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Placemaking in Shetland

Supplementary Guidance

Contents

Foreword

Who is this guidance for?

How to use this guidance

Introduction

National and Local Planning Policy

Design Process

Step 1: Understanding the Character of Shetland Step 2: Site Context Appraisal

Step 3: The Principles of place-making in Shetland.

Location: A well connected place

Distinctive

Safe and Pleasant

Easy to Move Around

Welcoming

Adaptable

Resource Efficient

Step 4: Preparing your application

Foreword

The Shetland Islands have a rich and diverse built architectural heritage and a unique natural environment. Shetland Islands Council is responsible for driving sustainable economic growth, social inclusion and active environmental improvement and to this end is committed to ensuring that all new development is of high quality, sustainable, innovative and respects and reinforces the distinctive character of the locality where development is proposed.

This guide has therefore been produced in conformity with both Government and Local Development Plan policy and guidance.

The Guide sets out the guidance and policy context and generic design guidance relevant to all developments – including advice on the character of each area and ways of appraising sites and their local settings. How to use this guidance

The guidance has been split into two sections; the first section provides both a national and local context to place-making. It also provides an overview of Shetlands landscape character, settlement patterns and important features in order to provide a useful context as to how your development may impact or contribute to Shetlands varied and unique character.

The second section details the ‘seven principles’ of place-making. When considering the information set out in section 1, this has been created to provide you with a step-by-step guide

Section 1: Understanding Place-making in Shetland; and

Section 2: The principles of Place-making.

Who is this guidance for?

Place-making is an integral part of any development, from identifying appropriate sites for development to writing a brief or design statement and delivering new housing, therefore this guidance is relevant to all involved in the process. This includes:

Developers/Householders and their agents wishing to build within Shetland

Officers/Planners working within Shetland

Designers/Consultants working on new development in Shetland

Community members interested in the quality of places where they live

Elected members representing their communities within the planning process

What type of development is this guidance for?

The guidance covers all forms of residential development including mixed use schemes that incorporate commercial activities and residential accommodation. Most residential development will take place within or on the edge of an existing settlement and this will form the context within which it must be considered. The range of development scenarios likely within the area covered by this SG are:

Existing Settlement centres – proposals within or adjacent to existing settlement centres with potential for intensification or redevelopment of existing sites; Infill – proposals for infilling gaps or redeveloping existing sites within existing urban or rural settlements;

The edge – proposals for settlement expansions, whether large or small;

Rural – any proposal to develop within a rural area.

Single and multiple houses – not all of the sections within this document will be applicable to both types of development, however many will be; therefore we recommend you read all through all the sections of this document whether you are considering a single house or a larger development.

Section 1: Introduction and Policy Context

Introduction

Enhancing our quality of life and the environment we live in’ is one of Shetland Island Council’s key priorities. This Place-Making Guide as Supplementary Guidance underpins the Council’s commitment to maintaining and enhancing the quality of the built environment throughout the islands. It promotes sustainable development which positively integrates with existing communities to create attractive places in which people wish to live, work and visit. The quality of buildings and spaces plays a fundamental role in achieving this goal.

Purpose

The purpose of this guidance is to influence and raise the quality of design and layout of new development across Shetland, by providing practical advice to those involved in the design and planning process on what the Council as the Local Planning Authority considers being sustainable and sensitive design solutions.

The document sets out a number of design principles based on recognised best practice and explains the key requirements that the Council will take into consideration when assessing planning proposals. The guide promotes locally distinctive design which respects and enhances the character of Shetland. However, the Council also recognises the value of innovation and will encourage contemporary and sustainable approaches to new development where evidence arising from appraisal and analysis of the site and its context demonstrates that such an approach is appropriate.

Fundamental to the guidance is the emphasis on an integrated design process from inception, where good place-making and sustainable development are considered as one and a range of topics are therefore covered or linked to the document such as building regulations, environmental health and renewable energy.

The guidance is applicable to all new development, with the exception of alterations and extensions to existing properties and design in the historic environment (listed buildings and conservation areas), which will be the subject of separate Supplementary Guidance. As Supplementary Guidance, it provides additional advice on how good quality design and sustainable development can be achieved and expands on the policies set out in the Shetland Local Development Plan (2014).

What is place-making?

Place-making is a concept whereby all areas of planning are brought together, in order to create successful places and spaces for all to enjoy. It is a multi-faceted approach to the planning, design and management of new development and public spaces. It is fundamentally about responding to the context of a place, through an understanding of its evolution, its functionality, and its impacts. It is then about delivering change that works towards achieving its environmental, economic and social potential.

It capitalises on a local community’s assets, inspiration, and potential, ultimately creating good places that promote people’s health, happiness, and well-being. Place-making is both a process and a philosophy. Crucially, it involves working in a collaborative way with those who live and work or have an interest in Shetland to discover what their needs and aspirations are and how these can be addressed through the Place-making SG. This supplementary guidance (SG) incorporates the principles of placemaking, by providing additional policy and guidance to the LDP. This SG should be read in conjunction with the Shetland Local Development Plan (SLDP) and other Supplementary Guidance documents. National Planning Policy

Planning’s purpose is to create better places. Place-making is a creative, collaborative process that includes design, development, renewal or regeneration of our urban or rural built environments. The outcome should be sustainable, well-designed places and homes which meet people’s needs. The Government’s Economic Strategy supports an approach to place that recognises the unique contribution that every part of Scotland can make to achieve our shared outcomes. This means harnessing the distinct characteristics and strengths of each place to improve the overall quality of life for people. Reflecting this, NPF3 sets out an agenda for Place-making within our towns, rural areas, coasts and islands. The Government’s policy statement on architecture and place for Scotland, Creating Places, emphasises that quality places are successful places. It sets out the value that high-quality design can deliver for Scotland’s communities and the important role that good buildings and places play in promoting healthy, sustainable lifestyles; supporting the prevention agenda and efficiency in public services; promoting Scotland’s distinctive identity all over the world; attracting visitors, talent and investment; delivering our environmental ambitions; and providing a sense of belonging, a sense of identity and a sense of community. It is clear that places which have enduring appeal and functionality are more likely to be valued by people and therefore retained for generations to come.

