kingsmere, bicester

Kingsmere, BicesterDesign & Access Statement | October 2019

Vision

IntroductionThe Brief 4The Purpose of the Document 4Structure of this Document 4The Team 5General Development Principles 5Planning Background 5

The SiteSite Location 6

Context AppraisalWhitelands Way, Bicester 8Peregrine Way, Bicester 9Lucerne Ave, Bicester 10Chesterton, Bicester 11

Constraints & Opportunities

Local AmenitiesSocial and Economic Situation 14

Stakeholder Involvement & Design Evolution

Design ProposalStrategy Plans 22

Building Heights 22Street Hierarchy 23

Strategy Plans 24Density Plan 24

COMPLIANCE TO DESIGN CODE

Urban Form & CharacterParameter Plans 26

Land Use 26Building Heights 27Building Density 28

Urban Form & Principles 29Block Structure 29Urban Principles 30Primary & Secondary Frontage 31Broken Edge 31Marker Buildings 31Marker Building Form 31Primary School Frontage 31Enclosed Spaces 32

ContentsStreet Composition 33Plot Design 33Architectural Strategy 34

Scale 34Building Design 34Roofs 35Chimneys 35Entrances, Doors & Porches 36Windows 36Building Materials 36Reducing Clutter 37Sustainability 37

Proposed Character Areas 38Core Area 40

Core Area Architecture 42Core Area Landscape 42Core Area Parking 42Core Area Boundary Treatments 42Core Area Materials 43Use Of Natural Stone 43

Suburban Area 44Suburban Area Landscape 48Suburban Area Architecture 48Suburban Area Materials 48

Vendee Edge 50

StreetsImportance of Character 52Access & Movement 52

Primary Streets A & B 54Secondary Streets A & B 55Side Streets 56Lanes & Mews 57Gateways 58

Gateway Principles 58Southern Gateway 58

Street Hierarchy Summary Matrix 59Street Hierarchy Summary Matrix 59

Parking 59On-Plot Parking 59Rear Courtyard Parking 59On-Street Parking 59Drop Off / Parking for School 59Garages 59Bicycle Parking 59

Street Trees & Planting 60Tree Planting 60Hedge Planting 60Shrub Planting 60

Refuse Strategy 62Bin Storage 62Utilities 62

Street Furniture 63Street Furniture 63Street Lighting 63Streets Summary Matrix 63

LandscapingLandscape & Open Space 64Core character area 65 Suburban character area 65Planting Principles 66Pocket Parks 66Roman Pocket Park (P1) 67

Delivery

Secured by Design PrinciplesAccess & Movement 68Structure 68Surveillance 68Ownership 68Physical Protection 68Activity 68Management & Maintenance 68

SustainabilityEnergy Efficient Buildings 69Sustainable Transport 69Water Efficiency 69Health Lifestyles 69

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VisionWe embrace Cherwell’s vision for a high quality design that supports a positive legacy, leaving a successful place which are both functional and attractive, which fosters a sense of community pride.

To create a high-quality landscape led development of appropriate density, to reflect the location and character of the context.

To respect existing public Rights of Ways and provide opportunities for pedestrian connections.

To create a residential scheme that integrates well with the surrounding residential area in terms of pedestrian connectivity access and character.

To create spaces of good ecological quality that integrate existing features.

To create a strong landscape structure so that the development can be embedded within it.

To create a network of open spaces that are conveniently located for new and existing residents.

To create a varied but cohesive proposal in which ‘accents’ within the site help create a sense of place and identity.

To create an ‘integrated community’ where affordable housing will be indistinguishable from open market dwellings.

Kingsmere, Bicester | Design & Access Statement 3

IntroductionThe Brief This Design and Access Statement (DAS) has been produced on behalf of David Wilson Homes (Mercia) in support of a reserved matters planning application for the erection of 226 dwellings and associated infrastructure for Parcels J, L, M being part of Phase 2 of the Kingsmere development in Bicester.

The Purpose of the DocumentThis document demonstrates how the proposals comply with the guidance in the approved Kingsmere Design Code (March 2018). Conditions 6 and 7 of the Outline Planning consent (13/00847OUT) ensure that development shall be in accordance with the approved Design Code to ensure a consistent approach to the Kingsmere development, which will produce high quality new development in accordance with Policy Bicester 3 of the adopted Cherwell Local Plan 2011-2031.

Structure of this DocumentThis document has been structured as follows:

Foreword - Vision: this section is an opening statement, which sets out our ambition for the project, its qualities and benefits.

Section 1 - Introduction: introduces the document and gives an overview of policies and guidelines adhered to throughout the proposal.

Section 2 - Local Context

Section 3 – The Site: describes and analyses the key features of the site and local area and the development constraints and opportunities.

Section 4 - Proposals: explains how initial ideas for the site have been generated and then developed to produce the layout having regard for the Approved Design Code throughout.

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The TeamThis DAS has been prepared in collaboration with:

David Wilson Homes (Mercia) - Applicant

DWH In House and Thrive Architects – Architects

General Development Principles The site is identified in the adopted Local Plan. The Outline application was submitted in July 2014 for up to 709 dwelling and associated uses. This was formally approved in May 2017. The development proposals have evolved in response to the approved Kingsmere Phase 2 Design Code as required through Conditions 6 and 7 of the Outline which relate to the execution of the Reserved Matters submission to ensure consistency through the proposals for Kingsmere Phase 2. In addition, the proposals have had regard for current government guidance and Cherwell District Council policies to create a high quality development.

Planning Background Outline planning application: 13/00847OUT approved 30th May 2017

OUTLINE- Residential development within use Class C3, Extra care facility, primary school, retail, formal and informal public open space, play facilities, sports pitches, allotments and associated infrastructure including landscaping, highways, footpaths/cycleway, drainage, utilities and parking.

Condition 4 of the outline permission highlights that development must be carried out strictly in accordance with the plan in the table below.

The parameter plans establish the following principles of development:

• Access• Building Heights• Density• Land Use• Landscape• Phasing

Application 17/00522/DISC which provides the Design Code for condition 6 has been approved and therefore will be a material consideration when determining reserved matters for Kingsmere Phase 2.

The lead developer on this site, Countryside Properties, have had approval for the primary infrastructure plans for the Phase 2 development. Countryside will also cover the S106 obligations except for affordable housing provision which will be accommodated for within the scheme in line with policy requirements.

Plan Reference Version

Location Plan 180601U-1-SLP -

Existing Site Plan 180601U-1-ESP Rev A

Land Use Parameter Plan 180601U-1-PP-LUP Rev F

Access and Movement Parameter Plan 180601U-1-PP-AMP Rev C

Building Density Parameter Plan 180601U-1-PP-BDP Rev D

Building Heights Parameter Plan 180601U-1-PP-BHP Rev C

Strategic Landscape and Open Space Parameter Plan 180601U-1-PP-SLOSP Rev F


The SiteSite LocationThe site lies to the south west of Bicester, approximately 1.5km from the town centre. Together with Kingsmere Phase 1, the development will form an urban extension to Bicester. Phase 1 (directly to the east of the site) will feature up to 1,730 residential units once completed, with a mixed use local centre, healthcare, education facilities and a range of public open space.

The three parcels (J, L, M) which make up the site are bounded by phase 2 development to the north and south, the new primary school and phase 1 development to the east and Vendee Drive (B4030) to the West.

The site access is to be located off Vendee Drive on the south-western boundary of parcel M and will be the ‘Southern Gateway’ into Kingsmere phase 2. The primary infrastructure for the site has already been approved under a separate application and will be installed by the lead developer, Countryside.

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Context AppraisalWhitelands Way, BicesterThe architectural character and material pallet of Whitelands Way, Kingsmere, Bicester:

• The buildings are predominately 2-3 storey detached, semi-detached or terrace dwellings

• Gabled traditional forms prevail in the neighbourhood

• Along the main road of Whitelands Way the buildings are terraces close to back edge of pavement typology forming a primary frontage. The street hierarchy is emphasised by avenue trees and hedgerows

• There are a range of dwelling forms, encompassing terraces and flats defining certain areas

• Materials are mainly brick of red or buff stock brickwork, red/orange multi brickwork. Stone, white/off white render to front facades on some dwellings

• Traditional massed forms with pitched roof in predominately plain/slate tiling with some parapet walls. Covered entrances using decorative door surround with flat roof or pitch roof porches

• White casement windows• Additional details such as GRP

chimney, bay window, corbel detail, quoins on buildings in key locations

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Peregrine Way, Bicester• Further east to the south east

of Bicester is Peregrine Way neighbourhood

• The buildings are mainly detached strong frontages onto the main route

• Materials are mainly a range of red/orange/buff multi stock with elements of tile hanging or buff render over brick and some mock Tudor details

• Traditional massed forms with pitched roof in predominately concrete tiling

• Pitched and lean to porches with posts to entrances complement the rural styles of the architecture

• Bay windows, large chimneys, decorative bargeboard, finial, brick band

• White and coloured casement windows with horizontal/vertical bars


Lucerne Ave, BicesterWithin the vicinity of the site, Lucerne Avenue encompasses a varied character area due to the growth of the town.

