Contents

Section 1 Section 3
Setting the scene Informing design
Important to read once
3.1 Understanding findings
1.1 The purpose of the guide 3.2 Defining the development area
1.2 Policy context 3.3 Refining the vision
1.3 Site allocation & selection 3.4 Test concepts & ideas
1.4 Vision & brief 3.5 Site design framework
1.5 Site & context analysis 3.6 Planning application
1.6 Pre-application meetings 3.7 Guidance for local planning authorities
& statutory obligations

Section 2 Appendix 1
Guidance Further reading
Refer to when undertaking or reviewing site
and context analysis
Appendix 2
Introduction Analysis & presentation tools
2.1 Culture & Community
2.1a Site location
2.1b Planning context
2.1c Surrounding land & building use
2.1d Neighbourhood structure
2.1e Consultation & engagement
Case Studies
2.1f Socio-economics
2.1g Market analysis 1 Rural, edge of village
2 Urban infill
2.2 Landscape 3 Town centre plot
2.2a Topography
2.2b Green & blue infrastructure
2.2c Ecology
2.2d Ground conditions
2.2e Microclimate
2.3 Movement & Infrastructure
2.3a Road hierarchy & access
2.3b Public transport
2.3c Utilities & infrastructure
2.4 Built form
2.4a Urban form
2.4b History & archaeology
2.4c Building scale, height & density
2.4d Building character & building traditions

Site & Context Analysis Guide 01

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

0 Outline of the document

The above diagram identifies stages in the design and planning process at which
analysis is relevant. This guide is structured around the stages of this process and
you will find the diagram on each page to help in navigation through the stages you
will encounter. Section 1 outlines considerations to be made in the stages leading
up to site and context analysis. Section 2 of the document sets out an approach to
site and context analysis and addresses the various aspects to be considered. Finally
Section 3 focuses on how the analysis informs a design framework, design proposals
and planning application.

The objectives of good design, as set out in national planning policy, should feed
into an integrated analysis and design process that includes pre-application meetings
with the planning authority and consultation with the Design Commission for Wales
at appropriate stages. When a planning application is made, it is important that the
material submitted clearly and concisely communicates the site analysis process and
how it has informed the design. This will assist the local authority in assessing the
proposal and determining the application. This document is therefore relevant to
applicants and their project teams as well as planners within local authorities.

Good site and context

analysis is a crucial step in
achieving good design in
the planning process.

Site & Context Analysis Guide 02

Section 1
 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1 Setting the scene

Site analysis is a critical part of the planning and design process.
No development takes place in isolation - it will be influenced by the
conditions of the site and will have an impact on its context. Good
site and context analysis forms the foundation of good design.

1.1 The purpose of the guide

This guide is relevant to those commissioning, undertaking and reviewing
development proposals, and is relevant to developments of all types and scales. It
advocates a thorough, proportionate analysis of a site and its context as an integral
part of the design process. The conclusions of the analysis can be used to inform a
design framework which, when combined with key urban design and architectural
principles, will establish parameters for development. The result should be an
approach that maximises the potential of the site and is presented clearly in a
planning application.

“Design which is inappropriate in its context, or

which fails to grasp opportunities to enhance the
character, quality and function of an area, should
not be accepted, as these have detrimental effects
on existing communities.”
TAN 12: Design, Welsh Government, para 2.6

This document sets out an approach, endorsed by the Welsh Government and the
Design Commission for Wales, for undertaking relevant and informative site analysis
to support all development proposals.

Thorough analysis will help to create the best value from the site and avoid
expensive and abortive work. The diagram in Figure 1 helps to illustrate the greater
cost effectiveness of identifying features of the site and its context that add value to
the project at an early stage, whereas identifying constraints later on in the process
provides little scope for adding value. Undertaking good site analysis should lead to
better quality design and a smoother planning process.

Site & Context Analysis Guide 04

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Cost of change
Fig 1.
Cost/value graph shows
how good site analysis
at an early stage in the
design process can add Amount
value to a development,
whereas identifying site
constraints late in the
process can be costly and
cause delays
Scope for
adding value
Time

Early site & context Late identification

analysis and framework of a site constraint

Proposals informed by good site and context analysis can have

many advantages including:

— Better value – the value of the site can be maximised through

identification of its assets and potential
— Better environmental sustainability – early consideration
of climate, orientation and layout are essential to achieving
environmental sustainability
— Better connectivity – opportunities for well-planned routes,
access to public transport and safe and enjoyable walking and
cycling leading to more sustainable settlements
— Better accessibility – early decisions are made to ensure that
the development is accessible to all
— Better health and well-being - quality of life considerations can
benefit residents and/or other users of the development
— Better sense of place – maximising the use of existing features
to give the development identity
— Better cost effectiveness - avoid abortive work and the cost of
responding to constraints later in the process
— Better security - responding to the site context will help to
create a more secure development

Good design makes everything better.

Site & Context Analysis Guide 05

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Fig 2.
The Royal Welsh College
of Music and Drama
building in Cardiff utilises
its water and park-side
location to create an
appealing external space.
(c) Flanagan Lawrence

Fig 3.
The design of Galeri
overlooking Victoria
Dock, Caernarfon has
been inspired by its dock
front location and the
surrounding buildings.
(c) Richard Murphy
Architects

Fig 4.
Ysgol Craig y Deryn in
Snowdonia has a strong
relationship with the
surrounding landscape
which was a fundamental
consideration in the
design of the building in
relation to its context.
(c) James Morris

Site & Context Analysis Guide 06

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1.2 Policy context

The Welsh Government’s objectives for good design in the built environment
are set out in Planning Policy Wales and Technical Advice Note (TAN) 12: Design.
The latter identifies design as a process of analysis and synthesis where issues are
identified and solutions found through the design process. This guide supports and
elaborates on Chapter 4 of TAN 12 in relation to appraising context.

Local Development Plans (LDPs) and Supplementary Planning Guidance (SPG)

provide more locally specific expectations and guidance. A review of local planning
guidance should be undertaken as part of the analysis process.

This guide is intended for use alongside the Welsh Government’s Practice Guidance:
Planning for Sustainable Buildings, which encourages early consideration of
sustainability at the site analysis stage. There are many publications, standards and
guides which are helpful to refer to, and it is not the intention that this guide repeats
detail published elsewhere, rather relevant cross references are provided here in
Section 2 to establish a clear link with existing guidance and literature.

Site analysis will help in achieving performance levels required by Building

Regulations and meeting broader sustainability and accessibility targets. The early
identification of site constraints and opportunities, and an informed site layout will
maximise sustainability, accessibility, security and value for money.

Site & Context Analysis Guide 07

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1.3 Site allocation & selection

Site selection is an important factor in the success of a development and for the
sustainable growth of settlements. Identifying suitable sites for significant new
development should be based on a sound analysis of the context at a settlement-
wide scale. Analysis will help to establish how well the site is connected, the
accessibility of facilities, and the capacity of the site.