Relationship between national and local planning policy

Local Planning Policy

The Shetland Local Development Plan, together with any Supplementary Guidance, sets out the policies and criteria against which planning applications submitted in Shetland will be considered. This also includes the spatial framework and identifies locations and sites where development should be directed in the future.

Other Supplementary Guidance

It is important to consider other relevant guidance when considering development opportunities. The following Supplementary Guidance is closely related to Place-Making and may be of assistance to you and your proposal(s).

Open Space Supplementary Guidance; Historic Environment Supplementary Guidance; Local Landscape Areas Supplementary Guidance; and Local Nature Conservation Sites Supplementary Guidance.

National Planning Policy


Local Planning Policy

The design process

Good design

Everything that is made is the product of having been through a process of design and the built environment is no exception. However, good design does not just happen by itself. It is the result of a creative process and involves not only good designers but a commitment from key decision-makers to achieving it. High quality places transcend subjective issues of personal taste, style or architectural fashion, with three fundamental principles at the core of design excellence: Firmness: Is it built to last, easily maintained and able to be adapted over time? Essentially, is it durable? Functionality: Is it useful, fit for purpose and easy to use? Will it contribute to a good quality of life? Essentially, does it work? Delight: Is it visually pleasing or even beautiful? Does it engender a sense of pride? Essentially, does it look good? Ultimately, it is about creating buildings and places that are well built, will work well and that look good. Working on these principles of good design will help deliver successful places and balancing these objectives does not need to add expense to the project. Achieving good design should be the aim of all those involved in delivering residential development. The 21st Century House

What should we expect from our neighbourhoods and homes in the 21st century? What types of places should we be creating for people to live in? The 21st century house is a concept that embodies what is reasonably expected from our new neighbourhoods and homes. They should be ‘fit for purpose’ in the way that they function, attractive and distinctive places that contribute positively to the character of the place and will stand the test of time. The diagram outlines the key attributes of the ‘21st century house’. These qualities are fundamental to the design and development of successful places. They represent reasonable expectations for any new housing development and are all aspects of guidance contained within Scottish Planning Policy (2014).

This SG will outline a step by step approach to the design process that is founded on a clear appreciation of the site characteristics and its wider context. This should provide the basis for design-led decision-making and formulating the principles for the development of the site. The applicants design team should include suitably qualified people with the right skills and experience to deliver a successful place. The range of professions and skills required should be appropriate to the scale and complexity issues raised by the proposal. Where appropriate, different skills should be brought in to design particular aspects of a project e.g. urban designers for master planning, context appraisal and concept development, architects for building design and creative thinking, landscape architects for public realm design, engineers to advise on ground conditions, drainage and so on. Often the team will need to work collaboratively to create successful places.

The design process table outlines the recommended approach. This should form the basis of a ‘design agenda’ and discussion with the local planning authority when preparing proposals for a site.

Step 1: Understanding the place – looking at the wider area

This SG sets out a framework to assist developers in demonstrating that they have followed a rational design process. In determining an application for planning permission, the Council will consider how the developer has incorporated the design objectives and the recommended design process into the evolution of the scheme. SPP (2014) states that, it is beneficial to seek to promote or reinforce local distinctiveness and that permission should be refused for development of poor quality that fails to take the opportunities available for improving the character and quality of an area and the way it functions. As such, it is essential developers/ designers first look at and understand the place where they are proposing to build. Schemes designed without regard to context lack character, distinctiveness and could be ‘anywhere places’, devoid of identity or relevance to their location. Many development proposals only consider the site in isolation from the place where they will be built. Without a good understanding of the place, its character and how it functions; proposals are more likely to be inward looking and less likely to make a positive contribution to the character and distinctiveness of the area. Undertaking a context and site appraisal is the process of assessing the physical, environmental, economic and social characteristics of a place. This will involve considering the value and quality of the site, component elements and its

Steps within the Design Process

Other factors to consider

Step 1 Understanding the surrounding character and local features

National Planning Policy (SPP)

Shetland Local Development Plan 2014


Non- statutory guidance

Discussions with the local authority

Step 2 Site Context Appraisal

Step 3 Seven Principles of Place-Making

Step 4 Preparing your application

surroundings, including areas of particular character, views, buildings, landscape, settlement patterns or other features and how they contribute to the character of the place. These all require careful consideration in the design of any future development proposals.

Key Principles What are the predominant features of the urban landscape within your locality? What is the common settlement pattern for the area?

Step 1 checklist

Does the development complement the existing settlement pattern?

Does the development fit in well with existing buildings, infrastructure and the landscape?

Have the buildings designs, layout and plot arrangements been adapted according to the requirements of the design brief, if there is one?

Is the size and scale of the buildings appropriate to the area?

Are the buildings shaped around open spaces, and not the other way around?

For further detailed information, go to:

Shetland Local Development (2014) and related Supplementary Guidance.

Step 2: Site Context Appraisal – looking at your site

To achieve development that is appropriate to its context first requires an examination and understanding of the wider area beyond the site boundary, as well as the site itself, by undertaking a context appraisal and site appraisal. The appreciation of context, including historic context (where applicable) resulting from these appraisals should generate creative design ideas for the site, identify positive opportunities to help ‘ground’ the development to the place, as well as high-light constraints or issues for resolution at an early stage in the design process. Local studies such as conservation character appraisals and landscape character assessments can be useful references to help inform this approach. A summary of the key findings of the appraisals and evaluation should be evident in a planning application. However, an appraisal is more than a simple description or photographic record of the surrounding area, but requires an evaluation and explanation of how they have informed and influenced the scheme. This is a critical stage, but one which is often overlooked. Key Principles What are the predominant features of the landscape within your locality?

Step 2 checklist







Shetland Local Development (2014) and related Supplementary Guidance.

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Step 3: the Principles of making successful places in Shetland

The seven key qualities of successful places should be central to the design process. Designers should check throughout the design process that the 7 qualities are being considered and will be delivered in the final development.

The seven qualities which the Council has identified as a successful place and the qualities used to within this supplementary guidance are;

Location;

Distinctive;

safe and pleasant;

welcoming;

easy to move around;

adaptable; and

resource efficient.