• It is predominantly a 2 storey residential area with few 3 storey mews buildings in secondary streets with shared surfaces

• Avenue trees and generous public green strip on both side of the main road

• Parking is a mix of integral garages, on plot frontage parking along the traditional streets and courtyard/off plot parking to new developments

• Materials are mainly stone or brick of red /orange/grey stock brickwork, red /orange/buff multi brickwork with contrasting colour quoins

• There is white/off white render to bay windows on some dwellings

• Traditional massed forms with pitched roof in predominately plain/concrete tiling with some slate roofing

• Large chimneys, bay windows, quoins details, corbel details, decorative pre-cast features

Context Appraisal

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Chesterton, BicesterChesterton Village Green Lane (Main Road) is formed by large 1.5-2 storey villas, semi-detached and terraced dwellings. All the properties are set back significantly from the road edge and have deep front gardens, or drive, defined by substantial hedgerows, stone /brick wall, timber or metal fencing, gates

The materials palette found in the Green Lane are also varied and include:

• Orange/red or buff brick• Stone• Render • Tile hanging• Plain tile, slate or thatched roofs• Quoin details• Large chimneys• Decorative ridge tiles and bargeboard• Door and window surround• Black fascia and rainwater goods• White, brown or black casement

windows• Ground or first storey bay windows


Constraints & OpportunitiesFrom the contextual analysis of the site, the constraints and opportunities have been compiled and recorded. These constraints and opportunities have also been informed by the consented outline application, and input from other members of the consultant team. They also have regard to other publications and guidance.

The constraints and opportunities plan shown for this application has taken on board of the Outline D&AS in terms of the series of physical and environmental constraints of the site.

Site Boundary

Proposed site access

Traffic Noise

Approved Infrastructure and must be respected

Approved schemes

Substation

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Local Amenities

Bruern Abbey School

Chesterton C Of E Primary School

St. Mary’s Church

Tesco Express

Bicester Park & Ride

Whitelands Farm Sports Ground

MIDDLETON STONEY RD

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VENDEE ROAD

A41

PROW

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Zion Way Ministries International

Social and Economic Situation

Local amenities and services in Bicester include nine primary and two secondary schools (all except one with a capacity predicted for 2011), five general practise surgeries, seven dentists (only one accepting new NHS patients without restrictions), three opticians and four pharmacies.

The Bicester Community Hospital, located on the west of the town, is operated by the East Oxfordshire National Health Service Primary Heath Care Trust (PCT). The PCT is currently proposing to modernise and enhance the services available, through the construction of a new hospital and the ability to rent health provision as and then necessary to better meet demand.

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Whitelands Farm Sports Ground

A41

St Edburg’s CE Primary School

The Bicester School

Brookside Primary School

Bicester Spiritualist Church

St Edburg’s Church

Redeemed Christian Church of God

Zion Way Ministries International

Bicester Avenue Garden Centre Farm

Bicester Village

Bicester Village Station

Bicester Station

Bicester Post OfficeVilliers Road Post Office

Bicester Leisure Centre

Brewers Fayre Bicester

Burger King

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KeySite Boundary

Schools

Post Office

Shops

Religious Centre

Pubs, Cafés & Restaurants

Train Stations

Park & Ride

Local Bus Stops

Public Right of Way

PROW

There are two main retail areas, Bicester town centre and the Bicester Village Shopping Area to the south of the town centre. The town centre provides local services and amenities including banks, a post office, supermarket, a variety of independent provisioning shops, some high street chain stores and a number of pubs and restaurants. There are no department stores or any of the larger chain stores in the town centre. The Bicester Village Outlet Shopping Area has 90 retail stores (offering end of line or previous season stock) and three restaurants.

Bicester has two hotels and there are a further four in the surrounding area. There are a range of leisure options for the residents of the Cherwell district, including nature conservation, countryside walks, a museum, a multimedia arts venue and three public leisure centres, however, there is a shortfall in formal outdoor sports provision in Bicester.



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Kingsmere J, L, M Pre App Comments from meeting on 2nd September 2019

David Wilson Homes met with Cherwell District Council on 2nd September for the pre application meeting. A formal response was received on 3rd September along with a marked up plan to illustrate the comments received which was discussed in the meeting. The table below summarises the main points raised within this meeting and provides a response to how they have been addressed in the amended scheme.

COMMENT HOW HAS THIS BEEN ADDRESSEDClustering of Affordable Housing not in line with S106 requirements

Affordable housing clustering has been considered. The aim has been to limit clustering to 15 dwellings with mixed tenures. This has largely been achieved across the scheme whilst having regard for the Design Code requirement for appropriate density and typology restricting where the AH can be located.

Lack of written commentary to assess how the Deign Code has been translate into the proposed layout

Noted. This commentary has been provided within the DAS.

Reference to ironstone is incorrect as this is a limestone area

Noted and replaced with Limestone - see materials plan.

Southern Gateway does not appear to have proper regard for Countryside’s proposals nor the vision for the ‘Gateway’ in the Code

Countryside’s approved infrastructure plans have now been overlaid on to the plans and show that our proposals have incor-porated these accordingly.

• The Southern Gateway vision within the Design Code has been achieved through the following character:• Consistent built form and height• No direct access from spine road- dwellings served from the rear• Formal character• Townhouse and terrace typologies

Regard has also been had for the approved Bellway scheme at Parcel N to ensure consistency across the Phase 2 develop-ment as a whole.

Difficult to distinguish between the 2 character areas (Core and Suburban)

Our design has ensured the two different character areas are distinguishable.The Core character area has:• Highest density (64 units in 1.35Ha= 47dph)• Increased building height- mainly 2.5 and 3 storey massing• Continuous building line• Town house typology• Higher levels of enclosure• More rear courtyard parking• Houses fronting formal/ main streets

The Suburban area (excluding Vendee Edge) has:• Medium density (105 units in 3.02 Ha = 34dph)• Predominantly 2 storey• On plot parking• Linked dwellings around POS• Lower order streets; shared surfaces• More traditional vernacular

Vendee Edge is a sub area of the suburban character area and has:• Lowest density (57 units in 2.0 Ha = 29 dph)• 2 storey only

These factors outlined above ensure that the character areas are distinguishable.


Need to identify marker buildings and how they have been designed to accord with the Code

Marker buildings have been identified on the layout. A number of the marker buildings are bespoke house types.In accordance with the Design Code, additional architectural features, materials and massing will all provide distinction from other dwellings on the scheme

General lack of street hierarchy/ layout appears to deviate away from the street hierarchy plan (figure 4.2)

This has now been considered and the introduction of lower order streets/ shared surfaces has been considered

Pocket parks are car dominated; contrary to the vision for ‘rural, quiet, informal and green’

Car parking removed from around pocket park

Parking courts should have a maximum of 12 car parking spaces within them

The size of parking courts have been reduced significantly across the scheme.

Parking courts shown are not acceptable in terms of visual appearance, size, practicality of use and living environment created for units placed within them

Parking courts have been reduced in size, more landscaping incorporated. By virtue of the Design Code, areas of the scheme must be served by rear parking solutions. Where this is the case, parking has been made as convenient as possible. Mews style areas have also been introduced into the scheme to create a better living environment

Density plan should also consider typologies as well as numbers

Noted. See DAS for details

Vistas are not successfully terminated. All vistas into and within the development should terminate with a well-de-signed building or area of open space

This has been considered and addressed in the re-designed proposals.

The layout must have proper regard for the adjacent ap-proved development and the need to integrate the various parcels via convenient cycle/footpath links

Noted and incorporated

Ensure that prominent corners are successfully turned Noted. This has been addressed and new house types have been introduced into the scheme to ensure this.

Greater use of terraces along primary and secondary routes and within Core character areas

This has been incorporated into the new layout.

Housing mix should seek to comply with Policy BSC4 of the Local Plan

Noted. The scheme provides a good range of housing mix.

Residential Amenity:Min. back to back distances of 22m Min. back to 2 storey side distance of 14mReasonable private amenity space for each property- not enclosed by buildings and N facing gardens overshad-owed Plots 106-109, 49Garages should not impinge of private curtilage for example plots 66,145Ensure N facing gardens are of sufficient size to provide reasonable amenity areas that are not overly shaded

Noted and the layout is in accordance with these back to back/ back to side distances.

The units to the rear of plots 106-109 have been removed, to allow for larger gardens to plots 104-113 with no overshadow-ing.

Reasonable garden sizes have been provided throughout the development and garages do not impinge on private curtilage


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Car parking must be convenient Due to Design Code requirements, some amount of rear parking is necessary. Where this is the case, parking has been made as convenient as possible.

The majority of parking is on plot and therefore convenient for the dwelling it serves.

Encroachment of pocket parks with visitor parking is not acceptable

Noted. Visitor spaces around the pocket parks have been removed.

Dwellings shown very close to pocket parks with insuffi-cient delineation or buffer between

The quantum of open space provided is in line with approved drawings.

More delineation has been designed in to separate private amenity space from POS.

Need to accurately show the approved landscaping and infrastructure proposals by Countryside

Noted.

Hipped roofs not acceptable Noted. All hipped roofs have been removed.

Obscure glazing not appropriate on principal elevations Noted.

