing on brick wall
4.
Country style railing
1.
2.
3.
1.
2.
Entrance doors are to be painted four or six panel doors.
Glazing is to be within the upper panels.
Porches are to be simple flat roof canopies. If no porch
the door should have a semi circular arch over.
Decorative string courses are a feature.
Bay windows are to be single storey with flat roofs.
The Wixams > Village One
Townhouse
Roof
Eaves
The main roof tiles are to be:
1.
Slate.
2.
Pantiles.
1.
2.
3.
1.
2.
3.
5.2.9 Three storey townhouses, which are formal in their character,
usually occur either in the central areas of the villages and market
towns, or as detached properties on the outskirts. Buildings
have a wide frontage onto the public realm. They are simple in
their plan form and 3 storeys. They have a strong symmetry
and structure which emphasises their importance. Variations in
storey heights and window proportions are a key characteristic.
•
•
•
•
Window wall ratio 1 : 4 or 5 typical.
Regularly spaced openings.
Variation of proportion from ground floor upwards.
More variety at ground floor level.
•
Roof pitches vary with the steeper pitches having projecting
eaves, and the lower pitches often in slate with parapets a
main feature.
Windows are mainly sash style with painted stone cills.
Brick detailing to heads and joints is not uncommon.
Porches are usually classical and ornate surrounds to the
main entrance doors.
Flat roofed bay windows are an occasional feature, sometime
two storeys.
•
•
•
•
•
•
•
•
Chimney should be ornate with brick corbelling.
Roof pitches should be 35° or more.
The proportion of roof facing the public realm should
be appropriate to this building typology.
Eaves are to project with a white fascia.
Parapets are an occasional feature.
Verges are to have bargeboards, or clipped
with corbelling detail.
Wall Finish
Openings
1.
1.
Brick is the main walling material.
Roofs are a mixture of slate and plain tiles.
Brick is the main walling material with often brick detailing
around openings.
Windows are predominately white.
Doors are either six or four panel painted in dark colours.
2.
3.
Windows are to be sash style with a variety
of glazing subdivisions.
All windows are to be white.
Window heads are to be flat arch with brick
voussoirs.
Boundaries
Entrance Doors And Porches
Other Details
The following boundary treatments are acceptable:
1.
No boundary
2.
Urban style railing on plynth
3.
Urban style railing on brickwall
1.
2.
3.
Other Details
1.
Decorative string courses at first and/or
second floor level are a feature.
2.
Bay windows can be either single or two
storeys with flat roofs.
Entrance doors are to be painted six panel doors.
Glazing is to be within the top two panels.
Porches are to be either a flat roofed canopy or an ornate
surround.
Design Code
Roof Finish
70
Victorian
Roof Finish
Roof
Eaves
The main roof material is to be:
1.
Slate.
1.
1.
2.
5.2.10 These mainly occur on the edge of the villages with occasional
houses in the main core. Generally they are two storey and
in a terrace form, although 2½ storey and semi-detached and
detached properties occasionally occur. They are mainly simple
in their form.
•
•
•
•
The Wixams > Village One
Design Code
•
71
•
•
•
•
•
•
Window wall ratio 1 : 4 or 5 typical.
Balanced composition with first floor windows generally
over ground floor windows.
Window sizes increase according to the size of dwellings.
Roof pitches are usually low with clipped eaves and verges.
The eaves and verges often feature ornate brick corbelling.
Windows are a mixture of sash style and casement with
painted cills.
Brick detailing in contrasting and often decorative patterns is
a feature on window surrounds, quoins, band courses.
Porches are usually simple with brick detailing, or can be
recessed. Pitched roof bay windows are a common feature,
with two storey sometimes featuring.
Roofs are mainly slate.
Brick is the main walling material though occasionally the
brickwork is painted.
Contrasting brick detailing is a major feature.
Windows are mainly white
Doors are usually four panel doors (often glazed in the top
section) painted in strong colours.
2.
3.
4.
Wall Finish
1.
Chimneys are to be ornate with brick corbelling
and a variety of brick colours.
Roof pitches should be 35° or more.
Dormers are to be gable fronted with finial ridge
features.
The proportion or roof facing the public realm
should be appropriate to this building typology.
Brick is to be the main walling material.
3.
Eaves are to project with either a fascia or exposed rafters.
Ornate brick corbelling with the use of different coloured
bricks is allowed.
Verges are to be a bargeboard or clipped with corbelling detail.
Openings
1.
2.
3.
Windows are to be of a simple sash style.
Windows are to be mainly white with a recess to the
jambs. Colour is to be used with care.
Window heads are to be either stone lintels or a flat brick
arch with voussoirs. Key stones are to be a feature.
Boundaries
Entrance Doors And Porches
Other Details
The following boundary treatments are acceptable:
1.
No boundary
2.
Hedge only
3.
Hedge and low wall
1.
2.
3.
1.
Doors are to be mainly four panel doors.
Glazing is to be within the upper panels and be decorative.
Porches are to be either gable fronted with ornate features
or recessed. Fanlights are often a feature.
2.
3.
4.
Decorative string and dental courses with the use of
difference brick colours are a feature.
Bay windows are to be single storey with hipped roofs.
The roof of the bay can be linked to a lean to porch roof.
Gable fronts should be balanced
The Wixams > Village One
Mews
•
•
Window to wall ratio 1 : 6.
Window sizes increase according to the size of dwellings.
•
Their detailing is mainly drawn from the cottage style with
steep roofs.
Gable fronted dormers and rooflights are not uncommon.
Eaves and verges are of a simple form.
Windows are mainly casement with simple heads and cills.
There are usually no porches.
Garages and car ports are a major feature of the mews with
a mixture of brick and timber lintels.
Roof
Eaves
The main roof material is to be:
1.
Slate.
2.
Pantiles.
1.
2.
3.
1.
4.
•
•
•
•
•
•
•
•
•
Roof materials are varied with slate, plain tiles and
interlocking files.
Brick is the main walling material, although horizontal
boarding often features on buildings which are derived from
farm buildings such as barns.
Window colours are mainly white
Front doors are usually stained.
Wall Finish
1.
2.
Roofs should be a variety of roof pitches.
Chimneys are to be simple and occasionally used.
Dormers if used should be gable fronted though flat
roofed is acceptable in a formal context.
The proportion of roof facing the public realm
should be appropriate to this building typology.
There is to be a mixture of brick, render and painted
brickwork.
Stone and weather boarding can be used as a feature.
Eaves are to be clipped with the gutter the main feature.
Openings
1.
2.
3.
Casement windows in a variety of styles is to be the main
window style.
Windows are to be white with a recess to jambs.
Window heads are to be a mixture of brick arches or
timber lintels.
Boundaries
Entrance Doors And Porches
Other Details
The following boundary treatments are acceptable:
1.
No boundary
2.
Fence and hedge
3.
Urban style railings
4.
Timber picket fence
1.
1.
2.
3.
Entrance doors are to be a mixture of cottage style with vertical
boarding, or four panel.
Glazing is to be a small panel in the upper section of the door.
Generally no porches are appropriate. If porches are used they
should be of a simple form.
Design Code
5.2.11 Mews occur mainly behind the main streets and are varied in their
composition. They play an important role in providing servicing
and car parking to streets which are not car dominant. Buildings
are mainly single storey with 1½ and small 2 storey giving a varied
composition. Plan forms are usually simple in their form. Access
is usually through a narrow opening or archway. Properties are
mainly terraced and semi-detached although detached houses
sometimes occur.
Roof Finish
2.
Garages, which will be dominant in these types,
should have either stone, brick arch or timber lintel
heads.