Location: A well connected place will link places well within its boundaries but also with the wider community. All new developments should integrate well with their immediate environment and seek to enhance the character of the surrounding area through their layout and design. A development should be situated so that it can maximise the use of existing resources and services;

Distinctive: places that complement local landscapes, topography, ecology an natural features, building and street forms, spaces and scales, skylines and materials;

Safe and pleasant: this is a development is pleasant to use because it is safe. There should be a clear distinction between the public and private space. Natural surveillance can be achieved by having inhabited rooms overlooking streets, paths and open spaces. The movement of pedestrians should be considered before vehicle movement.

Welcoming: places that help people find their way around, by providing appropriate signage, landmarks, creating distinctive works of art, including quality lighting to improve safety and show off attractive buildings;

Adaptable: these are places are diverse and allow integration between compatible uses and communities, for example designers should consider age, gender,

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mobility, with a range of densities and tenures that can accommodate future changes in use.

Resource efficient: places that re-use buildings and previously developed land. Maximising energy efficiency can be achieved through siting and orientation of the buildings to take advantage of solar gain or shelter from the wind. Appropriate landscaping and building materials and technologies, making use of sustainable water and waste management systems, conserving and enhancing natural features and green spaces, including improving and protecting habitats and wildlife.

Easy to move around and beyond: street design should consider place and the needs of the people before the movement of motor vehicles. The place should be well connected beyond the site boundaries that link different modes of travel and direct paths and routes which connect with the wider environment.

Achieving the seven key Qualities of Successful Places

1 Location

The location of new developments is vital in achieving sustainable and well used places that are sufficiently connected to nearby services and facilities. National Planning Policy and the Council’s LDP policy GP1 – encourages new developments to be focused within either within or adjoining existing sustainable settlements (settlements with services and facilities) within an ‘area of best fit’ or a ‘site with development potential’. It is also important to understand the nature of how settlements across Shetland have formed over time and how they function today. This can often determine their sustainability and where or whether any future development should occur.

Key Principles

1. Distance to existing facilities such as, schools, shops, library, Post Office, bus routes, doctors, leisure facilities and care facilities should be considered when a choosing a site. The hierarchy in GP1 should be considered.

2. Consider factors physical factors which may affect the site, these include flood risk, stability of coastline, high-quality agricultural land, valuable open space, outstanding landscapes, archaeological remains, slope & topography, impact on existing development, SSSIs (Sites of Special Scientific Interest), sunlight and shelter.

3. Consideration to the siting and orientation of the will minimise the building’s visual & physical impact on the landscape, as well as maximising views, shelter & solar-gain. It should sit in, not on, the landscape.

2 Locally distinctive

In Shetland, settlement character varies greatly and to measure an area distinctiveness is difficult, but can be common occurring features within a space or an area – such as low pitch roof lines, distinct building colour(s) or the use of a particular material. It doesn’t have to always be how a whole settlement looks or functions and can differ from just repeating existing character or common building styles.

Orientation

The exact siting of the house within the development plot must be carefully considered, as well as the position of the plot within the settlement. A well-positioned house will make the best use of available outlook, obtain any available shelter and solar energy, reflect traditional site layouts and therefore reflect the principles of good design.

By taking clues from the surrounding area, particularly by looking at the way older houses were orientated. Traditional houses will often be positioned with a gable

Location checklist







Shetland Local Development (2014)

facing the prevailing wind and the frontage with a southerly aspect. The orientation should follow from the characteristics of the site; this will always produce a better solution than simply dropping a house onto a levelled site.

Tips for locating in the landscape are illustrated in the sketches below:

A- Avoid mounding or under-building, as this is costly and increases visual & physical exposure.

B- Where possible, cut into the landscape to reduce visual impact & improve shelter.

C– Step the development to suit the slope, adapting the building to fit the landscape.

D– Maximise passive solar gain via southerly glazed openings; use solar panels (heating water) or photo-voltaic tiles (generating electricity) to maximise solar heating gain; restrict the size of northerly openings to minimise heat loss.

E– Avoid frost hollows/boggy/badly drained areas.

F– Solar Gain, as D, with conservatories/wall glazing on the southerly aspect, which also improve a house’s amenity; and a heavily insulated north wall. Porches, conservatories & lobbies also act as draught excluders.

G– New development should not spoil the southerly aspect of existing houses.

H– Ridge/hilltop locations are visually and physically too exposed.

I– Avoid orientation against the landscape with no regard to contours, weather or scarring of the landscape.

Site Layout Access point and driveway, outbuildings, garage, parking, fencing/walling and amenity space/landscaping should not be last minute decisions but part of the initial concept.

Traditionally most houses have outbuildings, generally in line with the house, and new developments are likely to have at least a garage

Building scale and proportions:

The scale of the building is a key element when designing a new house or a larger development. The example below shows relative to the building plot size and neighbouring buildings. House D would be inappropriate beside house A (overly dominant, blocking daylight & outlook), but would be compatible with C.

House A B C D

The house on plot 4 could possibly squeeze onto plot 3 but would be inappropriate on 1 or 2. Conversely, house 1 would be fine on any size plot.

Plot 1 2 3 4

Proportions are vital to a new house, as the example below shows the ‘new house’ should take its clues from its surroundings, such as landscape and buildings. This will help it fit into the area. However, the design does not have to be a traditional build, but one which takes design elements from its surroundings.

Bad neighbour

Good neighbour (traditional)

Good neighbour (modern)

Shetland house designs

Traditional elevation, simple balanced proportions.

Modern and complex, unbalanced.

The same house but simplified.

Traditional and balanced proportions.

Modern, unbalanced and out of proportion with the elements too large for the elevation. Note that building windows right up to the eaves serves to further unbalance the wall elevation.

The same modern house with smaller proportioned elements composed in a more balanced elevation

Roof types

New housing can often seem to have large roof, which can be unattractive, and it is best to avoid shallow pitches, complicated unusual arrangements and of course flat roofs in the wet & windy Shetland climate.

When considering the roof pitch and height, you should also consider whether there is the potential to include resource efficient technology such as solar panels.

Colour

In the Shetland landscape a house can be visible from a long distance so choice of colour is very important. The successful use of colour can help to integrate a building into its surroundings, it can lessen its visual impact or it can be used to accentuate certain features of a building such as windows and doors. .A dark roof will generally ground a building into the landscape and usually looks better if darker in tone/ colour than the walls. If we are to respect Shetland’s historical traditions and not dilute the islands’ identity, terracotta shades should be avoided.