Pre App Plan


The layout has been designed in accordance with the design code. The following sections will explain the detailed compliance.

Design Proposal

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Strategy PlansBuilding Heights

Design Proposal

Application Boundary

1 Storey Building

2 Storey Building

2.5 Storey Building

3 Storey Building

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Strategy PlansStreet Hierarchy


Secondary Street

Side Street

Mews

Lanes


Strategy PlansDensity Plan

169 Dwellings

Area: 4.37ha

Density: 38 dpha

57 Dwellings

Area: 2.0ha

Density: 29 dpha

Design Proposal


Low Density Area

Medium Density Area

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Urban Form & CharacterParameter PlansLand Use

Land Use Parameter Plan

*Note: Please refer to the Parameter Plans (appended) for full legend

Application boundary

Proposed residential

Potential location for extra care housing

Proposed retail

Proposed land for primary school

Proposed informal open space

Proposed area of play

Proposed attenuation basin zone

Proposed local square

Proposed strategic road infrastructure

Consented Whitelands Farm access

Proposed highways improvements to existing road infrastructure and new junctions

Neighbourhood pocket park zones

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COMPLIANCE TO DESIGN CODE

Parameter PlansBuilding Heights

Building Density Parameter Plan



Max height 14.5m - 3 to 4 storeys (with up to 30% may be 2 to 2.5 storeys)

Max height 11m - 2 to 2.5 storeys (with up to 20% may be 3 storeys for landmark/marker buildings and for frontages on to the primary and secondary streets)

Max height 9.5m - 2 storeys (with up to 20% at 2.5 storeys)

Primary school (max building height 9m)


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Urban Form & CharacterParameter PlansBuilding Density

Building Density Parameter Plan



Residential density 35-70 dph (i)

Residential density 30-40 dph



Primary school

Retail


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Urban Form & PrinciplesBlock Structure

The proposals will include:

• Strong perimeter blocks• A highly permeable and legible layout• A clear hierarchy of streets• Provision of street trees in key areas

throughout the proposals• Shared surfaces for mews courts,

lanes and private drives to create attractive and safe environment for pedestrians and cyclists

• Perimeter blocks that consistently define the public and private realm, but vary in terms of enclosure and character

Block Structure Plan


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Urban Form & CharacterUrban Form & PrinciplesUrban Principles

Urban Principles Plan

*Note: Please refer to the Phase 2 Design Code for full legend


Residential density 35-70 dph (i)




Primary school

Retail


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DESIGN CODE SPECIFICATION COMPLIANCE NOTES

Primary & Secondary Frontage Broken Edge Marker Buildings

• Designed to aid legibility by being visually distinctive from the surrounding buildings

• This could include anchoring important townscape locations or terminating a view

• Marker buildings should accentuate the character area qualities in which they are located, in essence a distillation of that character

• Marker buildings will often be located on corners, due to their prominence for townscape. Corner units should possess active frontages facing both streets

Marker buildings located as indicated in design code

Marker Building Form

• Feature the material palette shown opposite, 75% to be good quality reconstituted stone, 25% to be cream render. Slate or clay roof tiles

• Alter the proportions of the facade (generally larger proportions) in relation to the surrounding buildings

• Have greater level of architectural detail, which could be in the form of openings, or more detailed facade elements

• Create a change in scale with higher buildings than the surrounding context

Where marker buildings are located at the southern gateway or central square, materials must be natural limestone on all elevations

See materials plans and housetype pack

Primary School Frontage

Urban Form & Principles


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Urban Form & CharacterUrban Form & PrinciplesDESIGN CODE SPECIFICATION COMPLIED NOTES

Enclosed Spaces

Terrace along ledge of central square

Building Heights for increased enclosure

• The central square is the community heart of Phase 2 and includes a play space, parking, primary school and potential retail unit. The square can be enclosed but with opportunities for terraces on one or two edges, or the use of semi-detached units. Building heights should accord with building heights parameter plan. Building line and roof line will be regular as will boundary treatment

• Landscape details are outlined in chapter 5, page 110. 2. Pocket parks. These four parks will contain play spaces of landscape-led design. They will feature medium to high levels of enclosure and marker buildings on key corners

• Southern and northern gateways. The two gateways welcome residents and visitors to Phase 2. Building form should ‘funnel’ into the site

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DESIGN CODE SPECIFICATION COMPLIED NOTES

• Alignment along building line to create a group

• Grouping buildings by alignment or creating contrast along the street

• Grouping buildings across the street to create structure and more intimate spaces

• Corner groupings to ensure active frontages that ‘turn the corner’

• Individual or pairs of marker buildings to terminate vistas and aid legibility

Street Composition


• Rear courtyard parking along the primary street. The front garden should be at least 2m deep and generally (subject to character area) feature hedge or shrub planting

• Frontage parking. Integral garages are generally not appropriate as they are not characteristic of Bicester or Kingsmere. No integral garages allowed in core character area, or on key frontages. Access to the driveway will require any on-street parking to be on the opposite side of the street

• Driveway alongside building to accommodate two vehicles

• Garage placement should be away from the street, at least 6m back to garage. Where 1 parking space is provided in front of the garage the driveway should be 6-8m long. Where 2 parking spaces are provided in front of a garage the driveway should be 11-14m long

No integral garage on scheme

Plot Design


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Urban Form & CharacterArchitectural StrategyDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

• Short groups or terraces, up to five units generally, although longer runs may be acceptable if well designed and providing a higher level of enclosure

• Single detached buildings• Connected/semi-detached buildings

with a common front building line presenting a seamless street frontage

• Connected buildings of differing width and depth and height to create an organic character

• Streets comprising a limited series of similar building groups or compositions to avoid repetition with the exception of the core area primary streets (formal character)

Scale

• Around the central square• On primary streets• At key gateways

Building Design

• Housing units should follow traditional building forms (unless stated in character areas matrix) using local materials and should take inspiration from local context

• Houses should be designed to capture solar energy where possible, whilst giving due consideration to overheating and future climate change adaptation

• Blank gable end walls are not acceptable on prominent corner positions or where visible in street scene

• Garages must be avoided at the end of the street elevation or corner

• Flue extracts to boilers must not be used on front elevations wherever possible

• Expansion joints in brickwork or render must be discreetly incorporated

• Corner units should be carefully designed so that rear garden boundaries are of a high quality, and form a continuous edge with the building frontage. Window arrangements on both elevations of a corner unit or end gables should be feature high quality detailing due to their visibility from the street and should accord with the principles set out

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DESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

Roofs

All hipped roofs have been removed from scheme in response to design code compliance and officer statement

• Roofs must be simple, pitched and gabled, unless there is a townscape need for an alternative approach

• Roof coverings shall be high quality artificial stone slate or clay tiles (colours of roofing materials must reflect the local vernacular). Tile vents to slopes are permitted, with roofs being ventilated via the ridge and eaves

• No interlocking tile or slates will be acceptable

• Wide-fronted/shallow depth buildings must have a pitch of not less than 40 degrees. Narrow fronted/deep plan buildings must also have a pitch of not less than 40 degrees

• All end gables must be detailed to avoid blank exposed end walls

• Use of dormer windows may be appropriate to help provide variety in the roof-scape and streetscene

• Freestanding buildings or garages will typically have roofs that match the main building although well detailed flat roof garages with parapets may be appropriate in some locations

• Eaves details must be traditional in style as per the existing Phase 1 development

• Gutters must be mounted directly on walls, sprockets or rafter feet, but can be concealed in a cornice or fall behind a parapet

• Small rooflights are acceptable only on rear slopes to limit views within the public realm. Dormer windows should be used on front slopes

• Roof design must be considered when overlaps with adjoining roofs occur

• Where steps in roof level occur, these should not be less than 450mm high, and finished with a material to match the property on the vertical face

• Where solar panels are used, they should be provided within the roof construction, rather than proud of the roof structure. Solar panels must be integrated to match the architectural detailing and reflect townscape character

Chimneys

• Chimneys add interest to the roofline and reinforce character

• 20% of houses fronting the primary streets and bus route must have chimneys

• Within the Whitelands character area, 20% of properties along streets which face out from the character area (such as frontages onto open space, habitat corridor or greenways) must have chimneys

• 40% of buildings fronting the rural edges of the Suburban character area must have chimneys

• These features can be used as traditional smoke extracts, can provide passive ventilation to habitable rooms or be used for air circulation as part of a sustainable heating and system


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Urban Form & Character


Entrances, Doors & Porches

• For examples of porch design• Porch design must accord with these

examples and large porches across the fronts of properties or beneath first floor overhangs are not appropriate

• The design of porches along a street must be consistent

• The large majority of building entrances must be in the front facade rather than the side

• Most entrance doors must be set close to the front facade in accordance with local precedents

Windows

• Windows and their subdivisions must relate to the proportions of the host building. In residential buildings, windows must be either vertical sliding sashes or flush-fitting, balanced, side-hung casements. Top-hung false sash windows are not permitted

• Windows on front facades must be to principal rooms on all floors, including the kitchen, ensuring they contribute to surveillance of the street

• In vernacular buildings with casement windows, external lintels must be expressed in timber