There should be variation in the style and colour of
garage doors, with boarding a common feature.
72
Street
High
Street
Design Code
Frontage
Type
Street
Width
Strong
building line.
Continuous
frontage with
1m gap.
No setbacks. 13.75 - 16.75m
Building
Height
Set Back
Main
Street
Lane
Strong
building line.
Continuous
frontage 1m
gaps allowed.
Limited
setbacks.
1
Storey
1½ Storey
2
Storey
2
Storey
2½ Storey
Formal
2
Storey
2½ Storey
2
Storey
2
Townhouse
Storey
2½
Storey
terraced
2 storey
2½ storey
0.5 - 1.0m
15.75 - 18.75m
2 storey
0.5 - 1.0m
2½ storey
1.0 - 2.0m
(occasional)
Informal
frontage
with no gaps
greater than
garage width.
Back
Lane
detached
terraced
semidetached
2 storey
2.0 - 3.0m
detached
2½ storey
Strong
building
line with no
control on
gaps.
terraced
semidetached
1 storey
9.8 - 10.8m
1½ storey
2 storey
0.5 - 1.0m
detached
predominant
73
Victorian
terraced
15.5 - 19.5m
The Wixams > Village One
Building
Type
Cottage
3 storey
>
Building Typology Matrix
Mews
occasional
3
Storey
Street
Mews
Frontage
Type
Street
Width
Building
Height
Set Back
Building
Type
1
Storey
1½
Storey
Cottage
2
Storey
2
Storey
2½
Storey
Formal
2
Storey
2½
Storey
Victorian
2
Storey
2½
Storey
Townhouse
2½
Storey
3
Storey
The Wixams > Village One
Mews
No control.
terraced
8.3 - 9.3m
1½ storey
0.5 - 2.0m
detached
2 storey
Edge
Design Code >
semidetached
1 storey
Informal
frontage
with no
control.
semidetached
8.1 - 10.1m
Green
Lane
Informal
frontage
with no
gaps greater
than garage
width.
2.0 - 4.0m
2 storey
detached
terraced
semidetached
1 storey
25.1 - 29.1m
Old A6
Building Typology Matrix
1 storey
Informal
frontage
with no
control.
2.0 - 4.0m
2 storey
detached
semidetached
1 storey
5.5 - 7.5m
2 storey
2½ storey
2.0 - 4.0m
detached
predominant
occasional
74
High Street
-
Mainly wide fronted terraced units
Mixture of 2, 2½ and 3 storey buildings
Hard landscaping with occasional tree in street
Roofs mainly tiles with occasional slate roof. Eaves
and verges mainly clipped
Walls mainly brick with occasional render, painted
brick
Variety of detailing. Bay windows a feature
Main Street
-
The Wixams > Village One
Design Code
-
75
Mixture of narrow and wide fronted terraced
units, with some detached properties
Mainly 2 and 2½ storey buildings with dormers in
roof
Hard landscaping with occasional tree in street
Roof mixture of tiles and slate
Walls mainly brick with occasional render, and
painted brick
Variety of brick detailing. Bay windows a feature
Lane
-
Mixture of terrace, semi detached and detached
units
Mainly 2 storey with some 2½ storey buildings
with dormers in roof
Hard landscaping with occasional tree in street
Roofs mainly tiles
Walls mainly brick with occasional render
Mixture of appropriate detailing
Back Lane
-
1, 1½ and 2 storey terrace and semi-detached
buildings
hard landscaping
roofs mixture of tiles with slate, eaves clipped
Walls mainly brick
Simple detailing
-
Mixture of terraced, semi detached with
occasional detached
2 storey with some 1 and 1½ storey buildings
Hard landscaping with occasional feature tree
Roofs mainly slate. Eaves and verges clipped
Walls brick occasional horizontal timber
boarding
Simple detailing
-
Mixture of detached and semi detached
Mixture of 1 and 2 storey buildings
Soft landscaping with occasional trees in front
gardens or adjoining open space
Roofs mainly tiles with occasional slate. Eaves
and verges mainly overhanging with some clipped.
Walls mainly brick with occasional render
Mixture of detailing. Porches mainly lean to or
gable fronted
Design Code
Edge
The Wixams > Village One
Mews Courtyard
Green Lane
-
Mixture of mainly semi detached with occasional
terrace
Mainly 2 storey with some 1 storey buildings
Soft landscaping with occasional trees
Roofs mainly slate. Eaves and verges overhanging
Walls mainly brick
Mixture of detailing. Porches mainly lean to or
gable fronted
Old A6
-
Mainly semi detached and detached dwellings
Mixture of 1, 2 and 2½ storey buildings
Soft landscaping with trees in existing hedges
Roofs a mixture of tiles and slate. Eaves and
verges mainly overhanging
Walls a mixture of brick, render and horizontal
boarding.
Mixture of detailing to give individuality of
dwellings
76
General Design Code
TV Aerial and Satellite
5.2.12 This section concludes with some general design codes that
the user should follow when considering the production of a
scheme for this section of the Wixams development.
5.2.15 Developers should provide comprehensive and integrated
systems for telephones, radios and television.
•
Meter Cupboards
5.2.13 The fronts of dwellings need particular attention as they are
intensively used. Utility services such as gas and electricity
should be integrated into the facade in order to reduce their
visual intrusion.
•
•
•
•
•
•
Television and radio antenna, aerials and satellite dishes
will not be permitted on the roof or any façade where they
detract from the public realm.
They can be located within the roof space or,
Positioned away from the ‘public’ face of the building.
external stores
Low screen walls or porch reveals can be used to make
utilities boxes less obvious.
The location of meter boxes within the property can be
organised with the service provider.
The location of all such features should be positioned away
from the ‘public’ face of the building.
Burglar alarms should be located where they have minimal
visual intrusion on the public façade and where they are
audible from the exterior of the building.
Electrical Sub Stations
5.2.18 Where a sub-station is required, the following guidance must be
observed.
•
•
•
•
•
•
•
Care should be taken to locate satelite dishes away from frontages
Design Code
External Stores
5.2.16 The storage and collection of refuse and materials recycling
must also be carefully considered in the design of the street.
The following considerations must be taken into account when
designing these facilities:
Example of floor mounted gas meter box
•
The design of materials recycling and waste storage
facilities as part of block designs needs to be flexible to
accommodate changing priorities, technologies and the
extent of the recycling programme.
•
For apartments, provision will be made on the ground floor
of the building to store the equivalent of 1.5 refuse bins per
dwelling for recycling materials and waste.
•
The facility will be an integral part of the building, out of
public view and accessible by refuse collectors from the
street, an example
The Wixams > Village One
Vents and Flues
77
5.2.14 The fronts of dwellings need particular attention and therefore
flues and vents where allowed should be integrated into the
facade in order to reduce their visual intrusion:
•
•
•
•
•
Soil and Vent stacks should be enclosed within chimneys.
Where this is not practical, vent pipes should be clad in
lead where they emerge above roof slopes.
Flues must be fully integrated with the building design,
with the external flue outlet cowl coloured to match or
complement the external walling.
Mechanical extract vent cowl’s are to be coloured to
match or complement the external walling.
The location of all such features should be positioned away
from the ‘public’ face of the building.
•
The sub-station should be accommodated in a building
separate from any residential units.
The sub-station building must be of brick or other masonry
construction to be constructed on a 4m x 4m concrete
slab as required.
To allow for regular maintenance, the sub-station building
must be fitted with a double door that fronts directly onto
a public vehicular access.
Housed in a building that is consistent with the
architectural treatment of dwellings within the parcel
including masonry, roof and eave details whist having
regard for maintenance requirements.