Walls should either be a natural colour, or match the local tradition which is often white or a light/pastel shade. A common miss-use of colour is where the base-course of a building is a different colour from the walls; this creates a bad impression, separating the building from the landscape.

The choice of colours for windows and doors and other details can make all the difference to the appearance of a house. The Shetland tradition varied from place to place, but it often involved quite strong contrast between the details and the main colour. Here are two examples of detailing on older houses:

More recent examples continue the tradition. The house on the left, above, has a grey roof and walls of a quite dark grey, but the bright white detailing of dormers, windows and doors transforms it. On the right, there are bold contrasts between the red, white and grey details of the houses and the main colours. This photograph is also a good example of how a consistent, neutral (and traditional) roof colour allows the use of bold wall and detail colours without any danger of the development appearing confused or jumbled.

The Council has produced an approved pallet of house colours that it will support when considering housing proposals across Shetland. see Appendix ?? for more details.

Materials

Building materials and colours should be chosen for their high quality, to complement site context and to strengthen the local distinctiveness of the area. The use of locally relevant building materials, techniques and detailing can reinforce local distinctiveness and strengthen the special character and identity of a place. Materials used in boundaries, elevations and roofs should harmonise with the predominant local character, colour tones and texture where these make a positive contribution to the area. For sites with a weak or indifferent context, materials can be used to help introduce a stronger sense of identity to a place. Contemporary schemes can use traditional materials to create distinctive and innovative designs that also connect with and have relevance to the place. The number of materials and colours should normally be limited to a small palette range, both within a façade and within the wider street. The arbitrary use of a variety of materials and colours in an attempt to achieve ‘individuality’ should be avoided. Selection of materials and colours and their distribution across a development should be based upon an understanding of the context and a reasoned approach to the appearance of the scheme as a whole.

The choice of materials needs to take account of their durability as well as aesthetic considerations and character. It can be tempting to select materials based on their low cost and ease of maintenance, such as the use of moulded glass reinforced plastic features. This can be particularly inviting where houses are to be managed by an external organisation such as a housing association. However, low cost, low maintenance materials and inauthentic ‘stick-on’ additions lack integrity and undermine the quality of place. New buildings should possess integrity and normally avoid the use of inauthentic materials or imitation features. Where materials are located on a building is also a factor to be considered e.g. siting painted timber boarding high up on a flatted development makes it inaccessible and difficult to maintain once it begins to deteriorate and likely to lead to its future replacement.

Examples of locally distinctive styles and features

Low level churches Low level roof lines

New homes are often colour timber clad Traditional homes are white coloured and stone

Unique styles and features on historic buildings A mixture of roofing materials are common

Key Principles

1 New development should be designed to have a positive character that is appropriate for the place where it is located, the type of development to be provided and the likely occupiers;

2 Distinctive developments will demonstrate an understating of their wider environment, in terms of landscape, street design, development patterns of the surrounding area and surrounding building types and colours;

3 The Council expects new developments to be designed to consider their context and local identity and reinforce existing development patterns. Developments must be integrated into the wider environment and settlement pattern of the wider area – No site, regardless of size should be seen in isolation from its surroundings. By respecting and responding to site Shetland’s distinctiveness can be protected and enhanced for present and future generations;

4 The layout of development and positioning of buildings should shape the form of the public spaces;

5 The design, quality and character of housing have a big impact on the landscape and the character of settlements. Therefore, it is important the good quality design is incorporated into every development. The colour of housing within a development can have a significant impact on from within and externally from the development;

6 Layouts that are designed principally around the movement and parking of the car a are not acceptable. The design of a site should focus on creating a people centred development with quality public spaces;

7 The Council does recognise that house builders will often wish to use standard house types in new developments. However, within a standard design there is still significant scope to adapt elevations and finish to reflect local distinctive styles and features;

8 The Council expects that all applications for new developments should have an accompanying design statement.

Locally distinctive checklist







Appendix ?? Approved building colour pallet

Shetland Local Development (2014)

3 Safe and pleasant

For a development to be successful it is important to create a ‘sense of place’ that residents and visitors can be proud of. The way a development looks often creates impressions, and this can be a reason whether, or not, people want to live, work or visit here. The Council encourages new developments that seek to build on the existing strengths of an area and believes that attractive and safe communities are a key part of creating sustainable and successful places in Shetland.

The characteristics of a safe a pleasant place generally comes down to its appearance, practicality and functionality. Developers should consider the reason behind their developments, for example;

Does the development contribute towards pedestrian and resident safety?

Are there provisions for pedestrians and cyclists?

Can people move from place to place easily?

The Council supports the use of ‘designing for streets’1 guidance whereby developments are built around pedestrians and open spaces, and where both pedestrians and cyclists take priority over cars and ‘shared’ spaces are created. These principles should be reflected within a developments street design and layout.

As the diagrams shows many modern developments have been design around the car We need to look at creating places through good street design and consider the space before allowing a development to become designed around the use of a vehicle. 2

1 Designing for Streets - Guidance

2 Figures taken from Designing Streets - Guidance

Boundaries

Where buildings are set back from the street the plot boundary should be clearly defined. A clear vertical boundary provides a good distinction between public and private space and supports privacy by creating a defensible area between the dwelling and the street. Boundary treatments can also have a significant influence on local distinctiveness and character. Local materials, details and traditions can make a big difference to the look and feel of the place, whereas inappropriate boundary treatments can undermine its character. The nature and materials of front boundary treatments should reflect the context and character of the setting. Urban locations will have urban types of boundary treatment, like railings. Rural areas will have boundaries like stone walls and/or hedges. Timber fences to frontages, or in visible gaps between buildings or on exposed flanks form less robust boundaries, are generally uncharacteristic in most settings and should normally be avoided. Surfacing Designing for streets guidance promotes the use of shared spaces and surfaces. Separate block surfaces can make a place look confusing to both motorists and pedestrians. The use of single surface materials can support the principles of creating a welcoming and safe place for people to live and visit. The material used should enhance the street scene and complement the existing or surrounding character of the area.