• Where paired windows are used, they can either have two opening leaves or a single opening leaf, but they must have proportions identical for both sides

• Bay windows may be appropriate to provide elevational interest, aid surveillance and can assist with overall elevation proportion, with smaller windows on the upper floor

• Window types and design must match on all elevations

Building Materials

• On all buildings external walls must generally be faced in brick, reconstituted or natural stone, or render. Modern cladding systems may also be used but must use local colours and tones. The materials specified should harmonise with those that typify the local area

• Brick walls must be either English or Flemish bond and should generally be soft red to match historic buildings in Bicester, with buff brick used occasionally or in certain character areas. Wall materials (brick or stone) must match or harmonise with the local palette, which consists of grey limestone and soft red brick

• Mortar joints must be pointed as appropriate for the brick type and architecture

• Rainwater goods should be black coloured cast iron, aluminium or plastic

• All metal railings must be painted or finished in black. There is potential to provide other street furniture of metal construction in key public realm locations, and to avoid clutter of varying colours, those metal items should also be black in colour. Garden boundaries of corner units must be in a material to match the house construction, exposed garden fences to the public domain are not acceptable

Architectural Strategy

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Reducing Clutter

• Utility boxes/meterboxes can dominate frontages. Therefore on detached properties these should be located on the sides of buildings unless there is a front porch with a recess. For terraced properties where possible these should be located within front door recesses or porches

• Alarm boxes must be carefully located so not to detract from the frontage, for example positioned close to eaves but not on gable ends

• Rainwater pipes should be integrated into the elevation design where possible - so as to not be too prominent

• Flue pipes where possible should not be located on the front of properties, and outlets from balanced flues and ventilation extractor fans should not be visible on the front elevation

• Soil and vent pipes should be located within the building and external soil and vent pipes should be located on the side or rear of the property. Additional bathrooms or toilets should use ridge vents, tile vents or air admittance valves located internally

Sustainability

• Please refer to March 2014 Kingsmere Phase 2 Sustainability and Energy Statement/Strategy

• For more information on sustainability see pages 144-145

Kingsmere Phase 2 Sustainability and Energy Statement/Strategy


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Urban Form & CharacterProposed Character AreasDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

• Central core recognised as key character

• Suburban character is used across the proposals, creating consistency

• Key edges treated as sub character areas

• Greenways, pocket parks treated as coded landscape elements. Greenways would respond to the character area they are in, with % consistencies on boundary treatments, materials, landscape etc

• Southern park, central square, balancing pond all coded separately

• Importance of creating good quality footpath and cycle links both within the development and connecting to the surrounding area, which must accord with the movement and access parameter plan. The character areas are illustrated and explained in more detail on the subsequent pages.

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Proposed Character Areas Plan

Core

Whitelands

Suburban, includes sub-areas:

Middleton edge

Vendee edge

Phase 1 edge

Landscape coded areas


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HIGH LEVEL OF CONTINUOUS FRONTAGES / ENCLOSURE

The key features of the core area are higher levels of enclosure with more emphasis on the urban form, strong vistas formed by formal, tree-lined primary streets (with near-continuous frontages) and the important connections. The core will feature a higher proportion of red brick in the built form, with low level boundary walls and railings. It will also feature the use of natural limestone and reconstituted stone will be used as an alternative similar. It is the highest density character area, with density and building heights increasing around the central square.

The massing in the core area will be achieved through a greater number of 3 and 2.5 storey units, semi-detached or terraced. This massing, in combination with clear connections will help create a legible and lively centre to the site.

Key Plan

House Type H310 - Reconstituted Stone

Perspective View

TOWNHOUSE TYPOLOGY

DORMER WINDOWS

Core Area

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2.5 STOREY DETACHED AND SEMI-DETACHED UNITS

House Type H310 - Cream RenderHouse Type H310 - Red Brick


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Urban Form & CharacterCore AreaDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

Core Area Architecture

• 2.5 and 3 storey around central square to ensure enclosure and sense of place

• Predominantly 2.5 storey elsewhere with occasional 3 storey marker buildings

• 30-45 dph• High enclosure generally throughout• Formal, regular building line

• Generally consistent roof line with some breaks

• Regular depth set backs/front gardens along streets

• Use of townhouse and terrace typology (in groups of three and five units max.)

• Gable end frontages more prevalent around central square

• Dormer window use allowed

Core Area Landscape

• Tree lined primary streets, formal avenue planting. Trees along tertiary streets to aid traffic calming

• Fastigiate (tall/thin form) trees• Grass verges as per street hierarchy• Minimum 2m depth front garden

where parking is provided in rear courtyards

• Integral garages should be limited to FOGs and avoided elsewhere. Front garden depths should respond accordingly

• Minimum 1.5m depth front garden around central square

• Central square to feature landscape boundary treatment with fencing around play area

Core Area Parking

• Courtyard parking along majority of primary street, use of on-plot parking around central square

• Where parking is provided on plot on side of unit, parking dimension to allow for two vehicles to park in line

Core Area Boundary Treatments

• Along street frontages low level stone and brick walling (to match building materials) with use of rounded coping at key locations

• Front gardens should also feature planting (hedge or shrub) to help soften the street

• Black coloured metal railings on central square frontages with low level shrub planting behind

• Boundary walls to courtyards to be taller (1.8m) red brick, with planting beds positioned to allow climbing plants to grow

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Core Area Materials

• Simple palette with minimal variation• Use of natural stone in specific areas• All other areas 60% red brick, 40%

good quality reconstituted stone with the exception of northern gateway

• Red brick to be used as edging/ window detail some stone units

• Majority clay tiles with very limited use of slate (for marker buildings etc)

• Door colours as illustrated

Use Of Natural Stone

• The southern gateway – this is the

main entrance/gateway to the site on the rural edge along Vendee Drive. 100% of the units overlooking the gateway (in the area identified) to be natural limestone, on all elevations

• The small square/junction connecting Primary Street B to Secondary Street B. Natural limestone is used on all elevations of units forming this square

Density Architecture & Landscape

Height Level of Enclosure

Parking Boundary Treatments

Buildings Materials

Plot Typology

Summary

30-45dph Traditional form, formal. Tree lined streets, formal avenues. Formal central square.

2.5-3 storey, highest around central square, regular roof lines

High Rear courtyards along primary street, some on plot around central square

Low level stone or brick walling with some rounded coping on primary streets, metal railing forCentral Square frontages

Red brick, nat-ural limestone, stone

1, 3, 4 • Formal primary streets• Community heart, central

square• Tree lined streets/ avenues• Regular/consistent building

and roof line• Gateways


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Urban Form & CharacterThe Suburban area is the largest character area. It is landscape-led, with larger front gardens, hedges as boundary treatments and green, tree lined streets. Open greenways allow the surrounding countryside to flow into the development, creating a nature to urban connection.

The suburban area is more informal than the core area, with a higher proportion of the lower order streets and a pedestrian focus including pocket parks/greenways promote social interaction, safety and a sense of community.

The suburban area is mainly brick, and of a low to medium density and features three sub areas relating to key edges around it, along Vendee Drive, Middleton Stoney Road and the existing Phase 1 edge. These variations in character will aid legibility, through subtle changes to boundary treatments, materials, built form and enclosure.

Key Plan


Perspective View

Suburban Area

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House Type H417 - Cream RenderHouse Type H417 - Red Brick

POCKET PARK

GREEN TREE LINED STREETS

ON PLOT PARKING

MAINLY BRICK

TRADITIONAL VERNACULAR STYLE AND TYPOLOGIES


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Key Plan

House Type H456 - Cream render

Perspective View

SHRUB / HEDGE PLANTING TO FRONT GARDENS

TRADITIONAL VERNACULAR STYLE AND TYPOLOGIES

ON PLOT PARKING

Suburban Area

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House Type H456 - Reconstituted StoneHouse Type H456 - Buff Brick

ACTIVE FRONTAGE ONTO GREEN ROUTE


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Suburban Area Landscape

• Of all the character areas, the suburban area is the largest and most landscape dominant, with green, treelined streets

• Generally larger front gardens except on tertiary streets, but these should still feature planting to soften the street

• Pocket parks• There should be limited use of hard

landscaping in front gardens, to maximise landscape potential

Suburban Area Architecture

• Mainly 2-2.5 storey with occasional 3 storey

• Architecture secondary to green streets

• Traditional vernacular with simple and minimal decoration

• 25-40dph

• Larger proportion of chimneys• Varied building lines, more informal

plot arrangements• Chimneys, dormer window and

occasional bay window detailing is appropriate

• Specific treatments based upon edges

Suburban Area Materials

See materials plan

• Simple palette• At least 70% of each parcel should

feature red brick. Buff brick or cream render for remaining 30%

• Slate or clay roof tiles

• In the suburban area, within a block, door colours should create a harmonious street scene, varying only around pocket parks

• Specific edge treatments

Suburban Area

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Density Architecture & Landscape

Height Level of Enclosure

Parking Boundary Treatments

Buildings Materials

Plot Typology

Summary

25-40dph Architecture is secondary to land-scape. Tree lined streets, hedging, pocket parks/green connections