The approach advocated in this guide can help local authorities to review the
opportunities and constraints presented by potential development sites in the LDP
preparation and review process as well as to produce or review design briefs or
masterplans for allocated sites (see section 3.7).

Similarly, developers considering alternative sites could benefit from reviewing the
options against the factors highlighted in the following section of this document.

The analysis of sites at this stage should consider the opportunities presented by
the site for the creation of a high quality, distinctive and sustainable development.
Constraints should be analysed in light of opportunities, as good design is often
generated by a creative response to constraints.

Site & Context Analysis Guide 08

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1.4 Vision & brief

The importance of a project vision can at times be overlooked. A clear vision and
brief for a project is vital to ensure that everyone involved knows what the project
is aiming to achieve. A functional brief will set out performance requirements, floor
areas, number of units and building types and uses. The vision should concisely
describe what kind of place the development will be. When planning the site and
context analysis, the design team should have the vision and brief in mind.

A client may have an initial brief and vision from an early stage. The design team
appointed should be capable of working towards that vision through the design
process. However, the design team should use their skills and experience to develop
the brief and vision with their client, through the iterative stages of the project.

Example vision
The following is a good example of a vision for a mixed use settlement expansion:

“The proposed development will offer a range of residential,

mixed use and business accommodation that reflects the needs
and aspirations of local citizens and benefits the economy. Our
aim is to avoid a wasteful sprawl, with the intent to provide a
denser, more sustainable place with a variety of public spaces
including streets, squares and gardens. The aspiration is to
create a sustainable, walkable neighbourhood which retains
and enhances the existing nature conservation area. It will bring
together the traditional benefits of suburbia - house, garden,
privacy, quiet - and the shared benefits of higher densities that
include public infrastructure and resources.”

Mitchel Eley Gould

Site & Context Analysis Guide 09

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1.5 Site & context analysis

Undertaking or reviewing site and context analysis involves designers, planners
and, depending on the scale and nature of the development, a range of specialist
consultants. These could include, but may not be limited to:

— Ecologists
— Arboriculturalists
— Landscape architects
— Land surveyors
— Archaeologists
— Transport consultants
— Property market surveyors
— Hydrologists
— Environmental engineers
— Acoustic consultants

Where a project is large or complex it is important that specialist input is well

coordinated so that information about the site is obtained in a timely and
informative manner. Coordination could be undertaken by the designer/design
team, a planning consultant, client or project manager.

Fundamentally it is important that the designer(s) has a thorough understanding of

the site and context to inform the design and rationale behind the development
proposals.

Section 2 of this document provides detailed guidance to site and context analysis.

Site & Context Analysis Guide 10

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

1.6 Pre-application meetings & statutory obligations

The Planning (Wales) Act 2015 puts in place new pre-application provisions that
require local planning authorities to provide pre-application services to applicants.
This guide can be used to prompt discussions at pre-application stage to ensure
that appropriate analysis has been carried out and is informing the emerging
proposals (see section 3.7).

In some cases, there will be a statutory obligation to undertake certain forms

of survey or analysis to support a planning application. Local requirements for
supporting information, some of which involve specialist site analysis, are set out
by each local planning authority and will vary depending on the scale, nature and
location of the application. Pre-application consultation with the local planning
authority is important to establish exactly what information is required.

Local requirements which involve specialist site and context analysis might include,
but are not limited to:

— Flood Consequences Assessment

— Arboricultural Assessment
— Conservation Area Appraisal
— Ecological Assessment
— Retail Impact Assessment
— Transport Assessment

The findings of these assessments must be integrated with other site studies.

If the proposed development is likely to have a significant effect on the

environment, an Environmental Impact Assessment (EIA) might be required. In the
first instance, the developer should submit a screening request to the local authority
to determine whether an EIA is required. Subsequently, a scoping opinion will be
issued by the local authority outlining the information that is to be gathered during
the EIA and presented in the Environmental Statement. A link to the EIA regulations
is provided in Appendix 1.

Site & Context Analysis Guide 11

Section 2
 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2 Guidance
This section outlines an approach to Identify the topics that
the site and context analysis process. need to be analysed
(not all topics will
There are many factors that make a site unique. These relate be relevant)
to the landscape, the buildings and structures on and around
the site, the people who inhabit and use the buildings and
spaces, and the way they move to and through the site.
Observe, research
Good design responds to these features which should be
and record - plot, map,
identified and interpreted through the analysis process. draw etc

Identify topics to be analysed: It is important that the

analysis undertaken is appropriate for the project brief
and the scale and nature of the site. A development of
1,000 homes on a greenfield site will involve different considerations to a proposal
for a new inner-city school, for example. The project team should discern priorities
and carry out site analysis which is fitting and informative for each individual project.
Development management teams should not necessarily expect all topics to be
covered in the documentation supporting a planning application if they are not all
relevant. There may also be site-specific issues, which are not discussed in this guide,
but which are critical to a particular situation.

Observe, research and record: The initial stage of the analysis process is to identify what
already exists using research, observation and surveys. Visiting and spending time at
the site and in the surrounding area is an essential part of this process. Some aspects of
analysis can be measured and factually recorded but others are about experience of the
site and local culture and an interpretation of the impact that it has on all of the senses.

The following subsections of the document identify a range of key topics to be considered
in the analysis process. They are organised under four categories shown in Figure 5:

Fig 5. The four categories of site analysis

1 Culture & 2 Landscape 3 Movement & 4 Built Form

Community Infrastructure
– Site location – Topography – Road hierarchy – Urban form
– Planning context – Green & blue & access – History &
– Surrounding land infrastructure – Public transport archaeology
& building use – Ecology – Utilities & – Building scale,
– Neighbourhood – Ground conditions infrastructure height & density
structure – Microclimate – Building character
– Consultation & & building traditions
engagement
– Socio-economics
– Market analysis

Site & Context Analysis Guide 13

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

For each topic there is a brief explanation and suggested

Interpret analysis -
analysis tools. Further information on these tools is provided
answer the ‘So what?’
in Appendix 2.
questions

Interpret analysis: The most important stage of

analysis is the interpretation of all of the information
Collate information
that has been gathered. What difference will all of the
into a series of plans
information that has been collected about the site and to summarise findings
its context make to the proposals?

A series of ‘So what?’ questions for each topic will

prompt this interpretation in order to usefully inform
the design. These questions can be valuable as prompts for pre-application
discussions, and preparation and assessment of a design and access statement.

Collate and summarise findings: A series of plans is a helpful way to summarise

all of the information that has been collected and interpreted about the site and
context. Example plans are provided in the following case studies.

Further reading: Throughout this section, ‘Further Reading’ references point to other
guidance, policy and publications which provide more information. The relevant
objectives of good design, as set out in TAN 12: Design, are also provided to assist
in referencing the objectives in the design process and design and access statement.
Readers should be aware that new policy and guidance is produced regularly, and
project teams should make sure that they are working with the latest information.