Surveillance and security Natural surveillance from surrounding dwellings enhances safety within public areas, although this must be balanced with the amenity of the neighbouring occupiers to minimise the potential for disturbance. Outdoor spaces and play areas should be

separated from adjoining dwellings by a suitable ‘buffer zone’. The nature and extent of the separation buffer zone will be dependent on the uses intended on the open space. Areas intended for ball games or noisy activities can cause particular annoyance and will require careful siting and greater separation from dwellings to prevent undue disturbance to residents. Servicing and storage

Practical servicing requirements are a necessary design consideration, but they can impact on the quality of place. Servicing needs are likely to include access for service vehicles, adequate space to store bins and recycling containers, the placement of utility meters and provision of storage for dirty items such as bikes and pushchairs. Each dwelling should have an adequate storage area for refuse and recycling containers, designed and sited so as not to detract from the appearance of the development and to allow bins to be safely and conveniently taken to the collection point.

Examples of safe and pleasant features

Open spaces have sufficient safety surfacing appropriate boundary treatments are used

Traffic calming measures off street car parking

Open spaces overlooked clear parking spaces linked to properties

Key Principles

Developments should be designed on a human scale rather than around the needs of motor vehicles; street layouts should be configured to allow walkable access to local amenities for all street users.

Streets should reduce the speed of the traffic naturally as opposed to using traffic calming methods.

Developers should use the principles detailed within Designing Streets Guidance, and give consideration shared spaces.

Safe and pleasant checklist

Has a balance been struck between quality of environment and safety?

Have the movement needs of pedestrians and cyclists taken precedence over the movement of cars?

Have roads and streets been designed in accordance with their intended purpose?

Have opportunities for shared surfaces been taken?

Has the design incorporated security, such as natural surveillance of open spaces and active travel routes?

Is the parking integrated in a safe and pleasant manner which does not dominate public spaces?

Are the boundaries between public and private space clear?


Appendix ?? Shetland House Design Guide;

Shetland Local Development Plan (2014);

Designing for streets guidance.

4 Welcoming

For a development to welcoming it must be create a place where people feel safe and where individuals can find their way around easily in an attractive area, this can be achieved by well designed buildings and spaces. Works of art, well designed landscaped areas and appropriate signage all create a welcoming area.

Frontages

Building frontages and entrances should be orientated to positively address the existing street-scene. Front and back spaces perform different roles and this should be reflected in their design. Orientating main facades to face towards the street gives a public face to the building and creates a positive relationship between public and private realm. Active frontages with doors facing towards the street and overlooking windows provide passive surveillance and make it feel safer. The main entrance to the building should be located on the front elevation and be clearly visible from the street. This generates movement adding vitality to the street, whereas side entrances are less visible and potentially more vulnerable. Public Realm

High quality public realm adds significant value to all forms of development. In residential schemes, this value is reflected both economically in higher rents and property values and through enhanced quality of life, including through reductions in crime and anti-social behaviour. Appropriate development of schemes following the place making principles set out within the SG will create high quality public realm space; attention to the detailed design of these spaces will ensure their successful delivery. There are two aspects to the detailed design of these spaces; hard landscape and planting. Poor execution of either of these design aspects can have a permanent negative effect on a scheme. Developers should consider commissioning landscape architects to undertake the design of these aspects on all but the smallest schemes.

To ensure that the public realm is appropriately considered and capable of delivery, full details of the hard landscape and planting designs is preferable at the submission stage of any planning application. Where full details are not able to be provided at this stage, visuals of proposed conceptual approach to the treatment of the public realm are strongly encouraged. Hard and soft landscape should not be

designed as a separate element or an afterthought, but as an integral component of the overall design.

Public Open Spaces

Outdoor spaces and play areas can add value in terms of character, interest, legibility and meeting the play and recreational needs of the residents. They are more likely to be used and less susceptible to anti-social behaviour where they are well overlooked by surrounding buildings, situated on main through routes (pedestrian or vehicular) that provide good accessibility as well as opportunities for casual overlooking and orientated to benefit from natural light. The Council has produced an Open Space Audit that identifies the existing provision across Shetland and then produces localised standards for additional and future provision. These standards apply to larger settlements where the majority of future development is likely to take place. Landscaping

Good quality landscaping that compliments the local character of the area can be achieved by appropriate planning and the use of hard materials to create a welcoming place. Different materials can be used to distinguish use areas, such as parking areas and roads therefore minimising the use of street furniture.

Landscaping should also include public areas of planting and contribute, where possible, to nearby open spaces and green networks.

The hard landscape comprises paving, steps, ramps, boundary features, and street furniture. A good design will bring these elements together in a coherent manner that is appropriate to the needs of the individual scheme, not an ad-hoc collection of ‘standard details’. The most important function of paving is to provide a hard, dry, non-slip surface that is durable, easily maintainable and that will carry the traffic that needs to use it. Planting

Planting should create and reinforce character, scale, continuity and variety throughout the seasons. It is not the primary role of planting to soften visually harsh environments, screen off poor design or fill left over space. Planting can promote biodiversity, help combat aspects of climate change by absorbing CO2 and reduces reflected heat from hard surfaces aiding cooling and reducing energy use. Planting is made up of trees, shrubs, grass and aquatics. They all need space to grow, both above and below ground. They also require appropriate drainage, water, nutrients, and maintenance to thrive. Consider the eventual size of the planting,

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ensuring that there is both space for it to grow, and that its impact will not be detrimental to adjacent constructions or uses.

Examples of welcoming features

Public art can create a focal point landscaping can add a ‘sense of place’ to a development

Good quality public realm clear access routes connecting places

Key Principles

1 In order for a place to be welcoming, it needs to be well designed and the buildings and spaces need to be of good quality. Landscaping, materials and the quality of public realm are key characteristics of creating welcoming places.

2 The Council will expect building layout, street design and landscaping to contribute to the natural control of traffic speed within residential developments minimising the need for engineered solutions or signage, this will result in a more welcoming feel to new developments.

3 Street-furniture should be minimised to avoid clutter, but where provided, it should be of good quality and interpretation should be clear.

4 The location, design and layout of public spaces is crucial, buildings should be planned around the spaces, not the other way around. Streets should allow for and encourage social interaction. Designing for Streets guidance sets out clear guidelines on these issues;

5 if you are providing public space within the development, have you considered the needs within the Council’s Open Space Audit?

Welcoming checklist

Are the streets as far as possible enclosed by active frontage of buildings?

Do the principle facades and entrance door of buildings face public roads and streets?

Does the design reduce the need for visual clutter created by the overuse of signage, street furniture and road markings?

Has the combination of building placement, surfacing, hard and soft landscaping been used to create a welcoming environment?