2-2.5 storey with occasional3 storey, varied roof lines

Low - Me-dium

On-plot Hedging/ shrub plant-ing to front gardens

Red brick, buff brick, cream render

2, 3, 4 • Landscape-led• Quiet streets• Mix of formal and informal• Largest character area• Larger proportion of lower

order streets


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Urban Form & CharacterVendee Edge

Key Plan Perspective View


DESIGN CODE SPECIFICATION COMPLIED

• Edge treatment along Vendee Drive

• Traditional building form, predominantly (60%) good quality reconstituted stone, 30% buff brick, 10% red brick

• Regular and consistent building line and boundary walls to aid regular building line, will also help with mitigating noise from Vendee Drive (see page 42 of DAS)

• In contrast, street form and landscape treatment create a more irregular and relaxed form

• Edge becomes more fragmented further south

• Edge to tie-in with the design of adjacent residential parcels, providing surveillance over landscape areas

• Part of edge overlooks southern parkland

• Building heights limited to 2 storey on peripheral edge (overlooking Vendee Drive)

• Parking allocated on-plot or accessed from the front of properties

• Landscape treatment along Vendee Drive is shown in the Appendix

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House Type H469 - Natural Limestone House Type H469 - Red Brick

LIMITED TO 2 STOREY MAX HEIGHT TRADITIONAL BUILT

FORM

REGULAR AND CONSISTENT BUILDING

LINE

ON PLOT PARKING ALLOCATED


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StreetsStreets IntroductionImportance of Character

Parameter PlansAccess & Movement

Access & Movement Parameter Plan


Existing public right of way

Existing cycleway

Existing vehicular access

Proposed vehicular access

Proposed primary road infrastructure

Proposed secondary road infrastructure

Consented Whitelands Farm access road

Consented road infrastructure

Proposed cycleway

Proposed strategic footpaths

Proposed pedestrian only links

Connections to existing pedestrian and cycleway links

Proposed vehicular connector

Proposed traffic light controlled pedestrian crossing

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Street Hierarchy• Primary streets (A and B)• Secondary streets (A and B)• Side streets• Lanes and mews

Street Hierarchy Plan

*Note: Please refer to the Phase 2 Design Code for full legend


Primary street A (with courtyards behind)

Primary street B (with courtyards behind)

Primary street B - Pedestrian/cycle link only

Secondary street A

Secondary street B

Side street

Lane/mews

Central square

Pocket park

Gateway

Vehicular movement in squares

Dedicated pedestrian/cycle link

Bus stop

Pedestrian crossings across greenways


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Streets


• The position of the primary streets is fixed

• Slight difference to Phase 1 design - no central hedge with trees due to issues with maintenance and management

• No on-street parking is allowed on primary street A or B. All visitor and residents parking to be served via rear courtyards or on plot. Some visitor parking is allowed on adjoining lower order streets

• On-plot parking is not allowed on Primary street A

• Primary street A to feature larger width verge on single side of street (although this can switch), to allow for larger tree planting and more formal character

• Primary street A to feature tree planting spaced at 6-8m intervals on one side of the street

• Primary street B to feature tree planting spaced at 8-10m intervals

• Primary street A is bus route, hence wider carriageway of 6.2m

• Primary street B is not bus route, therefore carriageway width is 5.5m

• Primary street B pedestrian/cycle link only may have lower order streets running parallel to it

• 3m wide footpath/cycleway on primary streets A and B

Being out in by CPBL

Primary Streets A & B

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• The position of the secondary street A is fixed as it is a bus route (hence 6.2m carriageway width)

• On street parking is not allowed on secondary street A (bus route)

• Secondary streets will be served by on-plot parking. Visitor parking and additional parking for school drop-off will be provided on street

• Secondary street A is the only vehicular connection to Phase 1

• Secondary street B along the northern boundary of the primary school must link back to primary street A, creating a loop

• Secondary Street A to be lined by a row of street trees on the school side and low level vegetation

• Secondary streets A and B to feature at least 2 street trees per 70m

• At least 8 on-street car parking spaces will be created along the length of the secondary street marked opposite, to aid school drop-off/pick up

Secondary Streets A & B


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StreetsSide StreetsDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

• The position of the side streets is indicative only

• Formal and informal arrangements• On-street and on-plot parking is

suitable• Shared surface treatment

• Opportunities for planting within the street scene should be maximised. At least two trees to be provided for every 70m of side street. Planted areas for trees to be a minimum size of 5m2 where side streets run parallel to greenways

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• The position of the lanes and mews is indicative only

• Informal arrangement• On-street and on-plot parking is

suitable• Street form dictated by urban form• Shared surface treatment• Opportunities for planting within the

street scene should be maximised. The informal nature of the lane/mews will allow tree planting in small areas as the lane twists/rotates

• At least two trees to be provided for every 70m of lane/mews. Planted areas for trees to be a minimum size of 5m2. Lanes/mews around the periphery of the development should include at least 3 street trees every 70m where lanes/mews run parallel to greenways

Lanes & Mews


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StreetsGatewaysDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

Gateway Principles

• The southern gateway is the primary gateway into Phase 2

• The southern gateway location is to accord with the land use and movement parameter plans

• Features natural limestone in the building elevations overlooking the gateway

• Landscape space in front of the gateway includes undulating landscape bunding and decorative walling to enforce the gateway space

• Northern gateway is the secondary gateway into Phase 2

• The northern gateway location is to accord with the land use and movement parameter plans

• Features red brick in the building elevations overlooking the gateway

• Includes 3m cycleway connecting to Middleton Stoney Road and a pedestrian link to the bus stop on Middleton Stoney Road

Southern Gateway

Put in by CPBL• Buildings realigned to create entrance gateway with good quality and well detailed frontages on two elevations fronting the street

• Low level hedging• Stone walling, natural limestone• Curved stone walling grades into and

out of bund• Undulating bund

• Fastigiate trees• Cycleway re-aligned to tie in with

junction crossing• Low/ground cover planting• Demarcated entrance area with strips

of setts• Junction sight-lines to be confirmed• Units overlooking gateway to be

natural limestone on all elevation

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Street Hierarchy Summary MatrixDESIGN CODE SPECIFICATION COMPLIED NOTES

Street Hierarchy Summary Matrix


On-Plot Parking Rear Courtyard Parking On-Street Parking Drop Off / Parking for School Garages

Where garages are required to be counted as parking spaces. Dimensions will be 6m x 3m

• Garages should be designed in accordance with the relevant standards

• Integral garages (does not apply to FOGs)

• Garages should blend with the house design and feature the same materials and details (for example front doors and garage doors should match)

• Garages must be located behind the building line and set back at least 6m from the pavement.

• Garages must be at least 3m wide and 6m deep to be considered as car parking spaces

Bicycle Parking

Smaller garages will be counted towards cycle parking provision only

• Provision must be made for covered and secure cycle parking within all garages

• Those properties without garages must provide covered and secure cycle storage

• Cycles must be accessible from within garages without the need to remove parked cars

• Within key public spaces such as the central square, cycle parking and storage should be provided. Sheffield-type stands should be used. The design of cycle storage must deter theft, avoid blocking routes, be convenient to the user and be easy to maintain.

• Cycle parking will be to OCC standards

Parking


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StreetsStreet Trees & Planting DESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

Tree Planting

• Trees are to be planted a minimum distance of twice the mature canopy diameter apart to prevent the canopies overlapping

• Primary street A lined at 6 - 8m intervals on one side using 25 - 30cm girth trees, with one species per street

• Primary street B lined at 8-10m intervals using 20-25cm girth trees, or otherwise in groups of up to three individuals to achieve the equivalent number per street

• A minimum of two street trees should be provided every 70m along Secondary streets A and B

• A minimum of one street tree should be provided every 70m along side streets and lanes/mews. Lanes/ mews around the periphery of the development should include at least three street trees every 70m

• When adjacent to footpath, all street trees to have a minimum 1.8m clear trunk to the underside of the canopy. Care must be taken to avoid the use of species that are thorn bearing or that produce poisonous fruits or berries

• Street tree locations and species should accord with NHBC foundation requirements as well as Manual for Streets guidance

• The position of street trees must be considered concurrently with services, street lighting, bus stops etc, to avoid clashes

• Street design around larger green spaces (pocket parks, central square, southern parkland etc), should integrate with the design of these spaces to co-ordinate footpath and pedestrian crossing points/access

Hedge Planting

• Single species hedges to be used on the formal routes as detailed in the character summary matrix. Mixed native hedges to be used with the less formal areas

• Boundary hedge species are to be

consistent along any one road• All hedge planting should be a

minimum of 5L pot size

Shrub Planting

• All other shrub and hedge planting in publicly visible areas, including front gardens, is to be a minimum of 5L pot size for shrubs and 3L for herbaceous and ornamental grass species

• Planting density of ornamental beds to front gardens and adjacent roads is to be appropriate to the species selected to ensure a minimum of 75% coverage after one growing season

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Malus ‘Evereste’

Acer Campestre ‘Streetwise’

Carpinus Betulus ‘Frans Fontaine’

Pyrus Calleryana ‘Chanticleer’ (Connan Nurseries)

Alnus x Spaethii

Prunus ‘Snow Goose’