Key: TAN 12 objectives of good design

A Access

C Character

CS Community Safety

ES Environmental Sustainability

M Movement

Site & Context Analysis Guide 14

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Case Studies: Three case studies have been prepared as examples of how to undertake
and present the analysis. They have been broken down according to the four categories
and are presented at the end of each subsection. The three case studies are based on
illustrative sites of different types and scales. The nature of the case studies is as follows:

— Case Study 1
Rural, edge of village - an edge
of settlement site for proposed
residential development

— Case Study 2
Urban infill - a site located close
to a town centre for proposed
residential development

— Case Study 3
Town centre plot - an urban site
for a public building and public
space

Key: Site location

Site & Context Analysis Guide 15

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1 Culture & Community

2.1a Site location

Map the site’s location in relation to the nearest settlement(s) and
other notable places.

So what?
1 Is the site rural or urban in nature and how will the type of development
respond to this?
2 If the site is residential, how will people travel to work, school and other key
facilities? Are these in walking/cycling distance, or would a journey by car
or public transport be required or additional facilities required within the
development?
3 If site is non-residential or mixed use, what is the anticipated catchment?
Where will people travel from to get there?
4 Is the site near to significant places such as parks, cultural venues, leisure or
business locations and is there value in linking to them?

Tools:
Location map, GIS, transport model, LDP

Further reading:
– TAN 12: Design A C M
– Building for Life 12 Wales, Question 3
– Planning for Sustainable Buildings, p12-13

Site & Context Analysis Guide 16

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1b Planning context

Review national and local planning policies, Local Development Plan
(LDP) constraints and proposals plans, local Supplementary Planning
Guidance (SPG) and the planning history of the site.

So what?
1 How do land use designations for the site and surrounding area in the LDP
influence proposals for the site?
2 How will key policies or guidance be taken into account?
3 Does the planning history of the site indicate uses or form/scale/massing that
may or may not be appropriate for the site?

Tools:
Planning history, summary of relevant planning policy, map designations

Further reading:
– Planning Policy Wales
– Technical Advice Notes
– Local Development Plan

Site & Context Analysis Guide 17

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1c Surrounding land & building use

A review of the functions of buildings and land around the site
will inform appropriate uses for the site and how these uses can
be arranged best in order to be a good neighbour. Some existing
neighbouring uses may produce negative externalities such as noise
or smells and appropriate buffer zones or design responses may need
to be established. In some cases it will be necessary to consider what
future uses are anticipated where further development is expected.

So what?
1 What uses are appropriate for the site given the context of surrounding uses?
2 Do surrounding land uses pose any limitations that restrict the development of
the site e.g. noise, smell, or privacy? What buffer zones or design responses will
be required? How will these be treated to add value to the design?

Tools:
Land use plan, buffer zone/mitigation plan

Further reading:
– TAN 12: Design, para 4.8 C
– Planning for Sustainable Buildings, p23
– A Model Design Guide for Wales, Residential Development, p27
– Urban Design Compendium, p24

Site & Context Analysis Guide 18

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1d Neighbourhood structure

A map of facilities within five and ten minute walking distances will
help to identify how the future development will relate to the existing
neighbourhood structure and what new uses might be required.

So what?
1 Will the development become part of an existing neighbourhood and if so
how will it help to reinforce that neighbourhood? Who will the future
development serve?
2 Is there a lack of particular facilities in the area that could be located on the site?
3 Could people walk or cycle to facilities and how will these routes be integrated?

Tools:
Map of destinations, isocrone map

Further reading:
– TAN 12: Design C M
– A Model Design Guide for Wales, Residential Development, p27
– Building for Life 12 Wales, Questions 2 & 6
– Planning for Sustainable Buildings, p12-13

Site & Context Analysis Guide 19

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1e Consultation & engagement

Existing occupants know a place best and well-designed engagement
will enable the design team to draw on this knowledge as well
as develop a sense of local ownership. The Planning (Wales) Act
2015 introduces pre-application provisions that will place a duty
on applicants to carry out pre-application consultation with the
community and statutory consultees for major developments.
The method of engagement, information gained and how the
information has been used should be presented.

So what?
1 What will change as a result of the knowledge you have gained
through consultation?
2 How will further engagement be integrated into the lifespan of the project
and what approaches will be taken to engage all sections of the community?

Tools:
Engagement meetings/events, local interest groups, access groups, designing out
crime officer, village plans, feedback from previous events, Shape My Town

Further reading:
– TAN 12: Design, para 3.4 A C CS M
– A Model Design Guide for Wales, Residential Development, p22
– Urban Design Compendium, p20
– Shape My Town

Site & Context Analysis Guide 20

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1f Socio-economics
The characteristics of the local population will influence how places
will be used. For example the age profile, car ownership statistics and
ethnic mix of an area will influence how public space, footpaths and
public buildings are used. Prevalent instances of crime or antisocial
behavior could influence the design of buildings and spaces.

So what?
1 What difference (if any) will the local demographics have on the proposed
development?
2 Are there any distinctive features of the local culture that could be
referenced in the proposed development?
3 What is the local housing need and what facilities may be appropriate for
the area?

Tools:
Statistical analysis, consultation, LDP, community strategy

Further reading:

– TAN 12: Design A CS M

– A Model Design Guide for Wales, Residential Development, p13, p26
– Urban Design Compendium, p20

Site & Context Analysis Guide 21

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.1g Market analysis

An assessment of the local property market will help to identify the
type and quantum of development that is appropriate for the site.
This will include the type, amount and tenure of any residential
development and/or the capacity to accommodate commercial,
community, employment and other uses. The LDP can also be useful
in setting out local requirements. The mix of uses that the site will
accommodate will help to shape the design.

So what?
1 How many units and what amount of floor space can be accommodated
on the site?
2 What mix of uses can be accommodated on the site and how can these
be used to create a good sense of place?
3 How will the vision and design respond to the target market for the
development?

Tools:
Local property market report

Further reading:
– Building for Life 12 Wales, Questions 2 & 4
– Urban Design Compendium, p30

Site & Context Analysis Guide 22

 Culture & Community
Case Study 1 – Rural, edge of village

1 Site is close to town with wide

range of facilities.

2 Local facilities, including a primary school,

are within 10min walking distance.

2
> There is a known lack of play facilities
in the village
> Good location for housing
> Site could provide much-needed open
space and play facilities to benefit wider
community

3 Historic maps illustrate that area was known

for its orchards
> Opportunity to incorporate an orchard
into the development to strengthen sense
of place

Site & Context Analysis Guide 23

 Culture & Community
Case Study 2 – Urban, infill site

1 Centrally located site.

2 In close proximity to shops, services,
employment and parks.
3 Surrounded by residential development
to north, south and west.
3

2 > Appropriate for residential use which is

3 supported by local planning policy

Development edges have varied identity:

4 Suburban streets to the north.

5 Post-war housing estate to the
south-west.
4 7
6 Recent high density apartments on infill
sites to the south.
7 Mixed uses & surface car park to the
north-east

6 > Surrounding area is fragmented and has

5 no uniform character. The development
needs to establish its own identity.