Has the layout and design of public spaces, including parks, play areas and paths created useable, attractive and safe places.


The Council’s Open Space Supplementary Guidance document

Appendix ?? Approved building colour pallet

Designing for streets guidance

5 Adaptable

Adaptability should be considered as part of the design process. Homes should be capable of meeting the changing needs of their occupants’ as they age, have children, or use their homes in different ways. This may mean accommodating the needs of a growing family by having somewhere suitable to store a pushchair, providing a space for study or home working, or making adjustments to cope with infirmity or disability. Choices made early on in the design process and the method of construction has important implications on a buildings’ adaptability. Future-proofing homes by making them adaptable are inherently sustainable and beneficial for individual householders and communities. Adaptations usually take the form of either enlargement or internal alteration to suit a particular need. Large floor spaces are generally the most adaptable allowing alternative internal arrangements overtime.

Lifetime homes

Lifetime Homes is a standard that promotes accessibility and inclusivity in residential design. It comprises a 16 criteria framework for creating both accessible and adaptable homes by enabling occupants to maintain their personal independence. The Standard anticipates the likely future requirements of occupants and ensures that homes can be adapted over time to meet the range of people’s needs at different stages of life, whether parents with young children or those with mobility difficulties associated with age or disability. The practical nature of the Standard and the enhanced accessibility provided by Lifetime Homes means that they are helpful in many aspects of everyday life, not just those with more specialist needs. For example, hallways must achieve a minimum width and electrical switches and sockets must be sited in more accessible positions. Developers are encouraged to build to the Lifetime Homes Standards wherever possible. Extensions and loft conversions The potential for a dwelling to be extended should be a consideration at the design stage providing this would be appropriate to the character of the development and its context. Houses with adequate internal space will be less likely to require extension. However, the ability of a building to be extended should be a consideration at the design stage. Terraces and closely spaced semi-detached house types are less able to be extended without compromising neighbour amenity or visual appearance.

Homes with pitched roofs can potentially be converted to provide extra accommodation. This can be facilitated and made more cost effective if the design and construction allows for this possibility from the outset. Measures include an appropriate pitch to provide adequate headroom, non-trussed roof rafters, joist specification that requires minimum reinforcement and the space and layout able to provide an accessible staircase into the roof space. Future conversion would require compliance with the relevant Building Regulations.

Adaptable spaces

SUDS

When any construction takes place the catchment and the natural hydrology is affected; the use of SuDS is designed to mimic natural drainage.

The SuDs Triangle

SuDs are designed to both manage the flood and pollution risk from developments and whenever possible to enhance the environment, this is instead of the conventional approach of routing run-off through a pipe to a watercourse.

By incorporating SuDs into a development can be done by a range of facilities such as;

Permeable surfaces; Filter strips; Filter and infiltration trenches; Swales; Detention basins; Underground storage; Wetlands; Ponds.

Key Principles

The layout and design of the open spaces within the new developments must be informed by the Open Space Supplementary Guidance.

The Council expects SUDs to be designed as a positive element of a development and to enhance biodiversity, the landscape setting of buildings and to provide passive open space. Further information on SUDs can be found in the Water and Drainage Supplementary Guidance.

Does the development meet the Life time homes standards?

Examples of adaptable features

Adaptable checklist

Are communal spaces capable of serving more than one function?

Has quality landscaping and plating been given high priority in the initial design stages and through to implementation and maintenance?

Does the landscaping and planting maintain and enhance biodiversity?

Has the SUDs design and layout been considered at an early stage, in order to provide amenity and habitat value, in addition to enhancing the amenity of the site?

Is the open space provided added to the function of the place ?

Has adaptability to climate change been considered in the design of the buildings and place?

During the design process has adaptability of buildings been considered?



Designing for Streets guidance.

Lifetime homes standards http://www.lifetimehomes.org.uk/pages/implementation-of-revisions.html

Water and Drainage Supplementary Guidance

CIRIA publication The SuDS Manual (C697)

6 Resource Efficient As mentioned in section one location, consideration to the layout, orientation and height of buildings should be designed to allow them to benefit from solar gain and protection from the prevailing wind. Retention of existing boundary walls and other structures can be used to help integrate new developments into existing landscape. Where such features are present the Council will expect them to be integrated positivity into the new development.

Homes that benefit from passive solar gain use less energy for lighting and heating and generally provide a brighter and more pleasant living environment.

Where practicable, the design and layout of developments should seek to take advantage of passive solar energy. Orientating dwellings within 30 degrees of south is sufficient for them to benefit from year round solar gain. However, developments should avoid layouts that are designed entirely around achieving passive solar gain at the expense of other urban design considerations. Proposals comprising of largely south facing parallel streets will be unlikely to satisfy other important design requirements. Larger south facing windows will absorb heat into the building while small north facing windows will help minimise heat loss. Shading may be required to prevent overheating in the summer. However, obstructions to south facing elevations should be limited in order to maximise the benefits from solar gain during the winter. Deciduous trees can be valuable by providing summer shade while allowing through low-winter sunlight. Care is required to avoid overheating and building designs need to consider the occupants comfort. Homes with a high thermal mass (constructed from dense materials that can absorb heat) absorb solar energy and then slowly release it at night resulting in low temperature fluctuations within a dwelling. Buildings constructed from materials with a low thermal mass are susceptible to rapid extremes of heating and cooling, creating uncomfortable living conditions.

Key principles Appropriate use of open space should be included within developments for example can space be included for community growing, a play park and seating area; Materials should be distinctive, easily maintained, provide durability and be of a standard and quality to appeal visually within the development;

Orientation of buildings, streets and open space should maximise environmental benefits; Existing features should, where possible, should be incorporated into design;

Streets should use appropriate SUDS techniques as relevant to the context in order to minimise environmental impacts; Street-design should aim to integrate natural landscape features and foster positive biodiversity.

Resource efficient checklist

Has the development layout, building design, position and orientation been informed by energy efficiency?

Does the house design and layout of buildings consider passive solar gain and protection from prevailing winds?

Have existing natural features been integrated positively into the layout and design of the development to protect and enhance biodiversity and the landscape?

Have opportunities to re-use existing buildings or structures been taken in order to enhance the character of the development?

Are the dwellings provided with adequate garden ground for amenity and growing produce?