Tilia Cordata ‘Green Spire’

Amelanchier x Grandiflora ‘Robin Hill’

Sorbus Aucuparia ‘Sheerwater Seeding’


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StreetsRefuse StrategyDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

• The storage and collection of refuse and materials for recycling should be arranged so as not to physically or visually detract from the appearance of street scene or courtyard

• The site layout will be designed so as to allow the collection of refuse and recycling collections from the adoptable public road network

• Streets must be designed to accommodate refuse vehicles and must meet the necessary OCC standards in relation to turning areas and roadway construction

• Storage areas should accommodate the bins currently provided by Cherwell District Council and be able to adapt to changing policies and technologies

• Each house must have a hard surface within the curtilage providing space for: one 240 litre blue bin, one 240 litre green bin, one 240 litre brown bin

• Each apartment will have space for: one 240 litre blue bin, one 240 litre green bin

Bin Storage

• Within courtyards and private drives a suitable bin collection point is required near to the adoptable highway (distance to be agreed with CDC)

• When provided at the frontage or side of a home, bin storage should not be detrimental to the street scene or feature exposed bins

• Integration of bin storage design with the frontage of homes is preferable. When bins are stored in rear gardens, an appropriate alleyway should be provided to allow the movement of bins

• In terraced housing, alleyways or points of access must be provided for groups of 2-3 houses

• Each apartment block must have a suitable communal bin storage area, with no more than 10 bins

Utilities

• Utility systems will be installed in service corridors located within the adoptable highway

• Features such as trees, on street parking, signage and seating shall be located within service free areas

• Where trees are planted close to services, root barriers shall be incorporated in compliance with the relevant service provider

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Street FurnitureDESIGN CODE SPECIFICATION COMPLIED COMPLIED NOTES

Street Furniture Street Lighting

• In general street lights should be contemporary but traditionally shaped lighting columns - all black

• Street lighting must accord with OCC specifications for lighting columns

• Lighting levels alongside the green links/habitat links e.g. eastern greenway, should be kept to a minimum with lighting columns located on the edges next to pathways or roadways, ensuring these areas are suitable for commuting/ foraging bats and other nocturnal species

• For other areas 5m high lighting columns will be required along all designated 3m wide cycleway / pedestrian routes e.g. greenway 1

• Spacing of columns and lighting levels will be determined at reserved matters stage to take account of ambient lighting from adjacent housing

Streets Summary Matrix

Traditional wooden seat by Orchard Street Furniture

Slatted wooden benches for use in central square

Barrington litter bin with lockable lid by Orchard Street Furniture

Hardwood bollard with weathered top


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LandscapingParameter PlansLandscape & Open Space

Landscape & Open Space Parameter Plan



Existing tree groups & structural planting to be retained

Existing hedgerow to be retained

Existing hedgerow/tree groups to be removed

Proposed structural planting

Proposed formal tree planting - avenue trees

Public right of way

Informal open space

Formal open space

Other green space

Green corridors

Play space


Swales

Attenuation basin zone

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Medieval Pocket Park

The landscape strategy of Phases J, L and M has been based on the approved Kingsmere Phase 2 Design and Access Statement and Phase 2 Design Code.

Parcels J, L and M fall within the Core and Suburban character areas. As a result, the following features have been included:

Core character area

• Arrangement of large street trees planted in verges

• In the central square, plot boundaries comprise 1000mm railings with shrub planting behind

• Verges are either grass or groundcover planting

Suburban character area

• Streets trees are medium to large sized species with at least 30% of trees being flowering species for seasonal interest and to provide ecological benefits

• Boundaries to plots are generally hedge planting and of the same species along a single road

• A mixture of ground cover and shrub planting is used along roads


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LandscapingPlanting Principles

1. Native tree planting has been provided where possible, however a diverse range of cultivars have also been used to aid biosecurity.

2. Key trees in open spaces are 25-30cm girth

3. Planting to be a mixture of structural elements (shrubs) interspersed with grasses and herbaceous planting to create seasonal interest and variety

4. Shrub planting within residential areas should include at least 40% evergreen species to ensure year-round cover

5. Where tree pits are required, they have been designed in accordance with BS 8545:2014 Trees from nursery to independence in the landscape

6. Planted verges are of an adequate size to allow establishment of grass or planting within them. Narrow areas of planting between hard surfacing should be avoided

Pocket Parks

General Principles

• Cycle parking has been incorporated adjacent to seating areas.

• A LAP has been integrated into the overall design of each pocket park allowing opportunities for informal play

• The activity zones of the LAPs are 5m away from the boundary of dwellings to accord with the open space, sport and recreational facility needs assessment audit and strategy.

• LAP perimeters are delineated using bunding, planting and/ or hedging. Where hazards have been identified railings, fencing or timber walls have been proposed.

• The LAP designs are inclusive and en¬courage imaginative play using natural, non-prescriptive equipment including natural features where possible.

Street Trees

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Roman Pocket Park (P1)

The Roman Park design explores the arrival of Romans in the area and the fort at Alcester. Key components of the park include:

• Wooden Pallisade forms part of a defined boundary for the LAP creating a sense of enclosure and fortified appearance.

• Lines of cobbles help to delineate the modular fort like internal layout

• Raised planting areas will include edible species used by the Romans

Medieval Pocket Park (P2)

This park explores the medieval history of Bicester and the development of areas of King’s End and Market End. Key components of the park include:

•A turf maze

• Formal planting inspired by monastic physik gardens

• A flowery meadow of long grass with bulbs

• Areas of hoggin and cobbles reference the materials used in medieval streets and markets

Roman Pocket Park

DeliveryDelivery and phasing will in accordance to the design code delivery section


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Secured by Design PrinciplesThe Development incorporates Secured by Design Principles. These principles encourage the adoption of crime prevention measures in the design of development. The local police service architectural liaison office (ALO) will be consulted to ensure that principles are properly considered.

The layout has been designed to meet the ‘seven attributes’ of safer places (ODPM 2204). The seven attributes are as follows:

• Access & Movement; places with well defined routes, spaces and entrances that provide for convenient movement without compromising security

• Structure; places that are structured so that different uses do not cause conflict

• Surveillance; places where all publicly accessible spaces are overlooked

• Ownership; places that promote a sense of ownership, respect, territorial responsibility and community

• Physical Protection; places that include necessary, well designed security features

• Activity; places where the level of human activity is appropriate to the location and creates a reduced risk of crime and a sense of safety at all times

• Management & Maintenance; places that are designed with management and maintenance in mind, to discourage crime in the present and the future

The following sets out how the scheme has been designed in order to meet the seven attributes.

Access & Movement

The primary vehicular routes, open spaces and play areas have been designed to ensure that they are overlooked by residential properties and provide as much natural surveillance as possible, given the setting of the existing landscape features and topography, it is envisaged that the location, design and function of the spaces will encourage a constant flow of pedestrians and cyclists.

Structure

The layout has been designed to include a main route through with a number of secondary residential streets. There is a high level of active frontage proposed within the development, and a clear definition between public and private space, with frontages designed to maximise the level of defensible space. Key areas of public open space benefit from natural surveillance provided by dwellings. This natural surveillance combined with good levels of pedestrian traffic will reduce the risk of crime.

Surveillance

Surveillance is an important aspect of Secured by Design. It has been identified above that the proposed layout will result in a well-designed space with well overlooked places, Safer Places (ODPM 2004) identifies that parked cars can be particularly vulnerable to crime and, unless they are in a private garage, must be overlooked. This requirement has been an important influencing factor in the approach to the master planning of the site.

Ownership

A clear aspect of ownership is ensuring that places have a clear distinction between public, semi private/communal and private space. The proposed layout includes a variety of open spaces, and has been designed to ensure that there is a clear distinction between public and private areas.

Physical Protection

Physical protection is concerned with the way in which buildings are secured. Due to the nature of the proposed development each dwelling will be secured with necessary security features.

Activity

The key activity areas have been designed to be overlooked by properties, providing natural surveillance of goings-on.

Management & Maintenance

Public areas within the development will either be adopted by Cherwell or a management company will be set up to ensure that they are maintained to satisfactory level. Details of this will be negotiated and agreed post application.

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Sustainable development has entered a new phase, one that goes beyond building performance and energy use. More demanding standards for sustainable development have been established as part of mainstream housing development, and the current challenge for sustainable development is to meet these standards in a more holistic manner driven by a desire to create great places that can encourage sustainable lifestyles.

Integrating the built form and landscape design into a cohesive whole, this vision opens up new opportunities to reduce environmental impact at the same time as improving the quality of life for residents of the completed development and surrounding area. This integrated approach to sustainable development at White Post Road takes into account health and well being, resource use, habitat creation sustainable movement and community development to deliver a scheme with a smaller environmental footprint.

A strong landscape framework will put buildings and the community in touch with their environment. The landscape will become a valuable asset, providing a range of recreational opportunities that will enhance the health and well being of residents.

The comprehensive approach retains flexibility to explore strategies at detailed design stages but provides a strong framework that responds to the challenges facing new development and new communities, addressing the environmental, social and economic themes of sustainable development.