Site & Context Analysis Guide 24

 Culture & Community
Case Study 3 – Town centre plot

Town centre site

1 At cross-road of shopping street and…

2 …Area of civic and community building.
3
1 3 Important cultural building and site of
2 historic gathering point.
1

> Excellent location for community facility

and public square

Site & Context Analysis Guide 25

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.2 Landscape

2.2a Topography
Plot contours and draw site sections to identify the topographical
character of the area (i.e. is it largely flat, sloping, mountainous) and
highlight any particularly steep areas.

So what?
1 How does the site relate to, and function within, the wider landscape both visually
and physically? Is the site visually prominent or isolated from the wider area?
2 Would journeys to and from the site involve steep inclines and, if so, how
might this be overcome?
3 Does the surrounding topography create any prominent views from the site
that should be retained/capitalised?
4 How are the contours orientated? Streets and buildings are generally best
sited either parallel or at right angles to a slope.
5 Are there any specific features, such as gullies, dips, mounds or hillocks
to be incorporated?
6 Are there some parts of the site that are too steep to develop? Would these
areas be suitable for other uses e.g. ecology, recreation?
7 Is it appropriate to undertake earthworks to change the topography or could
a more natural form be retained?
8 If earthworks are to be undertaken can the amount of cut and fill be balanced?
9 Can level access to entrances be achieved and how will this influence the
layout of the site?
10 Will a change in level need to be managed within the building(s)?

Tools:
Contour map, sections, photographs, physical model

Further reading:
– TAN 12: Design, paras 4.7, 4.8, 5.5 A C ES
– Planning for Sustainable Buildings, p18, p107
– A Model Design Guide for Wales, Residential Development, p7, p13, p26
– Building for Life 12 Wales, Question 6
– Urban Design Compendium, p25-26, p58

Site & Context Analysis Guide 26

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Fig 6.
The view from a site afforded by its
topography can add value to a development
if it is capitalised (c) DCFW

Site & Context Analysis Guide 27

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.2b Green & blue infrastructure

Identify and plot significant physical features including existing water
bodies, rivers, streams, marshes, lakes, ponds, woodland, fields,
hedgerows and trees with their root protection zones within and
around the site. Identify any tree preservation orders and determine
whether the site is at risk of flooding.

So what?
1 Are there features of the wider landscape or along the site boundaries that
could or should be extended and/or incorporated into the site design? How
should the proposed development relate to these features including landscape
edge treatments for the site boundary?
2 What on-site features should be retained? What opportunities exist for
enhancing green infrastructure? How can they be incorporated to provide
greatest amenity and ecological value including providing connectivity of
existing green infrastructure assets for people and wildlife (see also 2.2c.
Ecology)?
3 How might surface water drainage, including sustainable urban drainage
systems (SUDS), and any flood mitigation measures be positively integrated?
4 What are the open space requirements for the proposed development and how
can this best be accommodated in relation to the existing features of the site?

Tools:
Map of features, tree survey, Development Advice Maps (to be used alongside TAN 15)

Further reading:
– TAN 12: Design, paras 4.7, 4.8, 4.11, 4.14 C ES
– Planning for Sustainable Buildings, p18, p22, p24, p25
– A Model Design Guide for Wales, Residential Development, p7, p13, p25
– Building for Life 12 Wales, Questions 5 & 6
– Urban Design Compendium, p25-26
– TAN 15: Development and Flood Risk
– TAN 10: Tree Preservation Orders

Site & Context Analysis Guide 28

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Fig 7.
Retention of existing trees provides a mature
landscape setting for development (c) DCFW

Site & Context Analysis Guide 29

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.2c Ecology
Identify features of the site that have ecological value and habitats
that must be protected as well as opportunities to enhance the
ecological value of the site.

So what?
1 How will any protected habitats and landscape features such as wildlife
corridors be incorporated and how will the balance between accessibility and
preservation be addressed?
2 What can be done to enhance and maximise the biodiversity value of the site?
3 If land of ecological value is to be lost how will mitigation measures
be incorporated?
4 How will the proposed development relate to any protected sites or
designated landscapes?

Tools:
Map of features and constraints, habitat survey, protected species report,
ecological appraisal, EIA studies

Further reading:
– TAN 12: Design, paras 4.7, 4.11 ES
– Planning for Sustainable Buildings, p18, p25
– A Model Design Guide for Wales, Residential Development, p7, p25
– Building for Life 12 Wales, Question 6
– TAN 5: Nature Conservation and Planning

Site & Context Analysis Guide 30

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.2d Ground conditions

Identify and plot areas affected by contamination, underground
structures, mine shafts and other ground conditions that will impact
on the financial or structural viability of future development. Establish
the underlying geology of the site. Specialist studies should be
undertaken where required.

So what?
1 Are there areas that can’t be built upon or are suitable for specific
land uses only? Are these areas suitable for uses such as open space or
habitat improvement?
2 Will specialist ground works or foundations be required and how will the form
of the land be changed as a result?

Tools:
Historic plans, ground investigation survey, geological/geomorphological/
hydrological/hydrogeological reports

Further reading:
– TAN 12: Design, para 4.11 ES
– Planning for Sustainable Buildings, p22
– Planning Policy Wales, 13.5, 13.7, 13.9

Site & Context Analysis Guide 31

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.2e Microclimate
Consider the key elements affecting microclimate, such as the direction
of prevailing winds and the sun path across the site. Existing structures,
planting and topography can affect microclimate. Understanding
microclimate can inform an integrated sustainability strategy.

So what?
1 Are there any significant landscape or built features surrounding the site that
would have an impact on the microclimate such as providing shelter, creating
wind tunnels or overshadowing?
2 How will the proposed layout of the site and built forms take advantage of
natural solar gain but avoid overheating?
3 How will the external spaces be orientated to provide comfortable
climatic conditions?

Tools:
3D model, climate analysis plan, site sections, computer modeling

Further reading:
– TAN 12: Design, para 4.7 ES
– Planning for Sustainable Buildings, p19, p26
– A Model Design Guide for Wales, Residential Development, p21
– Urban Design Compendium, p25

Site & Context Analysis Guide 32

 Landscape
Case Study 1 – Rural, edge of village

1 The topography and existing

vegetation limit expansive views
of the site.
2 Northwest corner visible from
main road.

> Development will be seen as part

of the existing settlement.
> Special attention required
to northwest edge to ensure
development will complement or
2 enhance settlement character
1

3 The land falls to a stream

in the south.
4 There is a gentle valley line
in the centre of the field.
5 The existing stream with
associated floodzone and
planting to south.
6 6 Historic hedge line has
4 disappeared.