Has scope to provide space for community growing been considered?



Designing for streets guidance.

Lifetime homes standards http://www.lifetimehomes.org.uk/pages/implementation-of-revisions.html

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7 Easy to move around and beyond – inclusive design

The movement network provides the skeletal framework around which the development can be formed. The early design choices are therefore critical to putting in place a well reasoned and practical movement network that meets the needs of all its users. This means ensuring that one group’s requirements do not dominate to the extent that they constrain or are detrimental to needs of other groups. Equitable access throughout a development means providing users with a real choice of movement, so they can choose their own route and mode of transport. Short local trips provide the best opportunities for journeys on foot or bicycle (active travel) so these routes should be more direct than those for cars.

Often, two or more of these elements will need to be considered in combination to design effective legible environments e.g. designing a view towards a landmark or building/ feature that acts as a focal point or terminating feature, helps to create a sense of place. Thresholds to private areas such as courtyards should use devices such as changes in surface, pillars, access through an archway etc. to define the extent of the defensible space. Psychologically, this gives the impression that the area beyond is private. Pedestrian Access routes and green networks Routes should be clear, direct and attractive places where people feel comfortable. If they are cramped, poorly overlooked, indirect or unwelcoming they can attract crime or anti-social behaviour and discourage legitimate users. Developments should explore opportunities to connect new developments with existing access routes and enhance their character to increase usage within local areas.

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Vehicular Access Routes

Roads should be safe, inclusive and an integrated component of the design in a way that helps create streets and places not just roads for carrying traffic. In order to achieve high quality, innovative and attractive residential places the SIC Roads and Planning Services are committed to working closely and flexibly with developers and other stakeholders in the process of preparing development proposals. In addition, street design and access should also consider ‘designing for streets’ guidance, that identifies the most sustainable methods of both street design and character. The Council encourage promotes the use of shared surfaces where possible and believes that this helps improve design, attractiveness and social interaction among residents. Parking

Parking provision should provide a balanced mix of parking solutions that are integrated into the design and layout to support its appearance without cars becoming visually dominant. Sustainable public transport can provide an alternative to or complement car use. However, car ownership is an established aspect of modern life and satisfactorily accommodating parked cars is a key function of most residential streets. Designs need to provide attractive streets that include adequate parking, but without detracting from the character or visual quality of the place. Well designed places integrate car parking without it becoming over-dominant.

The level of parking provided will be partly determined by the location of the site and its sustainability in terms of its proximity to local services and public transport. Well connected sustainable locations with good access to shops, services and employment opportunities may be able to reduce levels of parking. However, other important influences on car ownership are dwelling size, type and tenure and these should be a factor in deciding the appropriate level of parking. Over-provision of parking wastes land and is likely to discourage the use of more sustainable modes of transport. Conversely, under-provision can detract from the quality of the place, causing indiscriminate parking or the conversion of front gardens to provide additional spaces, with a resulting loss of front boundaries, plot definition and enclosure of the street, as well as increased surface water run-off. The level of parking and density of development can impact on the quality of the environment. Where schemes propose high levels of parking relative to the density of the development, this can be difficult to accommodate without it appearing too dominant or intrusive. Banks of unrelieved parking, with a lack of front boundary treatments/open frontages, poorly considered landscape, prominent integral garages or extensive

areas of driveway undermine the character and appearance of schemes. This can be an indication that the density of development is too high, if this is the only way that parking is able to be provided. The level of parking must therefore be determined having regard to a range influencing of factors while always seeking to avoid the negative impacts of parking on the design and appearance of the street scene. There are a number of options when considering the type and level of car parking spaces. These include:

On-street parking; Garaging and on-plot parking; and Parking courts/ parking banks.

On-street parking

Insert Picture On-street parking can contribute to the character and vitality of a place, bringing movement and people onto the street. It is also a flexible way of providing parking that can adapt to changing levels of car ownership, cater for peak demands from different users and can also serve to slow vehicles and buffer pedestrians from traffic. On-street parking must be balanced with road safety and crime prevention considerations. Road widths and levels of parking also need to be sufficient to avoid inappropriate parking on pavements and appearing visually dominant in the street scene. Garaging and on-plot parking

On-plot parking and garages should be sited so they do not appear as dominant features in the street scene and be sufficient size to function as a parking space. Drives and garages should normally be located to the side/rear of houses to minimise their visual impact. Any parking in front of a dwelling should maintain the maximum extent of front boundary possible in order to provide a clearly defined edge to the private space and enclosure to the street. Garages are flexible spaces that can provide secure parking, although they are also often used for domestic storage or sometimes converted to additional living accommodation. This is a reflection of the generally low internal space standards of many new dwellings. For a garage to count as a space towards parking provision it must meet minimum internal dimensions to satisfactorily accommodate a car. This includes provision of space for household storage, such as bicycles, prams/push chairs or waste/ recycling bins, tools/work bench etc. Garages are unlikely to be used if they are too small and impractical to easily park and exit from a car. This essentially reduces the provision of useable parking space and displaces it onto the road. This affects the quality of the place and may cause problems with highway safety or obstruct access by service vehicles. The size, design and siting of garaging can also impact on the character and appearance of the street scene. Proposals should avoid visually intrusive garages that detract from the appearance of the development or result in dead frontages. Parking courts and parking banks

Parking courts should be safe, convenient and attractive spaces in their own right so they form an integrated part of the residential environment Parking courts provide off-street parking located internally within a development block, which can help reduce the visual impact of vehicles parked on the street.

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However, parking courts have often been neglected areas in the design process, being seen as functional backland areas rather than an integral part of the residential environment. The result is often a bleak, utilitarian and unappealing space. If parking courts are too remote, inconvenient or unpleasant they can exacerbate on-street parking problems as owners choose to their park cars closer to their homes. Where used, they should be small in size and ideally include one or more properties within the court (sentry units) to give a sense of ownership and security. Multi-accesses should normally be avoided and routes between parking spaces and their associated dwellings should be short, direct and convenient. Sufficient lighting is also required so that users feel safe after dark. Large rear parking courts have a reduced sense of ownership, are less private and can feel unsafe, offering opportunities for crime and anti-social behaviour. Poorly designed courts will discourage their use, displacing parking onto surrounding roads. This can cause streets to become crowded with cars and result in inconsiderate parking habits. The location, design and quality of parking courts should aim to encourage their use by residents to minimise the likelihood of such problems occurring. Key Principles Layout and movement need to be considered together. The layout of the development determines the character of streets and public spaces and therefore affects the movement of people within it. Boundaries between public and private space should be clearly defined by walls, fences, planting or other means; and ensuring that public space is safely and easily accessible. Existing building lines should be reinforced by the new development, creating continuous street frontages in urban areas. New developments should connect to existing public transport and active travel networks. New streets should be continuous and connected, with a minimum of cul-de-sacs and loop roads.