If the sub-station building is set back from the carriageway,
a ‘cable easement zone’ covering the distance from kerb
edge to sub-station itself will be necessary.
Exact width and arrangement to be agreed
The sub-station building must be designed to integrate with
the surrounding development in terms of materials, scale
and architecture.
Be integrated into surrounding alignment of walls.
5.2.19 This section concludes with some general design codes that
the user should follow when considering the production of a
scheme for this section of the Wixams development.
5.2.17 Refer to the Local Planning Guidance for the Storage of Solid
Waste in New Developments. The size location and orientation
of each facility requires careful consideration and should be:•
•
•
Discretely placed to reduce visual intrusion and nuisance
from daily use;
Within close proximity of collection vehicle routes and
positioned in such a way as to remove the need for
collection vehicle reversing; and
Housed in well designed enclosures that are consistent
with the architectural treatment of dwellings within the
land sale area.
Example of sub station building
Mobility Standards
5.2.20 Bedford Borough Council has produced supplementary Planning
Guidance on Housing Mobilty Standards, which sets out a
checklist of 12 criteria that accessible housing should meet. The
SPG sets out as a general guideline that 10% of new housing
should be Mobility Housing and that it is likely to comprise
single-storey dwellings for small households (including ground
floor flats).
5.2.21 The criteria set out by the SPG are:
a) A car parking area, ideally covered, at least 3300mm wide,
should be provided adjacent to the dwelling or within the
curtilage, with a non-slip access to the dwelling no more
than 15m in distance from the parking area.
b) All entrances should be well lit and the main entrance
should be covered.
c) The main entrance door should have a clear opening width
of at least 800mm.
d) All doors should have 300mm to the side of their leading
edge.
e) Habitable rooms and circulation areas should have
sufficient space for easy movement in a wheelchair (ie.
a turning circle of 1500mm diameter or a 1700mm x
1400mm ellipse is required).
f) The main living room should be located at entrance level.
g) In dwellings of three or more bedrooms and in all singlestorey dwellings, the bathroom and toilet should be fully
accessible to a wheelchair-user. It should be possible to
close the door from within the bathroom/toilet and to
transfer from a wheelchair to at least one side of the
w.c. pan. A wheelchair turning circle of at least 1500mm
diameter should be provided.
h) Bathroom/toilet walls should be constructed to be capable
of supporting handrails between 300mm and 1500mm from
floor level.
i) Other than in single-storey dwellings, provision should be
made for the future provision of a stair lift and a throughthe-floor lift from the ground to the first floor.
j) In single storey dwellings, provision should be made in the
construction for the future provision of a hoist from a main
bedroom to the bathroom/toilet.
k) Ground floor habitable room windows should begin at a
height of no more than 800mm so that a seated person can
see out.
l) Wheelchair-users should be able to operate at least
one window in each habitable room, including a kitchen
window.
5.2.22 Further details of requirements for the Mobility Standards can
be found within the SPG.
The Wixams > Village One
5.3 Public Realm
Introduction
5.3.1 The pubic realm is an important part of the placemaking
section outlined in the design brief. This part of the
document is divided into two main sections. The first
section deals with those elements that are critical to the
different character of the streets dealing with surface
finishes, boundary treatment, soft landscaping and street
furniture. This is followed by detailed design codes on a
range of boundary treatments.
-
Design Code
5.3.2 The second section gives details on the treatment of key
open space areas through the site:
1. Northern Link Road
2. Village Park North
northern gateway
village park
greenway ‘A’
main square
village green
southern gateway
greenway ‘B’
3. Greenway A Central
5.3.3 Whilst the delivery of these areas will be the responsibility
of the Master Developer, careful consideration of the
interface by developers adjoining is expected.
4. Village Square and Lake
5. Southern Gateway
6. Village Green
7. Greenway B
78
The Wixams > Village One
Design Code
Plans
79
Boundary Treatment
Hard/soft Landscape
Private Realm
Images
Images
Kerbs/surfaces
Public Realm
Images
STREET
FURNITUR
N/A
- SMA to carriageway
- SMA to pavements
- tegula blocks - crossovers - buff
- countryside setts - trims grey
- charnwood kerbs - buff
- stone seating blocks
- stirling bollards
100/140
Main
Street
None
Low brick walls
Railings
Cobbles or block paviours
colour planting of low shrubs
and herbaceous plants
- SMA to carriageway
- SMA to pavements
- tegula blocks - crossovers - buff
- countryside setts - trims grey
- charnwood kerbs - buff
- stirling bollards
100/140
Back
Lane
None
Railings
Hedging
Cobbles or block paviours
colour planting of low shrubs
and herbaceous plants
- tegula carriageway - buff
- HRA/Stone chips to pavements
- tegula block - crossovers - red
- countryside setts - trims - grey
- charnwood kerbs - buff
- stirling bollards
75/100
- stone seating blocks
None
Cobbles or block paviours
colour planting of low shrubs
and herbaceous plants
- SMA to carriageway
- HRA/Stone chips to pavements
- tegula block - crossovers - red
- countryside setts - grey
- charnwood kerbs - buff
- stone seating blocks
- stirling bollards
75/100
Evergreen hedges
Timber fencing
Colour planting of low shrubs and
herbaceous plants in narrow planting
zones. Lawn, evergreen hedge and
specimen shrubs in larger gardens
Access paths in grey slabs
- SMA to carriageway
- HRA/Stone chips to pavements
- tegula block - crossovers - red
- countryside setts - grey
- charnwood kerbs - buff
- self bound gravel - tree pits buff
- stirling bollards
100-140
- stone seating blocks
Old A6
Evergreen hedges
Colour planting of low shrubs and
herbaceous plants in narrow planting
zones. Lawn, evergreen hedge and
specimen shrubs in larger gardens
Access paths in grey slabs
- SMA to carriageway
- HRA/Stone chips to pavements
- tegula block - crossovers - red
- countryside setts - grey
- charnwood kerbs - buff
- self bound gravel - tree pits buff
- stirling bollards
100-140
- stone seating blocks
Edge
Evergreen hedges
Timber fencing
Lawned front gardens with
ornamental shrub and herbaceous
planting
- SMA to carriage way
- HRA/Stone chips to pavements
- tegula block - crossovers - red
- countryside setts - grey
- stirling bollards
75/100
- stone seating blocks
High
Street
None
Railings
Low brick walls
Lane
Green
Lane
High
Street
- stone seating blocks
- stirling bollards
100/140
Images
Street Lighting
Images
Tree
Planting
Images
Hedges/
Shrubs
- tree lined one side
- stratum luminaires on
8m tapered columns
- tilia (lime) varieties
- prunus (cherry) varieties
Native understory species
Images
The Wixams > Village One
Street
Furniture
- tree avenue both sides
or alternate
Main
Street
- stirling bollards
100/140
- stratum luminaires on
8m tapered columns
N/A
- informal tree planting
- singles or small groups
Back
Lane
- stirling bollards
75/100
- stone seating blocks
- stratum luminaires on
6m tapered columns
- pyrus (pear) varieties
- betula (birch) varieties
- prunus (Cherry) varieties
- acer (maple) varieties
Ornamental
evergreen groundcover
and low flowering shrubs
- informal tree planting in groups
Lane
- stone seating blocks
- stirling bollards
75/100
- stratum luminaires on
6m tapered columns
- betula (birch) varieties
- malus (apple) varieties
- prunus (cherry) varieties
- ginko (maidenhair tree)
Design Code
- tilia (lime) varieties
- prunus (cherry) varieties
- betula (birch) varieties
- acer (maple) varieties
Ornamental
evergreen groundcover
and low flowering shrubs
- organic layout
- variation in verge width
- tree avenue both sides or
alternative
Green
Lane
- stirling bollards
100-140
- stone seating blocks
- stratum luminaires on
8m tapered columns
- tilia (lime) varieties
- betula (birch) varieties
- acer (maple) varieties
- prunus (cherry) varieties
Evergreen hedges and
ornamental flowering
shrubs
- tree avenue both sides or
alternative
Old A6
- stirling bollards
100-140
- stone seating blocks
Edge
- stirling bollards
75/100
- stone seating blocks
- stratum luminaires on
8m tapered columns
- stratum luminaires on
6m tapered columns
- tilia (lime) varieties
- betula (birch) varieties
- acer (maple) varieties
- prunus (cherry) varieties
Ornamental
evergreen groundcover
and low flowering shrubs
- tree planting as part of POS
design
N/A
- species varies according to
location and function of POS
80
Plans
Mews
Courtyards
The Wixams > Village One
Design Code
Squares
81
Boundary Treatment
N/A
N/A
Village Park
Orsogril railings, estate railing
finished black
Village
Green
Estate style, horizontal steel
railings to define and protect
soft areas.