3 > Building lines to follow contours,

valley line forms natural alignment
for the main street accessing
the site
> Stream could form part of a
green corridor
> Historic hedge line could be
reinstated to enhance entrance to
5 village and benefit wildlife
N

Site & Context Analysis Guide 33

 Landscape
Case Study 2 – Urban, infill site

1 Site located just below ridgeline, sloping

down towards the town centre.
2 Established trees/woods separate site from
neighbourhood to west.

3 Site slopes down to north and east.

4 Views from site across car park towards
town centre.
5 Established woodland and mature tree
lines along western boundary link site to
4 surrounding roads to north, south and east.
6
6 Several mature trees within site boundaries.
3
> Potential to retain long views towards
5
the town centre and connect site with
surrounding development and landscape
via established woodland
> Street pattern to follow topography
> Retain existing trees
N

Site & Context Analysis Guide 34

 Landscape
Case Study 3 – Town centre plot

Urban location - limited green space

within town centre

1 Areas mostly in shade.

2 Areas mostly in sun.
1 3 Prevailing wind direction.
1
> Microclimate of the site is
favourable to a comfortable
2 public space.
> Building could benefit from solar
gain in winter but would need to
be protected from over-heating in
summer.
> Strong, gusty wind conditions
could occur around building
1
corners. Wind modelling should
be used to test for comfort in
public spaces.
N

Site & Context Analysis Guide 35

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.3 Movement & Infrastructure

2.3a Road hierarchy & access

Plot surrounding roads, cycle routes, public rights of way and other
footpaths as well as existing and future desire lines. Identify the hierarchy
of the road network.

Note: For many larger developments a Transport Assessment (TA) would be required to
consider issues such as traffic impact, junction capacity, safety etc. The conclusions of
the TA would feed into the design analysis.

So what?
1 Could the accessibility and legibility of the wider area (town, village, landscape)
be improved by creating new routes, either vehicular or pedestrian and cycle only,
across the development site?
2 If the site connects to main roads through existing development what is the
nature of this development and what would the impact on existing inhabitants be?
Are there alternative options?
3 Where will the main vehicle access point be located? Is there a secondary access?
How will the main site access route be incorporated?
4 Are there opportunities for pedestrian/cycle access routes to match desire line to
nearby destinations?
5 Can existing public rights of way be incorporated or is diversion preferred/required?
6 Can active travel routes be improved, extended or created?

Tools:
Map, traffic model/simulation, local authority Active Travel Plans

Further reading:
– TAN 12: Design, para 4.13 A M
– Planning for Sustainable Buildings, p20, p24
– A Model Design Guide for Wales, Residential Development, p9, p27
– Building for Life 12 Wales, Questions 1, 8 & 9
– Urban Design Compendium, p28
– Manual for Streets, p26-31, p41-49
– Planning Policy Wales, Chapter 8
– TAN 18, Chapters 5 & 6
– Design Guidance: Active Travel (Wales) Act 2013

Site & Context Analysis Guide 36

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.3b Public transport

Plot bus stops and railway stations in the area. Note frequency
and destinations.

So what?
1 Is the proposed development of a scale that will support and require new public
transport stops or routes?
2 How will the proposed development density respond to proximity to public
transport stops?
3 How will safe, convenient and attractive walking routes to public transport stops
be integrated into the design?

Tools:
Map, public transport data, consultation with public transport providers

Further reading:
– TAN 12: Design, paras 4.7, 4.13, 5.9.3 A M
– Planning for Sustainable Buildings, p27
– A Model Design Guide for Wales, Residential Development, p27
– Building for Life 12 Wales, Question 3
– Urban Design Compendium, p28
– Manual for Streets, p41, p72-73
– Planning Policy Wales, paras 8.1, 8.3, 8.7
– TAN 18, Chapter 7

Site & Context Analysis Guide 37

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.3c Utilities & infrastructure

Establishing the existing supplies of water, power and communications
in the area as well as foul and surface water drainage capacity
will determine the quantum of new development that could be
accommodated within the existing provision or the costs associated
with upgrading.

So what?
1 Does the existing capacity limit the number of units that can be accommodated
on the site?
2 If new infrastructure is required where is a logical place for it go?
3 Do existing substations or underground or overhead utilities prevent
development of any parts of the site and how will the proposed development
address these routes?
4 How can sustainable surface water drainage be incorporated?

Tools:
Utility capacity surveys, engage utility providers, site survey

Further reading:
– Planning for Sustainable Buildings, p26
– Manual for Streets, p18, p131-132
– Planning Policy Wales, Chapter 12

Site & Context Analysis Guide 38

 Movement & Infrastructure
Case Study 1 – Rural, edge of village

1 Site is in easy reach of motorway and wider

road network.
2 Most traffic would travel west and therefore
not go through settlement.
3 Existing bus service to main town and
3 railway station.

1 N

4 Site fronts onto main road.

5 Existing footpath to the southeast
of the site.

6, 7, 8
Several potential access points to
9 existing streets.
6 9 Bus stops in close proximity of the site.

> No need for major infrastructure works to

facilitate development
> Main access point from north, with further
local connections (pedestrian, cycle and
7 emergency vehicles) to south east

8 N

Site & Context Analysis Guide 39

 Movement & Infrastructure
Case Study 2 – Urban, infill site

1 Site lies close to main town road with

easy access to town centre and regional
road network.
2 Bus services on roads to north and east
3 of the site.
3 Site is 15min walk from railway station.
4 A network of footpaths run along or up
to the site boundary.
5 Site and surrounding area is barrier to
2 pedestrians from the neighbourhood to
the southwest.
2
4

1 N

6 Site has no direct road frontage. There

is one existing and a further potential
access point to street to north.
7 Potential third access to south, following
6 proposed site redevelopment.
6
> Access to road network constraint – all
access from residential street to north
> Many potential connecting points to
surrounding footpaths
> Opportunity to use site to facilitate through
movement and improve connectivity of
surrounding estates
7

Site & Context Analysis Guide 40

 Movement & Infrastructure
Case Study 3 – Town centre plot

1 Traffic calmed streets to north and south

of site.
2 Car parking to east generates high footfall
around the site.
3 Pedestrian desire lines cross the site.
1

3
1 2

4 Existing road with potential to be

closed for traffic.
5 Utilities corridor - no building within 3m
on either side.

> Opportunity to create building and public

space that accommodates desire lines

Site & Context Analysis Guide 41

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.4 Built Form

2.4a Urban form

Map the pattern of streets, buildings, public and private space in the
area surrounding the site. Highlight the orientation of the buildings
around the site.