Junctions should be designed with the considerations of the needs of pedestrians first. Junctions should be designed to suit context and urban form – standardised forms should not dictate the street pattern. Public transport planning should be considered at an early stage in the design process. The development should consider the type and level of car parking in order to successfully accommodate the needs of the residents.

Easy to move around

Has the layout consider existing and future movement patterns or additional development?

Is the traffic speed dictated by street design and layout, rather than physical traffic calming/ signs?

Does the development integrate well with existing transport connection and access routes?

Are there clear desire lines and access routes?

Has vehicle access for emergency and waste vehicles been considered within the design process?

Have includes design principles been incorporated into the new development, in order to ensure access for all?

Is there sufficient car parking for the development?

Is the car parking complimenting the character of the development and is not overbearing in terms of design?

Does the development meet the required car parking standards?


Shetland Islands Council Local Development Plan

For detailed Local Parking Standard requirements, please see Appendix ??

Designing for Streets guidance

Core Paths Plan

Step 4: Preparing your application

It is recommended that you contact the Planning Service as soon as possible with your proposals. This can be done by submitting a free, confidential pre-application enquiry. When you come to submitting your application you must submit a description of your plans, an address or location and details of who is applying for the planning permission. You will also need to give the council:

drawings and plans; a certificate showing the site owners and any agricultural tenants, whether

you have notified them that you have made an application; and the planning application fee.

For some applications you may need to provide extra information such as a ‘design statement’ or master-plan. Major Developments as defined in Town Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, Reg 2 (1) as included in the Schedule, a;

pre-application consultation with the community is required – this includes sending details of the proposal to the council and to local community councils and consulting the wider community using at least one locally advertised public event; and prepare a design and access statement setting out information about the design of the proposal and how you have considered access for disabled people.

Dependent upon the type of development and its location other specialist information made needed. Therefore, it is important that you contact the Planning Service as early as possible to see what, if any, additional information may be required to be submitted with your application. Further information and guidance can be found on the Councils website; http://www.shetland.gov.uk/planningcontrol/Gettingitright.asp A guide to the Planning System in Scotland: http://www.cne-siar.gov.uk/planningservice/documents/Guide%20to%20the%20Planning%20System%20in%20Scotland.pdf

The Design Toolkit There are a number of different ‘tools’ that can help in the process of delivering better designed places. These include;

Design Frameworks Development Briefs Master Plans Design Statements Access and Design Statements.

Design Frameworks: are for larger areas, these set out the context of the area and may include maps and diagrams to show the importance of connections, place and design of the area. The Council may in due course develop design frameworks for the Areas of Best.

Development Briefs may be prepared by the Council for certain sites for more information, or to determine whether your site has a development brief, see [Luke document].

Master Plans should be submitted by the developer for a specific site or sites. The Council expects that the masterplan process should be used for large-scale housing developments and where mixed use developments are proposed. The Planning Authority may also request a masterplan in support of other development proposals which are not defined as large scale or mixed use, for example, where sites are large; phased; where there are significant or important environmental assets; where there is deemed to create a cumulative effect or have a current development brief.3

A master plan should contain three dimensional images and text describing how an area will be developed. It should describe and map the overall development concept, including past and future use, urban design and landscaping, built form, infrastructure, circulation and service provision. Further information on master planning can be found in Planning Advice Note 83: Masterplanning.

Design statements should be submitted by the applicant. Design statements must be submitted for those applications which occur in;

o a conservation area; o a historic garden or designed landscape; o a National Scenic Area;

3 This is not an exhaustive list and an applicant may be required to submit a master plan on request of the planning service.

o the site of a scheduled monument; or o the curtilage of a Category A Listed Building.

A design statement must contain and do the following;

o explain the policy or approach adopted and how the proposals take into account Local Development Plan polices and Supplementary guidance relating to design.

o Describe and outline the site appraisals work carried out and

demonstrate how this has informed the design principles and approach on the site.

o Outline if any consultation has conducted and how this has informed the proposal.

Design guides may be produced by the Council on a particular subject such shop front design, or town centre development.

Design and Access Statements Design and Access Statement is a document containing a design statement (see above) and a written statement about how the issues relating to access to proposed development for disabled people have been dealt with.

A Design and Access statement must include the following; o Contain a design statement as detailed above. o Explain the policy or approach taken to access and outline how any specific

issues which might affect access to the development have been addressed. o Describe how the maintenance of any features need to ensure access to the

development for people with disabilities has been addressed. o Outline if any consultation took place and how it informed the proposals.

An access statement is not required;

o for alterations to an existing dwelling house or a development within the curtilige of an existing house which is incidental to its enjoyment such as garage, shed etc.

o Applications for Planning Permission in Principle. o Applications for Matters Specified by Condition. o Mining/engineering operations. o The amendment of previously granted permissions.

Appendix One

Summary of National Policy and Guidance

Scottish Planning Policy 2014 - has a strong Placemaking section

National Planning Framework

Getting the best from our land - A land use strategy for Scotland

Creating Places: A policy statement on architecture and place for Scotland.

Creating Places: http://www.creatingplacesscotland.org.

Designing streets

Planning Advice Note 77: Designing Safer Places

Green Infrastructure: Design and Placemaking

Local Policy and guidance

Local Development Plan 2014


Development Briefs

References and further information

Creating Places: http://www.scotland.gov.uk/Resource/0042/00425496.pdf

Designing Streets: http://www.scotland.gov.uk/Resource/Doc/307126/0096540.pdf

Scottish Planning Policy (2014): http://www.scotland.gov.uk/Publications/2014/06/5823

Architecture and Design Scotland http://www.ads.org.uk/

Appendix 2: Approved colour pallet

Appendix 3: Parking Standards

placemaking in shetland - scottish government · unique natural environment. ... section 1:...

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