Finished black
Hard/soft Landscape
Private Realm
Images
Images
Kerbs/surfaces
Public Realm
Block paviours or tarmac and some
cobbles colour planting of low shrubs and
herbaceous plants
- tegula carriageway/kerbs - buff
- HRA/Stone chip/tegula to
pavements
- countryside setts - trims - grey
Vertical steel railings to define and enclose
front gardens on central square.
Elsewhere, cobbles or block paviours colour
planting of low shrubs and herbaceous
plants in narrow bands between dwelling
and footpath
- Marshalls grey tegula concrete
blockwork with conservation
kerbs in silver/ light grey
N/A
- sealed gravel paths with
concrete edges
- buff blockwork at key locations
- central square blockwork
to be grey Tegula to match
carridgeway and footpath
N/A
- sealed gravel paths with
concrete edges
- buff blockwork at key locations
- central square blockwork
to be grey Tegula to match
carridgeway and footpath
Greenway
A
Timber bollards 3 rail timber
fence
N/A
HRA/fine stone chip with timber
edges
Greenway
B
Timber bollards 3 rail timber
fence
N/A
HRA/fine stone chip with timber
edges
Main
Square
N/A
Vertical steel railings to define and enclose
front gardens on central square.
Elsewhere, cobbles or block paviours colour
planting of low shrubs and herbaceous
plants in narrow bands between dwelling
and footpath
Marshalls grey tegula concrete
blockwork with conservation
kerbs in silver/ light grey
Images
Street
Furniture
- stirling bollards
75/100
- stone seating blocks
- Contemporary black
bollards where re
- Seats and bollards to
agreed
- Seats and bollards to
agreed
- Seats and bollards to
agreed
- Seats and bollards to
agreed
- Contemporary black
bollards where re
Images
Street Lighting
Images
Tree
Planting
- informal tree planting
- singles or small groups
- stirling bollards
75/100
- stone seating blocks
Squares
- stirling bollards
100/140 Stone bollards
- stratum luminaires on
6m tapered columns
- pyrus (pear) varieties
- betula (birch) varieties
- prunus (Cherry) varieties
- acer (maple) varieties
Ornamental evergreen
groundcover and low flowering
shrubs where tracking permits
- stratum luminaires on
6m tapered columns
Occasional medium
size native/ornamental spp
N/A
Village Park
- stone, timber and steel
seats and bollards to
specification
N/A
Native and ornamental trees
Existing trees retained
Ornamental evergreen
flowering shrubs
Village
Green
- stone, timber and steel
seats and bollards to
specification
N/A
Native and ornamental trees
Existing trees retained
Ornamental evergreen
flowering shrubs
Greenway
A
- stone, timber and steel
seats and bollards to
specification
N/A
Medium sized native and
ornamental trees
Greenway
B
- stone, timber and steel
seats and bollards to
specification
N/A
Medium sized native
and ornamental trees
Main
Square
- stone, timber and steel
seats and bollards to
specification
- stratum luminaires on
6m tapered columns
Ornamental spp
Images
Design Code
Mews
Courtyards
Hedges/
Shrubs
Images
The Wixams > Village One
Street
Furniture
Ornamental evergreen
flowering shrubs
Ornamental evergreen
flowering shrubs
N/A
82
Type
1.00m
Where frontages are informal and gardens are greater than 2.0
metres, especially where facing open space, should be used for a
continuous row of houses. Colour black. Hard landscaping is not
applicable. Soft landscape finish includes hedging and shrubs that
do not grow higher than 1.5m. Trees are permitted.
1.10m
Where frontages are formal and gardens are greater than 1.0m. In
urban locations it is to be black. Hard landscape finish should be
paving or similar. A soft landscape finish should include planting
such as shrubs but not grass.
1.10m
Where gardens are greater than 1.0m in urban locations with
formal frontages. The plinth wall should be 150mm high with
950mm tall black railing. A hard landscape finish should be paving
or similar.
Low Wall
and Urban
Style Railing
1.10m
Where gardens are greater than 1.0m in urban locations with
formal frontages a 500mm low brick wall to match the house wall
with a brick coping on clay tile creasing. Railings must not be
greater than 600mm and in black. A hard landscape finish should
be paving or similar.
A soft landscape finish should include a variety of shrubs that do
not grown higher than 1.5m.
Hedge Only
n/a
Where gardens are great than 2.0m. In formal areas clipped hedge
should not be higher than 1.5m. In informal areas the height is not
applicable.
Low Wall
and Hedge
n/a
Where gardens are greater than 2.0m, a 600mm low brick wall
with a brick coping on tile creasing. The brick has to match the
building. In formal areas a clipped hedge should not be higher than
1.5m. In informal areas the height is not applicable.
Fence and
Hedge
0.9m
Where gardens are greater than 2.0m the 900mm low timber
fence should be painted white or have a stained finish. The hedge
should not be higher than 1.20m.
Railing and
Hedge
1.10m
Where gardens are greater than 2.0m black railing with a formal
clipped hedge behind.
0.9m
Where gardens are greater than 2.0m. Painted in white or a
stained finish. Soft landscaping includes a variety of shrubs that
do not grow higher than 1.20m. Trees, grass and climbing plants
are permitted.
Urban Style
Railing
Plinth Wall
and Urban
Style Railing
Design Code
Description
n/a
Country
Style Railing
The Wixams > Village One
Drawing
Where gardens are less than 1.0 metre the material for hard
landscape finish should be distinct from the adjoining pavement
finish to differentiate ownership. Soft landscape finish. The area
should be filled with topsoil to allow planting to occur. The use
of grass, gravel or similar materials is not acceptable.
No Boundary
83
Height
Timber
Picket
Fencing
Gate
Examples
Rear Boundaries To Central
Courtyards Or Rear Access Parking
5.4.5
Urban Style Railing Gate
Can be used as a continuity of Urban Style Railing with or without
plinth, with ‘a Low Wall and Urban Style Railing’ and ‘Railing and
Hedge’
Timber Gate
Can be used as a continuity of ‘Low Wall and Hedge’, ‘Hedge Only’
and ‘Fence and Hedge’
•
The rear boundary of homes which share a secure central
courtyard must allow surveillance of parking area from habitable
rooms whilst maintaining privacy within the rear garden area as
illustrated.
•
The boundary between the garden and the courtyard or access
to rear parking will be no greater than 2.1 metres in height, the
design of which is to be integral to the design of the buildings.
•
Within the courtyard, the inclusion of planting, such as climbers,
will be encouraged to green the walls and provide visual variety
and contrast.