So what?
1 What is the site’s location in relation to surrounding development (e.g. edge
of town development, infill site, stand-alone development)? What are the
opportunities to enhance the existing urban form?
2 Is there a clearly defined pattern of streets and blocks and could/should this be
continued on the development site?
3 Can existing streets or building frontages be extended into the site?
4 Where should the fronts and backs of new development be located in
relation to what exists around the site to maintain a clear sense of public and
private space and create a secure development?
5 What distance should the new development be set back from existing buildings?

Tools:
Block plan, figure ground plan, building orientation plan

Further reading:
– TAN 12: Design, paras 4.10, 4.14 C CS M
– A Model Design Guide for Wales, Residential Development, p8, p13, p16, p25
– Building for Life 12 Wales, Questions 6, 7 & 11
– Urban Design Compendium, p24
– Local design guidance or SPG

Site & Context Analysis Guide 42

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.4b History & archaeology

Every site is rooted in the history of its locality and the development
of a site should take account of this and, where appropriate, reflect
this history. This could take many forms such as retaining historic
features on the site or reflecting historic building lines. This will help
to create a sense of place and identity for the development, it will
continue the narrative of the site, and will add value. The site may
also have archaeological importance that needs to be protected
and interpreted.

So what?
1 How has the area developed over time? Are there street or building patterns
that were once prevalent and could be restored to improve town-wide legibility
and connectivity?
2 Are there any historic physical or cultural features that characterised the
area and that can help to establish an identity for the future?
3 What story can the development of the site tell about the history of the area?
4 How do any archaeological features influence the location and layout of the
proposed development?
5 What historic features can/need to be retained on the site and how will they
be integrated?
6 Are specialist skills and/or knowledge required to better understand and
interpret the history of the site?

Tools:
Inventory of historic features, timeline of significant events, historic maps, photos
and paintings, consult Cadw

Further reading:
– TAN 12: Design, para 4.8 C M
– A Model Design Guide for Wales, Residential Development, p9, p27
– Building for Life 12 Wales, Question 5
– Understanding Character, Cadw

Site & Context Analysis Guide 43

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.4c Building scale, heights & density

Identify the scale, height and density of surrounding development
to guide the parameters for future development and the quantum
of development that can be accommodated. Map key buildings or
landmarks visible from the site.

So what?
1 What are the appropriate parameters for scale, height and density on the site?
Should they be the same as the surroundings or is there potential/merit
to deviate?
2 Should the height or density of the development vary in response to surrounding
development, the topography of the site or public transport connections where it
may be appropriate for the location of higher density development?
3 Are there views of landmarks that should be maintained?
4 Could the landmarks be used to structure the layout of the site?

Tools:
Density calculations, building heights plan, site and context sections, street elevations

Further reading:

– TAN 12: Design C

– A Model Design Guide for Wales, Residential Development, p10
– Building for Life 12 Wales, Question 8

Fig 8.
The scale and
character of
existing dwellings
(left) informed
the design of new
residential units
(right) in Icon,
Somerset
(c) DCFW

In other locations it
may be appropriate
for the scale to be
different to the
context

Site & Context Analysis Guide 44

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

2.4d Building character & building traditions

Prevalent building forms, architectural character, boundary treatments
and building materials should be analysed and interpreted. Dominant
local building materials and building forms may be identified to
influence the design of future buildings.

So what?
1 Are there aspects of the local built character that could inform the proposed
development? How will they be used?
2 Is there a very strong palette of local materials? Is it still relevant to use these
materials today (e.g. are they still available locally and can they achieve the
performance standards required for the proposed development?)
3 How is the vision for the development interpreted in relation to the local
building context?
4 What would be a contemporary interpretation of traditional approaches to
local character?

Tools:
Photography, building/street elevations, local guidance

Further reading:

– TAN 12: Design, paras 4.8, 4.9 C

– A Model Design Guide for Wales, Residential Development, p25
– Building for Life 12 Wales, Question 5
– Urban Design Compendium, p24

Site & Context Analysis Guide 45

 Built form
Case Study 1 – Rural, edge of village

1 Site located on edge of settlement.

2 Site located in ‘green gap’ separating
settlement from main town.

> Impact of development on separation

to be minimised

2
1

3 Currently settlement appears to end at

the last house along main road.
4 Unattractive settlement edge formed
3 by backs of houses.
4 5 Private gardens back onto site leaving rear
5 boundaries vulnerable.
6 Attractive green and informal entrance
to settlement from south.
7 Area of retained green space.
7
> Minimise impact on green gap by not
protruding beyond last house.
> Introduce development frontages to create
attractive approach to village from main road
6
> Introduce setback to retain privacy of
existing gardens
> Safeguard existing character of southern
N
approach by setting development back
from the road
> Extend retained green space to create
small square

Site & Context Analysis Guide 46

 Built form
Case Study 2 – Urban, infill site

Surrounding development of diverse

character, density, height, mass and
orientation. Development of site edges
require varied response:
1
1 One and two storey dwellings with private
gardens: Introduce setbacks to respect
1 4
5 privacy of existing residents.
2 Four-five storey apartment blocks:
3 Introduce setbacks to avoid overlooking
and overshadowing.
2
3 Woodland edge: Position homes to
overlook and extend woodlands and make
it part of the development.
N
4 Surface car park on downward slope:
Orientate buildings to allow views through
to town centre.
> Opportunity to introduce a triangular space
at the centre of the site to link edges of
varied character and shift in alignment.

2
1

Large variety of architectural styles and use of

materials in area
> Opportunity for new development to create
its own identity

Site & Context Analysis Guide 47

 Built form
Case Study 3 – Town centre plot

1 Fine urban grain along the east-west

approach to the site.
2 Large individual buildings immediately
1 around the site.
2 3 Historic building line.
1 1

3
1

2
2

Buildings around the site vary in height –

four to five storey buildings surrounding
4 the square (dark purple), smaller and lower
buildings in streets leading up to the site
5 5
(light purple).
4
4 Future building would terminate long views
4 from main pedestrian approaches.
5 Attractive frontages to north and west.
5 6 6 Backs of buildings and plain/closed
facades to south and east.

> Building to respond to the scale and grain

6
of east-west street and be of sufficient
4
height and stature to holds its own against
the larger, formal buildings surrounding
the square
6 > Building to respond to long vistas from
main pedestrian routes

Site & Context Analysis Guide 48

Section 3
 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

3 Informing design

3.1 Understanding findings

Assessing all of the relevant aspects of the site under the four main categories
outlined in the previous section provides the opportunity to consider and
understand the opportunities and constraints that the site presents. It is now
important to consider all of the aspects together to identify the main influences on
the design process.

As well as mapping the analysis it is important to

consider what has inspired you about the site and
its context.

Generally there will be three to four key themes that emerge from the analysis
process that will drive the design. What these themes are cannot be dictated by
this guide.

3.2 Defining the development area

At this stage it will be possible to have a clearer idea of the developable area of
the site. The developable area will need to take into account the constraints and
also any open space, structural landscaping and drainage requirements. Once the
development area has been established the quantum of proposed development
can be reassessed based on development density.