Energy Efficient Buildings

The proposals make a commitment to achieving the appropriate requirements under Building Regulations. The construction will adopt the best practice “fabric first approach”, rather than the use of renewable energy generation to improve the thermal performance of the building elements; walls, roof, floor and windows to reduce energy consumption. In addition, the specification will incorporate several energy efficiency measures including:

• The boiler will be ‘A’ rated• Cylinders, if specified, will be highly

efficient• Any appliances provided with the

dwelling will be at least A-rated in terms of energy performance

• Lighting will be designed to incorporate low energy light bulbs

• Buildings will be delivered to high levels of airtightness through good detailing and workmanship

Sustainable Transport

The layout promotes a sustainable transport network to ensure people can move around the site and get to and from community facilities close to the site by a range of transport options including walking, cycling and by public transport. The Spine Road has a provision for bus stops.

Water Efficiency

The proposed dwellings will achieve high levels of water efficiency to comply with the Building Regulation requirements. Water efficiency measures will be incorporated into the design including:

• Water meters to be provided• Flow restricted showers• Flow restrictor fitted to taps• Dual flush WC’s restricted 4 + 2.6 litre

capacity• Reduced capacity baths

Health Lifestyles

The layout created the physical fabric within which new residents can pursue a variety of healthy lifestyle choices available to them. These range from enjoyment of proposed habitat areas and use of recreational facilities, through to travel choices that present realistic alternatives to private car use for journey to facilities in Bodicote village centre and beyond.

Sustainability


Building for Life

Building For Life AssessmentThe proposed designs have evolved and been assessed under the Building for Life 12 criteria, Third Edition, published in January 2015. This edition specifically includes new design prompts for urban schemes and explains how the associated Built for Life quality mark award operates.

Building for Life 12 aims to help designers create better places to live and is based upon the assessment of the proposals against 12 key questions. It uses a traffic light system rather than a points score. A well designed scheme should perform well against all 12 of the new questions – the top score being 12 Greens.

• Green shows the design of the scheme has responded positively to the question.

• Red elements identify aspects of proposals that need to be changed and where the scheme design at the time of assessment fails to respond to the question positively.

• Amber is used where there is clear evidence of local constraints on the scheme beyond the control of the design team that prevent it from achieving a green.

We have set out as follows a summary of the assessment under each of the Building for Life criteria and the accompanying evidence to justify the conclusions. The proposals been assessed to be in full compliance with the standards and achieved twelve ‘greens and as such the scheme is suitable to be considered for a Built for Life, Quality Mark.

ConnectionsDoes the scheme integrate into its surroundings by reinforcing existing connections and creating new ones, while also respecting existing buildings and land uses around the development site?The proposals form part of the larger Phase 2 Kingsmere urban extension to the south west of Bicester. While this phase of the application site does not have a direct boundary relationship with the existing neighbourhoods to the north and east, it does provide a series of links and connections via the movement framework of the comprehensive Phase 2 masterplan to integrate the scheme with the surrounding area. Connections are reinforced by creating / improving footpath and cycle links beyond the site boundary as well as with the site.

1a Where should vehicles come in and out of the development?The principle vehicular access is proposed via the wider Phase 2, Kingsmere development as part of the approved masterplan. The spine road in Phase 2 links out to Middleton Stoney Road to the north and to Vendee Drive to the south west. Middleton Stoney Road and Vendee Drive both provide good linkage towards Bicester town centre.

1b Should there be pedestrian and cycle only routes into and through the development? If so where should they go?As part of a sustainable access strategy for the new neighbourhood a network of footpaths and cycle routes is proposed throughout the development (refer to approved masterplan Access Parameter Plan). The routes will link to Vendee Drive to the south west and towards the new primary school to the east.

1c. Where should new streets be placed and could they be used to cross the development site and help create linkages across the scheme and into the existing neighbourhood?The approved movement framework is set out on the Access Parameter Plan (pg.65 of the Design Code) which indicates the street hierarchy and linkages. These streets provide connections across the whole development site and are complemented by new pedestrian and cycle routes which link the site to existing routes in the area.

1d How should the new development relate to existing development? What should happen at the edges of the development site?The scheme forms part of the Phase 2, Kingsmere development and this part of the scheme does not have a direct relationship with the surrounding existing neighbourhoods. As part of the wider Kingsmere masterplan, where development adjoins the existing northern and eastern neighbourhoods it positively addresses and fronts Middleton Stoney Road on the northern boundary and Vendee Drive to the west and provides permeability to allow pedestrian access. The wider masterplan interface with the existing eastern neighbourhood is formed by a landscape buffer that retains existing vegetation.

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Facilities & ServicesDoes the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafés?The development forms part of the Kingsmere Phase 2 masterplan, which includes for a range of mixed uses in close proximity to the site. The facilities include a small retail food store in the main square, a new primary school and recreation and park areas at Whiteland’s farm.

There are a range of further facilities in the centre of Bicester and near to the site. Local amenities and services in Bicester include nine primary and two secondary schools (all except one with a capacity predicted for 2011), five general practise surgeries, seven dentists (only one accepting new NHS patients without restrictions), three opticians and four pharmacies.

The Bicester Community Hospital, located on the west of the town, is operated by the East Oxfordshire National Health Service Primary Heath Care Trust (PCT). The PCT is currently proposing to modernise and enhance the services available, through the construction of a new hospital and the ability to rent health provision as and then necessary to better meet demand.

There are two main retail areas, Bicester town centre and the Bicester Village Shopping Area to the south of the town centre. The town centre provides local services and amenities including banks, a post office, supermarket, a variety of independent provisioning shops, some high street chain stores and a number of pubs and restaurants. There are no department stores or any of the larger chain stores in the town centre.

The Bicester Village Outlet Shopping Area has 90 retail stores (offering end of line or previous season stock) and three restaurants.

Bicester has two hotels and there are a further four in the surrounding area. There are a range of leisure options for the residents of the Cherwell district, including nature conservation, countryside walks, a museum, a multimedia arts venue and three public leisure centres, however, there is a shortfall in formal outdoor sports provision in Bicester.

2a Are there enough facilities and services in the local area to support the development. If not, what is needed?Based on a review of the local facilities as outlined above (and illustrated on pg 14 and 15 of DAS) there are sufficient facilities to serve the residents of the development within walking and cycling distance. There is however a need for further open space and children’s play areas within easy reach of the residents and this is proposed as part of the wider Kingsmere Phase 2 scheme on Whitelands Farm to the south.

Where new facilities are proposed:

2b Are these facilities what the area needs?To address the need for open space, a significant area of parkland , sports and recreation areas is proposed to the southern part of the wider Kingsmere masterplan (see illustrative masterplan, pg 13 & 14 of Design Code). The facilities form part of the Whiteland’s Farm recreation area and include an adult and junior sports pitches, children’s play areas including a MUGA, and LEAP.

2c Are these new facilities located in the right place? If not, where should they be?Yes - new play areas and open space are within easy access for new residents.

2d. Does the layout encourage walking, cycling or using public transport to reach them?Improved pedestrian and cycle routes are also provided to link to Vendee Way and through the scheme towards the primary school and bus stops are located within the scheme by the central square.

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Building for Life

Public TransportDoes the scheme have good access to public transport to help reduce car dependency?Yes – As part of the wider Phase 2 masterplan a bus route runs through the scheme connecting into Bicester town centre. The nearest stop is located in the central square adjacent to the primary school. There are further links to bus services off Middleton Stoney Road to the north of the scheme (route 25A and route 26) and off Vendee Way to the south west with several stops for the route no.26 bus.

3a What can the development do to encourage more people (both existing and new residents) to use public transport more often?There are a range of measures to encourage people to use public transport including ensuring that there is good pedestrian links to the bus stops and improvements to the existing footpath and cycleway to the south by Whiteland’s Farm. As part of the outline application a range of financial contribution were made to the County Council to manage the Travel Plan for the site which is likely to include providing new residents with information about local bus routes and possibly vouchers to encourage bus use.

3b Where should new public transport stops be located?As set out in response to 3a the majority of new residential properties will be within walking distance of a bus stop and the locations of the new bus routes and stops has been established as part of the wider Phase 2 masterplan.

Meeting Local Housing RequirementsDoes the development have a mix of housing types and tenures that suit local requirements?Yes - The development comprises of 226 dwellings offering a range of properties including 1, 2, 3, 4 and 5 bed homes. Affordable housing for shared ownership and for rental to those on low incomes is provided in accordance with the requirements of the outline planning permission.

4a What types of homes, tenure and price range are needed in the area (for example, starter homes, family homes or homes for those downsizing)?The development comprises of 226 dwellings, including 1,2,3, 4 and 5 bed homes but with the mix biased towards smaller more affordable units which will provide for local need.

4b Is there a need for different types of home ownership (such as part buy and part rent) or rented properties to help people on lower incomes?The affordable housing provision provides for rented and shared ownership homes and complies with the outline planning permission for the Phase 2, Kingsmere development.

4c Are the different types and tenures spatially integrated to create a cohesive community?Yes - The different types and tenures of housing are well integrated into the scheme (as shown on the proposed site layout), but balanced with the requirement to create variation in housing density and character. Affordable housing of all tenures is grouped in small clusters spread throughout the scheme and designed to be tenure blind.