•
Where a gate is allowed between the courtyard and an individual
property it will match the height of the boundary and will be of
high quality materials and design such as timber.
Can be used together with ‘Hedge Only’ ‘Brick and Hedge Walls’
and ‘Brick Walls’
5.4.6 Rear Boundaries Between Gardens
• The boundary between two rear gardens will be a secure and
visually impermeable timber fence of 1.8m to provide security
and to ensure maximum privacy within the gardens.
Rear Garden Boundary
5.4.7 Side Boundaries Between Gardens
The requirements for the treatment of side boundaries between
gardens are as follows:
Side Boundaries Along Streets
As stated previously in this document buildings at street corners
will address the corner by ensuring frontage on both streets and
a consistent boundary treatment to both faces of the corner.
However, there will still be limited instances where the rear garden
abuts the street, such as the rear garden to an end of terrace house.
For such instances, the codes are as follows:
brick wall
•
•
brick wall with stone
coping and recessed
panel
Design Code
Timber Gate
The codes for the treatment of rear boundaries to communal spaces,
including car parking or community gardens, are as follows:
The Wixams > Village One
Gates - Vehicular Access
On corner plots and in any other condition where rear garden
side boundaries abut the street, the boundary treatment must
be a wall of 1.8m - 2.0m high.
The wall will be integrated into the design of the building and
finished externally in brickwork.
•
Side boundaries between gardens will have screens consisting of
a wall or fence of 1.8m height.
•
The screen will be visually impermeable adjacent to the house,
and for a distance of at least 3m from the back of the house.
5.4.8
External Fencing
Fencing where permitted shall provide suitable privacy between
dwellings, and should therefore be:
•
•
•
•
•
•
•
•
No lower than 1.8m above finished ground level.
The use of concrete posts, unless for stability reasons is not
permitted.
Gravel Boards are to be incorporated into the fence design.
Posts shall be finished with a suitable capping detail.
Close boarded fencing shall be used in areas that relate to semipublic realm [i.e. car parking courts].
Panel fence systems can only be used between properties.
The use of trellis of no more than 300mm upon a fence of 1.5m
in height is allowed, and should be used where the boundary is
considered exposed to the risk of intruder access.
Fencing should be stained using a suitable and sustainable
treatment.
84
1
2
Street Furniture
5.4.9 The selection of street furniture must be considered in a comprehensive
manner to ensure that a common language of elements is maintained
across the public realm. The illustration opposite introduces the
concept of the ‘furniture corridor’ to be applied generally to the public
realm.
5.4.10 The use and placement of street furniture should reflect the following
principles:
3
•
Ensure it is kept to a necessary minimum;
•
Ensure it is robust, high quality and durable; with hidden / recessed
anti-vandal fixings;
•
The location of street furniture elements should give special
consideration to the direction of pedestrian movement especially in
maintaining clear unimpeded access for the elderly, and the visually
and mobility impaired;
•
Where possible, signage should be fixed to existing poles / posts
such as lighting columns. Litter bins can be similarly attached.
Overall, signage should be kept to a minimum and used only as
required;
•
Public transport elements such as bus shelters and seating should
be arranged within the furniture corridors, in relation to kerb
edges, parking bays and tree planting; and
•
Street furniture for the general public realm should avoid the use of
bespoke items and where possible established manufacturers and
suppliers should be considered.
4
The Wixams > Village One
Design Code
5
85
6
5.4.11 Below are some further guidelines to instruct the detailed design:
1
D.W. Windsor: Kora Benches
2
Granite Monolithic seating
3
D.W. Windsor Juno & Juno Dome Bins
4
D.W. Windsor Stirling Bollards
5
Tessera Cycle Stand
6
J.C. Decaux: Foster Designed Bus Shelter
•
Seating must be orientated towards the adjacent open space or
street / movement corridor if single sided benching;
•
Litter bins must be provided near seating and all bus stops. Along
street litter bins must be fixed to existing poles such as lighting
columns where possible;
•
Dog litter bins should be provided at regular intervals along the
greenways and other areas of public realm. They should also be
provided at children’s play areas and sport areas;
•
Cycle parking should be located near all bus stops and at key
locations as described in the community and leisure facilities
strategy; and
•
Bollards must be of solid and robust design especially where adjacent
to vehicular traffic. Use retractable bollards as appropriate with the
relevant Highways approval.
5.4.12 Street lighting has been selected for adopted roads within the
Wixams as part of the strategic infrastructure works undertaken
by the joint venture.
5.4.17 To be provided in accordance with the Wixams adopted Highways
Design Guide.
• traffic signs and road markings
Only the minimum numbers of signs and markings consistent
with traffic and safety requirements should be provided.
• size and location
Smaller sizes of sign shall be used wherever possible.
Designers should refer to the Department of Transport
design recommendations.
• gateway signs
At the three entrances to the settlement as a whole,
permanent feature signs should be provided, to inform and
welcome visitors.
• directional signs
Within the villages, finger post signs will be provided to
give directions to key locations. These signs should be to a
standard simple design and of low maintenance materials. The
lettering should be large in relation to the finger size, without
a border/frame. Waymarking for pedestrians and riders
should also be provided.
• mounting
Small non-illuminated signs could be mounted on lamp
columns to avoid the need for dedicated posts. Parking
restriction signs and similar small signs may be mounted on
adjacent buildings or on roadside bollards.
• All signs should be positioned to allow for sight lines, and safe
passage of pedestrians, cyclists, or horse riders.
5.4.13 This range which is provided by D.W. Windsor is from the ‘Stratus’
range and will be fixed to tapered steel Column and Genus Side
Entry bracket.
5.4.14 Colour to columns, brackets and lighting fixture to be:
Sapphire Blue RAL 5003
5.4.15 Other developers will use the following columns and heads in the
follow location:
Road
Hierarchy
Main Street
Link spine
Lane
Mews
Head Type
optima stratum 500
optima stratum 500
optima stratum 450
optima stratum 450
BS Lighting
Category
2/3
3/3
3/3
3/3
Column
Height
8m
5–6m
5m
5m
Design Code
Street Signage And Road Markings
The Wixams > Village One
Street Lighting
5.4.16 Public realm lighting, must be sensitively located respecting
‘furniture corridor’ principles, relation to the required column,
and ensure there is no conflict between highway lighting and
street trees.
86
Northern Link Road
Key Plan
Legend
specimen trees
Causeway
Outfalls to northern lakes
S1
Grassed IDB access track
Butterfly mix - Landlife ‘Jack
Doyle’ grass/wildflower mix.
Mown Grass mix
low understorey shrubs,
groundcover and herbaceous
Marginal Reed mix plants
Slipway in Setts
Granite/Concrete Paving
N or
t he
Footpath
ad
k Ro
r n lin
‘Ramparts’
S2
Sketch sections through lake edge
S2
The Wixams > Village One
Design Code
0
87
2.5
5
10m
Slipway from village park
S1
5.3.17 The Northern Link Road and associated sculptural mound and art
installation will create the Northern Gateway to Village One. The
road crossing, separating the Northern Lake from the attenuation
ponds further to the north will be formed using reinforced soil
embankments and a structural, expressed steel containment to the
south facing slope. This will be vegetated using groundcovers and
climbing plants and will be emphasised at the points where the outfalls
connect the water bodies by stone ramparts, extending to the full
height of the embankment. The causeway itself will be bordered by
structural steel railings, which will conform to the Highway Authority
safety requirements and will further enhance the Causeway image.