3.3 Refining the vision

The vision is about the type of place that is being created, its qualities and character
and this should respond to the site itself. The analysis process may have provided
inspiration for a new approach to the design or highlighted features of the site or its
context that should inform the nature of the development and therefore the vision
needs to be revised or refined.

Site & Context Analysis Guide 50

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

3.4 Testing concepts & ideas

The analysis plans can be used as the basis to develop concepts and ideas of how
to fulfil the brief and respond to the vision in plan form. It is possible that some
of the findings of the analysis conflict with each other or good practice design
principles, for example orientation for passive solar gain may conflict with the
topography of the site or the orientation of existing buildings, therefore different
options will need to be tested to identify which element is a priority.

Fig 9.
Following site analysis, environmental modelling and testing which took many aspects into consideration, and in line with the
brief for the building, the decision was made to orientate the Baglan Eco Factory to maximise daylight and energy efficiency
rather than align with the existing urban grain (c) Design Research Unit, Cardiff University

Site & Context Analysis Guide 51

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

3.5 Site design framework

Preparing a design framework is a useful step following the site analysis as it starts
to combine results of context and site analysis with the project vision and brief. The
process of building the framework will provide an opportunity to test the project
business case against what is feasible and appropriate on the site and may lead to
further refinement of the brief.

Mind the Gap!

Ensure that there is a clear link between the analysis
and design proposals.

The framework sets the structure for the design. In response to the analysis and
vision it will identify aspects such as the following:

— Access points
— Movement hierarchy
— Distribution of uses
— Variety in density
— Significant spaces
— Structural landscaping
— Important frontages and entrance locations
— Building orientation

A framework plan for each of the case studies is presented on the following pages
and indicates how this can be approached.

Site & Context Analysis Guide 52

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Case Study 1 – Rural, edge of village

Framework

1 2

1 Community orchard and playground provide much-needed open space facilities to settlement
2 New homes in line with existing development - green gap retained
3 Homes overlook open space and form attractive edge to settlement
4 New homes back onto existing back gardens - privacy retained
5 Housing set back from river corridor and floodzone
6 New homes orientated to define and enhance existing green square
7 Main vehicle access from main road follows dip in topography
8 Secondary access for emergencies only
9 Footpath links to local street and footpath

Site & Context Analysis Guide 53

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Case Study 2 – Urban, infill site

Framework

1 4
1
7
2
2 8 1
5

1
3
2 1
6
2
1

1 New streets and footpaths aligned to follow 4 Terraced housing backing onto existing back gardens
contours, and create convenient and legible routes 5 Apartment blocks to east orientated to retain views
linking the site with the surrounding development through to town centre
thus improving access to the town centre for
residents in existing estates to south west
6 Larger homes orientated towards the woodlands,
to benefit from woodland setting and improving
2 Small square at cross-roads to increase sense security of woodland paths
of place
7 Triangular green space in centre of the site links
various character areas of the new development and
Homes positioned to overlook routes and appropriate in creates a sense of place
scale and character to development along the site edges:
8 Landmark building to further strengthen identity of
3 Terraced housing to the south perpendicular to high the development
rise blocks

Site & Context Analysis Guide 54

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

Case Study 3 – Town centre plot

Framework

Suitable location for public space and

building with public use
1 Locate building to eastern part of the
site to follow historic building line and
c
avoid utilities corridor
1
2 Locate public space to western part of
a the site taking advantage of attractive
b
3 mirco-climate and opportunity to close
existing street to traffic
2
3 Diagonal building line would reinforce
pedestrian desire line, but could create
awkward internal layout.

Arrange internal layout to realise

opportunities presented by site:
a Locate main entrance onto square to
catch passing footfall
b Introduce cafe on square
N
c Introduce exhibition space on
high street

Elevations to respond to established built

form:
4 Building height should complement
surrounding buildings.
4 5 High street: Continue existing building
line and enclose view from High Street.
6 Detail and rhythm of elevation to
5 match fine-grained high street,
6 including differentiation between
ground and upper floors.
7 Square: Strong / bold design that
addresses the scale of the space and
other buildings around the square.
7
8 Extensive use of glass in south-western
facade to help maximise solar gain.
8 Overhang and vertical elements to
control heat in summer.
9
9 Southern facade more enclosed -
an attractive “back” that could also
include entrance for services and
deliveries.

> Building to address and terminate key

views towards the site.

Site & Context Analysis Guide 55

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

3.6 Planning application

The analysis plans and framework plan resulting from the analysis process would
support a planning application for the proposed development as they will
demonstrate how the design has taken into account the site and its context. This
can be presented in the design and access statement (DAS).

Presenting analysis in a series of easily readable images and plans, as illustrated in

the case studies, will help the reader to understand the site and the aspects that
have driven the design. Lengthy, descriptive text should be avoided where it does
not add value to the graphics provided.

In line with guidance on DAS, the document should be clear, concise, and
informative. This guidance document provides a sound basis for structuring the site
and context appraisal section of the DAS including setting out the site location, the
vision for the development, site and context analysis and design framework. The
references to the five objectives of good design as outlined in TAN 12 provided in
Section 2 of the document enable easy reference when explaining in the DAS how
the proposal has responded to these objectives.

“A design and access statement must…demonstrate

the steps taken to appraise the context of
the development and how the design of the
development takes that context into account..”
The Town and Country Planning (Development Management Procedure)
(Wales) Order 2012

Further reading:
– Design and Access Statements in Wales, 2014, DCFW
– Planning Policy Wales
– TAN 12

Site & Context Analysis Guide 56

 POLICY SITE ALLOCATION VISION SITE PRE-APPLICATION UNDERSTANDING FRAMEWORK DESIGN/
CONTEXT & SELECTION & BRIEF ANALYSIS MEETING(S) FINDINGS PLAN PROPOSAL

3.7 Guidance for local planning authorities

This guidance can be useful for local planning authorities in the following contexts:

Design/development briefs: a site specific brief should be informed by a site and

context analysis. In preparing or commissioning a design or development brief the
local planning authority should ensure that a thorough analysis has been undertaken
resulting in a vision for the site and design principles as outlined in this document.
In some instances it might be appropriate to produce an indicative framework plan
as shown in the case study examples.

Pre-application meetings: at the pre-application stage the ‘So What?’ questions

can provide a prompt in discussions with developers and designers to ensure that
they have understood the site and its context and are responding to the unique
features that the site presents. The questions are designed to ensure that the
features have not simply been identified but have been interpreted and considered
in the proposals for the site. It will not be practical to go through all of the questions
so those most relevant to the site and proposed development should be the focus.

Planning application: in assessing the appearance, function, scale and relationship

to surroundings of a proposed development it is necessary to identify whether
adequate site and context analysis has been undertaken and considered. Whilst
not all of the topics covered in this document will be relevant to all sites, it sets out
an expectation of thorough and informative analysis which should be evident in any
planning submission.