CharacterDoes the scheme create a place with a locally inspired or otherwise distinctive character?The scheme draws on the existing positive physical attributes of the site whilst creating a new neighbourhood which will have its own yet complementary character (Refer to the Appearance and Character Area of the DAS, page 28 onwards).

5a How can the development be designed to have a local or distinctive identity?The detailed design of the scheme reflects and draw inspiration from local building vernacular and the Phase 1 completed part of the Kingsmere development. The DAS (pages 8 – 11) sets out an analysis and context appraisal of the local area, in particular the nearby village of Chesterton to the south west of the site is very characterful and there are a range of architectural details proposed and a palette of materials that make reference to the village.

5b Are there any distinctive characteristics within the area, such as building shapes, styles, colours and materials or the character of streets and spaces that the development should draw inspiration from?There is a distinctive palette of materials and architectural details within the village of Chesterton and Phase 1, Kingsmere that the proposals make reference to. For example, the use of the buff rubble stone, clipped eaves or rafter feet details, simple pitched and gable roofs, and orange/red brick walls. The Design Code sets out mandatory requirements that control the design, detailing and character of the buildings which the proposals comply with.

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Working With The Site & Its ContextDoes the scheme take advantage Does the scheme take advantage of existing topography, landscape features (including water courses), trees and plants, wildlife habitats, existing buildings, site orientation and microclimate?The character of the proposed layout and key spaces are informed by the landscape framework of the site, with the existing trees, hedgerows and vegetation retained to the boundaries. While there are no trees within the main part of the site, the water course ditch / hedgerow to the northern boundary has been retained as a Green Infrastructure corridor linking to the open countryside to the west.

6a Are there any views into or from the site that need to be carefully considered?A Landscape and Visual Impact Assessment supported the original outline planning application and shows how the site is visually well contained from long distance views, with near distance views from the adjacent distributor road which wraps around the western side of the site.. The outline masterplan strategy provides a perimeter planting belt along Vendee Drive to the west and the strategy is also to reduce density along this edge which interfaces with the semi- rural character beyond.

6b Are there any existing trees, hedgerows or other features, such as streams that need to be carefully designed into the development?There are no trees within the main part of the site, however, the vegetated boundaries require an appropriate offset and access for maintenance. The hedgerow/ drainage ditch to the northern boundary of the site is also retained as part of the approved masterplan framework.

6c Should the development keep any existing building(s) on the Site? If so, how could they be used?There are currently no buildings on-site.

Creating Well Defined Streets & SpacesAre buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn corners well?All urban design good practices have been incorporated. Buildings front positively on to streets and are positioned to turn corners with active frontage. The proposed layout demonstrates the approach and also shows how landscape has been integrated into the street design as part of an overall green infrastructure approach and as part of reinforcing street hierarchy.

7a. Are buildings and landscaping schemes used to create enclosed streets and spaces?All streets have a strong sense of enclosure from the frontage of the buildings and the landscape structure.

7b. Do buildings turn corners well?The layout and house type designs have orientated buildings to face the streets and spaces to provide an active frontage and good surveillance. We have designed aspected dual frontage plots to key corners to address the streets on both sides.

7c Do all fronts of buildings, including front doors, face the street?The layout shows fronts of buildings face on to the street and shared surface areas to provide active frontage and positive surveillance.

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Building for Life

Is The Development Designed To Make It Easy To Find Your Way Around?Is the development designed to make it easy to find your way around?The well designed street hierarchy and key spaces will ensure that the development is legible and easy to navigate. (Refer to page 18 of the DAS)

8a. Will the development be easy to find your way around? If not, what could be done to make it easier to find you way around?Yes - The well-designed street hierarchy will ensure that the development is legible and easy to navigate. Key features such as the central square and green infrastructure corridors will be the main points of reference to help people know where they are within the development.

Bb Are there any obvious landmarks?A series of key spaces, defined by the strong green infrastructure and the central square (referenced as such in the design codes, but which is actually a village green) provides the principle framework of legible interconnected spaces along which key buildings/ groupings have been placed. The groupings of dwellings around the central square and the flats to the south east corner provide a particularly distinctive grouping and character for the scheme.

Two pocket parks to the northern and southern part of the scheme also provide key legible spaces.

8c. Are the routes between the places clear and direct?The main spine road provides a legible route through the site and is given hierarchy by its generous width and tree lined character. The spine road connects in a clear and direct way to Middleton Stoney Road and Vendee Drive.

Streets for AllAre streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces?Yes - the streets are designed as a 20 mph zone and incorporate either frequent changes of direction to deter speeds or in the case of the longer straighter spine road, speed tables at junctions and speed features along the route. The key central square along the primary spine route provides a change in surface/ spatial environment that helps deter speeding.

9a Are streets pedestrian friendly and are they designed to encourage cars to drive slower and more carefully?The streets are pedestrian friendly and many are shared surface. Through detailed design cars are encouraged to drive slower and more carefully by using short lengths of street and good built containment of the space.

9b Are streets designed in a way that they can be used as social spaces, such as places for children to play safely?The majority of the residential streets will be only used for accessing the local area and so will not have significant through traffic. This low number of vehicle movements should allow children to play out in the street safely. In some cases changes to the texture of the surface treatment of roads would encourage drivers to drive slower e.g. home zone areas, where the highway is used as shared space with pedestrians and cyclists.

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Car Parking Is the residential and visitor parking sufficient and well integrated so that it does not dominate the street?Yes – The predominant parking typology for all character areas is between plot where garages and parking spaces are set back from the building frontage so not to dominate views in the street scene.

Where frontage parking is utilised as a typology, this has been contained to small groups of around 2 - 4 properties.

10a - Is there enough parking for the residents and visitors?Yes – parking has been provided in Yes – parking has been provided in accordance with the Oxfordshire County Council standards. Visitor parking is provided within dedicated on street bays spread through the development to meet the standards.

10b - Is the parking positioned close to people’s homes?Yes- the predominant parking typologies are on plot to the side of properties or frontage parking, which are both convenient and well overlooked for users.

There is only very limited use of courtyard parking and in these cases the parking is placed on plot or close to the rear of the properties with convenient rear access via the garden.

10c - Are any of the parking courtyards small in size (generally no more than five properties should us a parking courtyard) and are they well overlooked by neighbouring properties?Yes – There are only a few isolated examples of courtyard parking typologies on the scheme, for example to back serve properties fronting the key spaces to create improved continuity of frontages. Where used the parking courtyards are small and less than 6 spaces plus garages. The courtyards are well overlooked by side aspect windows that overlook the drive access to the courtyards. Where appropriate garden boundaries to the courtyards that have some visual permeability to allow surveillance. (i.e.: lower height fencing, trellis fencing or hit and miss walling)

10d - Are garages well positioned so that they do not dominate the street scene?Yes –Garages are well set back between plots so not to dominate the street scene. There is very limited use of integral garage plots and where they have been used they are in small groupings with well landscaped front gardens so parking does not dominate the street.

Public & Private SpacesWill public and private spaces be clearly defined and designed to have appropriate access and be able to be well managed and safe in use?The development adheres to ‘public fronts and private-backs’ good design principles, ensuring clearly defined safe spaces.

11a What types of open space should be provided within this development?There is considerable natural open space on the site, including the park land and sports complex on Whiteland’s Farm to the south which includes new playing pitches play areas, a local park and amenity open space. Within the scheme local equipped play areas are provided within the pocket parks and within the central square area.

11b Is there a need for play facilities for children and teenagers?Such facilities are proposed on-site for the use of new residents and the existing community.

11c How will they be looked after?The open space and play areas are to be maintained by a resident’s management company.

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Building for Life

External Storage & Amenity SpaceIs there adequate external storage space for bins and recycling, as well as vehicles and cycles?Vehicle parking and cycle storage has been provided to comply with Oxfordshire County Council’s Parking space standards. Refuse storage has been provided to also comply with the county council standards and includes provision for segregated recycling storage.

12a - Is storage for bins and recycling items fully integrated so that these items are less likely to be left on the street?Yes – the predominant strategy for bin storage is to utilise dedicated areas with the rear gardens where convenient for the user and also concealed from view on the street. All dwellings are provided with side and rear paths to the gardens to allow convenient access and movement of bins.

Where terraced houses are provided, these have generally been limited to three dwellings, to ensure that the rear path garden access to dwellings is not too long and will not discourage users from returning their bins to the garden areas after bin collection.

12b - Is access to cycle and other vehicle storage convenient and well secured?Yes - For individual houses with garages, these are sized to be large enough to allow cycle storage to the rear.

For houses with frontage parking or no garages, then dedicated cycle shed stores are provided for each dwelling within the rear garden.

SummaryBased upon the above evidence as set out in the updated Building for Life Assessment, the proposals have been assessed to be in full compliance with the standards and achieved twelve ‘greens’. As a result our proposals are considered suitable to be awarded the Built for Life, Quality Mark.

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Thrive Architects LtdBuilding 300, The GrangeRomsey Road, Michelmersh, Romsey, SO51 0AE

Tel: 01794 367703Fax: 01794 367276www.thrivearchitects.co.uk

kingsmere, bicester

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