Early sketch view from Northern Link Road/Causeway
Concept public art
5.3.18 The sculptural mound will feather into the noise attenuation structures to
the east and to the Causeway to the north and west. Using structural soil
embankments and ‘greenfelt’ planting techniques, the mound will create
an impressive gateway feature, balancing the equivalent gateway mound
to the southern entrance gateway and defining the northern extent of
Village One. The introduction of an art installation will be considered and
the intention is that this will be an integrated concept, developed in close
liaison with the Landscape Architects and Urban Design team.
Early sketch view from slipway
Early sketch view of Northern Link Road Looking to the north east
Boulder and marginal
plant features
to lake edge
Causeway lake
Key Plan
Legend
Specimen Trees
S1
Lake Footpath:
Combination of natural
stone and concrete
surfacing and hoggin/
crushed stone with
stainless steel railings
Hedges
Butterfly mix - Landlife ‘Jack Doyle’
grass/wildflower mix.
Village
Park North
Mown Grass mix
Low understorey shrubs, groundcover
and herbaceous
Marginal Reed mix plants
The Wixams > Village One
Village Park North
Slipway in Setts
Granite/Concrete Paving
Specimen trees in
defined pits
Footpath
Play Sand
Bollards
Wet Pour Safety Surfacing
Conceptual view of construction theme play zone
Bus stop
Play Equipment
Gates
Super LEAP and toddlers play area set
in village park.
Play Areas Bespoke Timber Benches
List of Game Elements from Richter
Catalogue:
Public Area Benches
Bus stop
This will be designed on a ‘building and
construction’ theme and will include a
range of play equipment from Richter
and Kompan supplemented by bespoke
pieces including artist designed items
Design Code
Slipway in granite setts
at 1:20 slope
5.3.19 A newly formed slipway will connect the Causeway Lake to the Village Park across a traffic calmed, pedestrian friendly
road junction. This will allow maintenance access to the Causeway structure and will be designed as an attractive
landscape feature in its own right.
S2
1.Large Excavators (No 7.77010)
2. Building Site (No 09-5.09000)
3. Wind Pipes (No 9.02650)
4. Wooden Platform (No 3.26300)
5. Phones in Woods (No 9.02700)
5.3.20 Following a ‘Building and Construction’ theme the Super Leap will provide educational and skills forming play using
machines, and structures from a range of bespoke and proprietary suppliers. The surrounding green areas of the Village
Park will allow informal seating and passive recreation to complement the formal play facility.
Little York:
6. Skyscraper
7. Cloudy Peak I
8. Cloudy Peak II
9. Slide (No 3.63360)
10. Whirl wind (No 6.10500)
Photos of construction theme using a range of Richter components
S1 Section through Slipway
S2 Section through play area
0 2.5
5
10m
0 2.5
5
10m
88
Village Square And Lake
Legend
Key Plan
Specimen Trees
Hedges
Butterfly mix - Landlife ‘Jack Doyle’
grass/wildflower mix.
Wet Grass mix
General Meadow Mix
Pirate Ship
Village Square
And Lake
Main ‘Volcano’
Mown Grass Mix
Low understorey shrubs and
groundcover and herbaceous
Marginal Reed mix to drainage silt
Fort ‘Palisade’
S1
Footpath
Metal Railings
Wet Pour Safety Surfacing
Play Equipment
Gates
Play Areas Bespoke Timber Benches
Public Area Benches
View along lake edge
Central super LEAP
The Wixams > Village One
Design Code
Treasure Island theme using a range of
Richter equipment, supplemented with
bespoke and ‘artist designed’ items
List of Game Elements from Richter
Catalogue:
Timber deck and hard
edge to east of lake
1. Climbing walls (No 7.77010)
2. Sculptured timber snakes
3. Ocean Roarer (No 9.02650)
4. Sailing boat (No 6.03210)
5. Jumping disks (No 606000)
6. Sculptured Timber Wales
7. Wooden Platforms
8. Inclined Net (No 3.6914)
9. Telegraph Poles
10. Crows Nest 5.25m (No 8.795)
11. Tarzan Rope (No 7.64200)
12. Small Pyramid Tower & Tunnel Slide with
snail run-out (No 3.68050)
13. Wooden Pig (No 4.24180)
14. Wooden Snail Queen (No 4.24220)
15. Slides
16. Wooden Orange Flames
17. Climbing ropes (No 3.6944)
5.3.22 Providing a flexible space that can be used for a variety of purposes
at all times of the year, the Square will quickly develop into a
vibrant commercial centre.
5.3.23 The Pavilion will encompass a range of facilities to serve the new
community.
5.3.24 The ‘Super Leap’ play space will be designed along the theme of
‘Treasure Island’ and will be integrated in its landscape setting by
use of a peripheral moat and palisade structure which will form
a visual feature and defensive barrier, whilst allowing clear views
in and out for security reasons. The central Volcano structure
will be supplemented by bespoke and proprietary play items
from the Richter Spielgerate and Kompan play ranges and will be
purpose designed for the space. Stand-alone or formulaic play
arrangements will be avoided and the onus will be on providing
play that is exciting and stimulating, but complying with current
safety and accessibility criteria.
Pyramide Tower
S1 Central Super LEAP
Images of Treasure Island theme using a range of Richter components
89
5.3.21 Forming the core of the new village, The Square will be created
using traditional paving techniques and modern, robust paving
materials and street furniture. The Pavilion will form the focus
of the space and will be surrounded by formal tree planting and
bespoke seating arrangements set in hard paving.
View of village square and pavilion
The Volcano
0 2.5
5
10m
The Wixams > Village One
Greenway A Central
Legend
Key Plan
Specimen Trees
Hedges
Wet Grass
General Meadow Mix
Greenway A
central section
Screen planting to
existing A6
Mown Grass Mix
Footpath
Bench Monolithic Style
Design Code
Greenway run-off
ditches treated in
a formal manner in
combination with
the buffer planting
areas
S1 Section through Greenway A
0 2.5
5
10m
S1
Scrapes cut in bank
edge to allow marginal
and herbaceous planting
and creation of natural
‘boggy’ habitats
5.3.25 Connecting the Causeway Lake to the North with the
Green Lane and Village Green to the south, the main
landscape component of Village One is Greenway A.
This takes the form of a linear park connecting the
greenway drainage system by way of a newly formed
‘canal’ basin to the north, via a formalised ditch
arrangement to the central Village Lake adjacent the
Village Square and Super Leap.
5.3.26 The proposals seek to provide a flexible green ‘parkland’
environment framing and defining the surrounding
residential development parcels and roadscapes whilst
allowing active and passive recreation within the green
spaces and themed play area.
Seating features located
in key areas
5.3.27 Planting will be predominantly native but will include
semi-ornamental and ornamental arrangements around
the seating areas, crossover points and in association
with the play area and Village Square interface.
90
Southern Gateway
Extract Of Noise
Attenuation Adjacent School
Specimen Trees
Key Plan
Wildflower and
Mown Grass
Margins to
Highway Bundary
Native
groundcover
planting to front
of barrier
Legend
Extract Of Noise Attenuation Through
Typical ‘Wooden’ Section
Woodland Type D
Woodland Type B
Mown Grass Mix
Low Understorey Shubs and
Groundcover and Herbaceous
Short Grass Surrond with
Drifts of Bulbs
Alluvial Gravel/Cobble Material
Noise Attenuation Fence
Monolithic Sculptures
S1
Groundcover
planting
Semi-ornamental
planting to school
boundary
Semi-ornamental
planting to
development side
Planting of native
woodland blocks
small stock used
in combination
with larger size
2.5m transparent
acoustic barrier
on 1.0m high
mound
2.0-2.5m lign
timber acoustic
barrier on 1.01.5m high mound
The Wixams > Village One
Design Code
5.3.28 The new and existing A6 landscaping schemes will incorporate
considerable planting reflecting the location and function.