Site & Context Analysis Guide 57

Appendices
 Appendix 1
Further reading
This document focuses on the site analysis stage of the design process but assumes an appreciation of
and commitment to good design. There are a range of documents that set out the principles of good
design which have not been repeated here but should be referred to:

– Planning Policy Wales

http://gov.wales/docs/desh/publications/150924planning-policy-wales-edition-7-en.pdf

– TAN 12: Design

http://gov.wales/docs/desh/publications/140731technical-advice-note-12-en.pdf

– Practice Guidance: Planning for Sustainable Buildings

http://gov.wales/docs/desh/publications/150311practice-guidance-planning-for-sustainable-
buildings-en.pdf

– Manual for Streets

https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/3891/
pdfmanforstreets.pdf

– Model Design Guide for Wales

http://cdn.dcfw.org.uk/posw_residential_guide1.pdf

– Building for Life 12 Wales

http://dcfw.org/building-for-life-12-wales/

– Urban Design Compendium

http://cfg.homesandcommunities.co.uk/sites/default/files/book/udc/community-engagement/1110_
udc1_final_artwork_120306-optimized.pdf

– Building Regulations Wales

http://gov.wales/topics/planning/buildingregs/?lang=en

– Shape My Town
http://www.shapemytown.org/

– Design and Access Statements in Wales - What, Why and How

http://dcfw.org/design-and-access-statements-in-wales/

– Design Guidance: Active Travel (Wales) Act 2013

http://gov.wales/docs/det/publications/141209-active-travel-design-guidance-en.pdf

Site & Context Analysis Guide 59

 In relation to specific site surveys:

– TAN 5: Nature Conservation and Planning

http://gov.wales/docs/desh/policy/100730tan5en.pdf
– TAN 10: Tree Preservation Orders
http://gov.wales/docs/desh/policy/971001tan10en.pdf
– TAN 11: Noise
http://gov.wales/topics/planning/policy/tans/tan11/?lang=en
– TAN15: Development and Flood Risk
http://gov.wales/topics/planning/policy/tans/tan15/?lang=en
– TAN18: Transport
http://gov.wales/docs/desh/publications/070301tan18en.pdf
– Contaminated Land Statutory Guidance (2012)
http://gov.wales/docs/desh/publications/130712contaminated-land-statutory-guidance-2012-en.pdf
– Welsh Government Development Advice Map (DAM) which supports TAN 15 and PPW
http://data.wales.gov.uk/apps/floodmapping/
– Natural Resources Wales mapping of flood risks in Wales.
http://naturalresourceswales.gov.uk/alerts/whats-my-flood-risk/?lang=en
– A Noise Action Plan for Wales
http://gov.wales/docs/desh/publications/131217noise-action-plan-for-wales-en.pdf
– Conservation and Biodiversity
http://gov.wales/topics/environmentcountryside/consmanagement/conservationbiodiversity/
eiahome/?lang=en
– Biodiversity
http://www.biodiversitywales.org.uk/en-GB/Planning
– Environmental Impact Assessment
http://gov.wales/topics/planning/developcontrol/environmental-impact-assessment/?lang=en
– Landscape Institute and the Institute of Environmental Management and Assessment, Guidelines
for Landscape and Visual Impact Assessment, GLVA, Routledge 2013, ISBN 978-0-415-68004-2
– Environmental Site Layout Planning: Solar Access, Microclimate and Passive Cooling in Urban
Areas, BRE (2000)
– Landmap
http://landmap.ccw.gov.uk/map/Map.aspx

Site & Context Analysis Guide 60

 Further reading on site analysis techniques and theory:
– Gerrit Schwalbach, Urban Analysis, (Basel: Birkhauser, 2009)
– Genevieve S. Baudoin, Interpreting Site (New York: Routledge, 2016)
– Eric Parry, Context: Architecture and the Genius of Place (Chichester: John Wiley & Sons Ltd, 2015)
– Marichela Sepe, Planning and Place in the City: Mapping Place Identity (Oxon: Routledge, 2013)
– Suzanne Ewing, Jeremie Michael McGowan, Chris Speed & Victoria Clare Bernie, Architecture and
Field/Work (Oxon: Routledge, 2011)
– Caroline O’Donnell, Niche Tactics: Generative Relationships Between Architecture and Site (New
York: Routledge, 2015)
– Christopher Tilley, a phenomenology of landscape (Oxford: Berg, 1994)

Site & Context Analysis Guide 61

 Appendix 2
Analysis & presentation tools
Diagrams
Often the clearest method of representing the information gathered so that it can be quickly
interpreted is to use diagrams. A diagram might be overlaid on a map, plan or section.

Fig 10
Microclimate analysis diagrams, Porth Teigr, Cardiff Bay, Loyn & Co Architects

Site & Context Analysis Guide 62

 Mapping
Maps are useful source of information as well as a recognised method of presenting site analysis. It
can be helpful to pick out particular features such as paths, watercourses, boundaries or buildings.

Fig 11
Water and green space analysis, urban grain and routes analysis maps, Porth Teigr, Cardiff Bay, Loyn & Co Architects

Site & Context Analysis Guide 63

 Historic maps
Finding out how a place has developed over time by looking at historic maps can provide clues about
how it might best be developed in the future.

Local Planning Authority website/records

Use local authority resources on-line to look up development plans and previous planning applications.

Photography
Photographs can help explain the nature of a site and the character of its surroundings. Photographs
can be used to document particular features of the site that provide character.

Fig 12
Photographic analysis of site and context, Porth Teigr, Cardiff Bay, Loyn & Co Architects

Site & Context Analysis Guide 64

 Aerial views
To give a better understanding of the nature of a site and its surroundings, it can be helpful to use
aerial views.

Descriptive
Words can be used to add detail to information which is graphically represented. Descriptions should
be concise, avoiding long sections of text which take a long time to read.

Interviews
Speaking to local people can be fruitful in finding out about a place. Making sure interviews are well-
planned and focussed will make them more useful.

Site & Context Analysis Guide 65

 Acknowledgements
Authors:
Researched, written and compiled by the Design Commission for Wales
for the Welsh Government.

DCFW project team:

Jen Heal, Urban Designer, DCFW Design Advisor;
Amanda Spence, Architect, DCFW Design Advisor.
The project was overseen and managed for DCFW by Carole-Anne Davies, Chief Executive for
the Design Commission for Wales and by Max Hampton, Stuart Ingram and Jon Fudge for the
Welsh Government.

Case studies:
Case studies devised and illustrated by Annemarie de Boom, Director, Studio Real.

Images, diagrams and photographs:

Images are credited where they occur or are from the DCFW image library. We are grateful to all
contributors who provided illustrative material.

Welsh translation:
Llinos Jones

Design:
Marc Jennings, Graphic Design: www.theundercard.co.uk

Site & Context Analysis Guide 66