Along the A6 and noise bund area, the preferred solution
exhibits a general theme of wooded and sculpted landform
with the inclusion of public art works at focal locations. The
design inspiration for this approach has been drawn from the
examples of the French Autoroutes, where sculptural objects
are complemented by structured planting beds which will
have a restricted species range and which will be set in broad
swathes of mown grass, wildflowers and bulb planting.
5.3.29 The Southern Gateway is an important element of the A6
landscape and follows a similar theme to that described
for the Causeway. Again, a geometric mound arrangement
will be designed in conjunction with the noise attenuation
structure and will be constructed using colourful herbaceous
groundcovers to the steeper slopes with grassed terraces
between. The roadscape leading into the Southern part of the
village will be visually enticing and will lead the visitor into the
site and to the first of the major green spaces in the form of
the Village Green.
Southern gateway view from Village one
S1 Southern roundabout
91
Southern Gateway
0 2.5
5
10m
Section through A6 Highway
0
1
2
3
7
10m
1:100
Super LEAP in a woodland theme
incorporating selected items from Richter
equipment, supplemented with bespoke
and ‘artist designed’ items.
S2
Legend
Key Plan
Specimen Trees
List of Game Elements from Richter
Catalogue:
Hedges
Mown Grass
Low Understorey Shubs and
Groundcover and Herbaceous
1. Climbing Forest
S1
Tree Retention
Footpath
Village Green
Play Equipment
Gates
Play areas bespoke timber benches
Conceptual view of woodland play area
2. Car Tyre Swing (No 6.18460)
3. House Group (No E4.11000)
4. Swinging Horses (No 6.03210)
5. Bouncing Flower (No 6.06500)
6. Wooden Snail (No 4.24220)
8. Turning tyre (No No 6.27000)
S1
Low planting and
estate railing to edge
of village green
S2
5.3.30 Complementing the Village Park to the north, the Village Green will
take the traditional form of trees and low shrub planting surrounding
a lawned and bulbed central space. Retention of existing trees and
shrubs will promote a sense of maturity from day one, and will form
the backdrop for the themed Woodland play area. In terms of
creating unity between the existing residences and the new village
developments, the Village Green will provide an important pivotal
space , encouraging passing use by pedestrians, cyclists and vehicles,
but also enveloping homes along the current route of the A6.
Informal village
green incorporating
existing trees
Images of woodland play theme using a range of Richter components
S1 Section through Village Green
S2 Village Green and woodland play
Wet Pour Saftey Surfacing
0 2.5
Design Code
Play area
defined by
low railing
and defensive
planting (not
higher than
900mm)
Part I:
I/A Balance Ropes
I/B Grip Ropes
I/C Grip Rings
I/D Nepal Bridge
I/E Coconut Rope
I/F Treehouse on Bark
Part III:
III/A Balance Ropes
III/B Semi Bridge
III/C Hammock on Bark
Part IV:
IV/A Balance Ropes
IV/B Rope Bridge
IV/C Course Swing Ropes
IV/D Swinging Trunk on Bark
IV/E Inclined Climbing Trunk
The Wixams > Village One
Village Green
5
10m
0 2.5
5
10m
92
Greenway B
Key Plan
Legend
Specimen Trees
Butterfly mix - Landlife ‘Jack Doyle’
grass/wildflower mix
Wet Grass Mix
General Meadow Mix
Mown Grass Mix
Marginal Reed mix to drainage silt traps
Woodland
View of boardwalk and Interpretation Centre
Footpath
Buffer planting
Metal Railings
Owl Box location
Public Art
Informal
grassland/eco zone
Greenway B
Dane lane lake
5.3.31 To the west of Village One, and interlinked to Greenway A by the Green
Lanes, Greenway B fulfils a similar practical drainage function, but also
provides the platform for an extensive recreational facility and ecological
enhancement zone associated with the revitalised Dane Lane Lake.
New timber boardwalk
Design Code
S1
5.3.32 On the south, the Dane Lane Lake area and associated Interpretation
Centre will form an important community hub and will promote the
ecological and sustainability values to be applied across the whole
development through time.
S1 Section through boardwalk
and Interpretation Centre
0 2.5 5
10m
5.3.33 Throughout Greenway B and the Dane Lake Reserve, indigenous planting
will dominate the green structure and will be varied to include wetland
zones complemented by drier grassland and scrub areas, In keeping with
the prescriptions of the ecological strategy; the installation of Bat and
Bird boxes and purpose built Barn Owl Roost structures will be carefully
designed into the structural planting areas and lake margins.
Interpretation Centre
The Wixams > Village One
S2
93
S2 Section through lake edge
0 2.5
5
10m
View of lake and eco zone from boardwalk
The Wixams > Village One
1. northern gateway
5.4 Key Groupings
-
-
-
The written codes explain the key aspects of the
grouping to be considered. Details on the building
form, materials, details and public realm codes.
There are two plans. The design principles plan
gives the key items that the design of the grouping is
expected to follow. The layout plan gives more detail
on how this may be achieved.
The perspective gives a 3D view of a possible
interpretation of how the key grouping could look.
2. village park
3. northern square
5.4.2 Whilst the designer must deliver the various elements
explained within the text and shown in the design
principles plan, the layout and aerial perspective are just
one interpretation that would deliver these. The designer
may wish to explore other interpretations. Within the key
groupings this could take the form of individual or groups
of more contemporary buildings or forming a backdrop to
urban open spaces. In these instances early meetings with
the local authority are advised.
Design Code
5.4.1 Seven key groupings which are essential elements in
delivering placemaking have been identified in the design
brief. The adjacent plan shows their locations within
Wixams Village One. Each key grouping is explained in
detail in the following section by giving design codes in the
following areas:
4. main square
5. village green
6. southern gateway
7. south west gateway
94
5.4 Key Grouping
Northern Gateway
5.4.3 This is the main entrance to Wixams from the North. The vehicular
approach to the development via the Northern Gateway will be signposted
by a sculptural earthform and signage element. The causeway crossing the
water is a major feature, with the buildings fronting onto the water.
5.4.4 The first view into the site will stretch across the new lake and focus upon
a three or three and a half storey landmark building which locates on a
‘hard’ walled edge to the lake with full public pedestrian access. To the
west a combination of two and three storey buildings set back from the
waters edge with a ‘soft’ landscape bank edge and no pedestrian access will
complete the lakeside composition.
5.4.6 The treatment of the landscape is to be appropriate to its context, and
planting appropriate. There is to be a sculptural mound at the entrance
featuring an art installation. Boundaries to the water are to be carefully
considered and are to be appropriate to the context. The boundary
treatment to the causeway will need to be approved by the Highways
Authority.
Aerial Perspective
5.4.7 The grouping will also form the formal public open space that will allow
direct access to the water’s edge through steps and decking (approximately
1.5metre below building datum level)
The Wixams > Village One
Design Code
5.4.5 The landmark and key buildings are the prominent feature along this edge.
They are to be imposing by their scale and size relative to the other buildings.
They are to be detached from the adjoining buildings to emphasise their
prominence. They are to be brick with grey roofs and weatherboarding
should be a feature externally. Detailing should be simple, with special
features appropriate to a water front setting. The other buildings are to
be mainly two storeys with a varied eaves line. They are to be mainly
brick with occasional render, roofs are to be red/orange. Single and double
height bays are to be a feature.
95
Location Plan
Design Principles
Layout
The Wixams > Village One
5.4 Key Grouping
Village Park
5.4.8 Within 50m of entering the northern access point of the development
the streetscape changes angle and produces a key view that aligns and
focuses upon a three or three and a half storey key building. This building
must address both the Northern High Street and the public open space
it helps to form.
Design Code
5.4.9 The Village Park is a key grouping around a green containing a major
area of play. It is the main focal point for the community in the northern
section of Village One. The park is to provide a variety of activities for
most age ranges in the community.
5.4.10 The space created (approx. 100 x 60m) will contain a SLEAP and must
accommodate a 20 metre buffer zone. The space links northwards to
the northern gateway and its lake. The crossing point will be designed
to slow traffic and create pedestrian priority.
5.4.11 There is to be a formality in the surrounding buildings with a similarity of
groupings with similar space between to reinforce this rhythm. There is
to be a strong building line around the Village Park. Access to parking is
to be between with parking to the rear.
5.4.12 The buildings are to be consistent in their external finishes with
red/orange brick for the walls with grey roofs the main materials.
Reconstructed stone detailing would be considered appropriate for this
part of the site. Porches are to be a consistent style through this section
of the site.
Aerial Perspective
5.4.13 The treatment of the landscape is to be carefully considered with lines
of trees, appropriate in this context, following the building line. The
boundaries to the building are to be country style railings. The play
equipment is to follow a ‘Building and Construction’ theme providing
educational and learning skills.
Location Plan
Design Principles
Layout
96
5.4 Key Grouping
Northern Square
5.4.14 Between the Village Centre to the south and the Village Park to
the north, the point at which the link street joins the High Street, a
small scale widening of the streetscene will create a hard landscaped
square. This is a key nodal point in the Northern section of the site,
three main streets the High Street, Main Street and the Lane meet at
this point. Its treatment is to indicate to motorists that they are in
a pedestrian friendly area and influence them to slow by a consistent
hard landscape treatment through the square.
5.4.14 There are two major focal points from the Main Street and High
Street. Key buildings should close these important views. Their
treatment in scale, architectural style and materials should emphasis
their importance. The key building terminates the view from the
link street to the west. The orientation and ‘forward’ position give
rationale for the geometric shift of the road.
5.4.16 The treatment of the square is to be hard landscaping with no
boundaries to building and limited planting to the front of buildings.
There should be feature trees in appropriate locations within the
square. The choice of street furniture should be consistent through
the square.
Aerial Perspective
The Wixams > Village One
Design Code
5.4.15 The buildings should enclose this space. Where garden walls abut
the space they should be brick and have some feature detailing that
makes them distinct from other walls within the site.
97
Location Plan
Design Principles
Layout
The Wixams > Village One
5.4 Key Grouping
Main Square
5.4.17 The Village Square will be of a size and scale derived from that of
surrounding Bedfordshire towns such as Potton and Ampthill. A
visual focus at ground level will be provided by a freestanding pavilion
or shelter.
5.4.18 The main square will contain the following uses other than
residential.
Retail units (up to 700m²)
Potential site for temporary medical centre
Lower school
Nursery/crèche facilities
Village hall
Design Code
•
•
•
•
•
5.4.19 All the above buildings are to be individually designed so that they are
distinct from the residential development.
5.4.20 As a group of buildings, they must seek to achieve a continuous and
‘active’ frontage whether commercial, community or residential use.
The buildings on the western side of the square will reach three and
four storey in order to counteract and balance the necessarily low
one and two storey forms of the School and Community Hall.
5.4.21 The four storey ‘residential above retail’ block will need to utilise
architectural devices such as colonnades, setbacks and varying roof
forms to break its potentially large massing. A three storey apartment
block will form the corner of the lakeside block, acting as a visual
‘sign’, anchor and focus across the lake and along the High Street from
the northern approach.
Location Plan
Design Principles
Layout
98
5.4 Key Grouping
Village Green
5.4.22 The Village Green is the focus of the main entrance to the southern
High Street. It contains the old A6, which is fronted by existing
properties. The space contains a lawned area and a major area of
play. These are to be surrounded by traditional trees and shrubs.
Where practical, existing trees and hedges are to be retained.
5.4.24 There are two focal buildings terminating key views, which will need
to be either by scale, architectural treatment or external finish, given
a treatment appropriate to the location. Adjoining buildings should
be mainly two storeys with a consistent ridgeline. Rooms in the
roof would be acceptable if the ridgeline is consistent. The buildings
at the pinch point should match to emphasise the entrance to the
square.
5.4.25 An avenue of trees running north to south should emphasise the
focal buildings importance. Generally, the landscaping to front
gardens should be soft with hedging to the front gardens. The
boundary treatment to the focal building should be distinct from the
surrounding boundaries.
Aerial Perspective
The Wixams > Village One
Design Code
5.4.23 The built form then constricts with the progressive view focusing on a
three or three and a half storey building. The setting for this building
is a hard landscape space of greater width than the carriageway itself
which links through to the Village Centre and Square.
Location Plan
99
Design Principles
Layout
The Wixams > Village One
5.4 Key Grouping
Southern Gateway
5.4.26 The Southern Gateway is the main entrance to the site form the south.
The A6 bund is to be sculpted and a major art installation is to be located
in this area. The bund is to be continued into the site and its sculptural
quality will be a major consideration with the building frontages either
side in the background. This major green link will connect to the village
park, giving a strong landscape element to this section of the site.
Design Code
5.4.27 The vehicular approach to the development via the Southern Gateway
will be ‘channelled’ through a landscape setting of earthform and tree
planting with support from a group of buildings that form the southern
extent of the village centre. Buildings to the south of the Gateway will
be shielded from view creating an asymmetrical built composition.
5.4.28 There is a landmark building in the northern building frontage, which is
to be a corner building with major elevations to the south and west. It
is to be a minimum of 3 storeys in height to emphasise its key location.
Gables in roof would be an appropriate feature. Although the building
is to be brick render, feature panels would be appropriate. The other
buildings along the frontage are to be terraced and two storeys. They
should follow a strong building line and be formal in appearance. The
ends of the terraces are to be emphasised with either gable fronted
properties or another appropriate method relative to their location.
5.4.29 The buildings in the group must form a definable continuous frontage
with parking and servicing from the internals of the block. The noise
bund rises to a height of 2 m in front of these dwellings
Location Plan
Aerial Perspective
Design Principles
Layout
100
5.4 Key Grouping
South West Gateway
5.4.30 This is the main entrance to the southern section of Village One for
people exiting from the main development section of Wixams. It
fronts onto Greenway ‘B’ which is a major area of landscape adjoining
the development. A walkway route by the stream provides a main
route for the residents.
5.4.31 The buildings on the northern side should dominate the group at
two or two and a half storeys whilst to the south side the buildings
should be limited to two storey. All buildings must front into the
open space and provide a definable enclosed frontage.
The Wixams > Village One
Design Code
5.4.32 The grouping is formed around a triangular landscaped area, which
contains the main tree lined road. There is an opportunity for an
installation of art and area of play. The buildings are to be two storey
wide fronted terrace. The gateway buildings at the pinch point are
to have a higher eaves line than the adjoining properties and the
form of the roof is critical to their important locations. The building
adjoining the open space on the northern terrace is to have its main
entrance onto the open space. The buildings are to be brick with
grey roofs. All parking is to be to the rear.
101
Aerial Perspective
5.4.33 The landscape is to be formal in its treatment with small lines of
trees strategically placed to emphasise the geometry of the spaces.
The boundaries are to be countryside railing with front gardens
providing opportunities for small lawns and planting. The interface
between the buildings and the landscape, foot/cycleways and stream
components must create a definite ownership and responsibility line
but must also appear as informal as possible.
Location Plan
Design Principles
Layout