Guidance

Notes for
Design Codes
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January 2021
Contents
Code Content Appendix

Introduction.........................................1 Area Type Worksheet

Context...............................................2
Movement...........................................7
Nature...............................................18
Built Form.........................................29
Identity..............................................42
Public Space.....................................50
Use...................................................64
Homes and Buildings........................73
Resources.........................................78
Lifespan............................................83

Community Engagement...87
Code Content
Introduction 1. Structure

in response to the analysis and visioning

1. The following guidance exercises outlined in the main document. This
guidance note sets out the potential content
note sets out possible of a design code that can be developed
contents for a design into clear and, where possible, measurable
guidance, subject to the context and type of Context Movement
code, modelled on the development. The content outlined provides
ten characteristics of well- both a framework and some sample content
from which design codes can be developed
designed places set out in and adapted, to address the particular
context to which the code will be applied.
the National Design Guide. Nature Built Form
4. Each theme is divided into subsections,
and in each case, we describe the parameter/
2. It is based on the key characteristics issue, why it is important and how it might be
of context, movement, nature, built form, used in a design code. In some cases these
identity, public space, and use. Other parameters / issues will vary by area type,
sections dealing with homes and buildings, Identity Public Space
while others will be applied equally across
resources and lifespan provide important the local area. Not all parameters are relevant
considerations in achieving design quality and to every circumstance. Flexibility in local
should be used to inform the content of local design codes can be introduced by setting
plans, design codes or guides depending an acceptable range for a parameter or not
on local circumstances. These themes are coding for it at all. Effective design codes are: Use Homes and Buildings
interconnected, and users of this coding
process should be mindful about the ways
Simple, concise and specific and;
that they interrelate.
Rely on visual and numerical information
3. When following this process of selecting rather than detailed policy wording.
and setting parameters, it is essential Resources Lifespan
that decisions are being made directly

1
Context
Introduction

5. The National Design Guide states that C.1: An understanding of how the
an understanding of the context, history scheme relates to the site and its local
and character of an area must influence and wider context.
the siting and design of new development.
This context includes the immediate C.2: The value of the environment,
surroundings of the site, the neighbourhood heritage, history and culture.
in which it sits and the wider setting. This
includes:

2
 2.Example of an Area Type Matrix: These are the elements of the Code that may differ by Area Type.

High rise city Town/City centre Urban Suburbs Outer suburbs Industrial areas Business, science Local centres Villages Rural settlements
neighbourhood or retail parks
M.1.iii - Street Hierarchy
M.2.ii - Junctions and Crossings
M.3.i - Car Parking
M.3.ii - Cycle Parking

N.1.ii - Open Space Provision

N.1.iii - Open Space Design

B.1.i - Density
B.1.ii - Party Wall
B.1.iii - Types and Forms
B.2.i - Blocks
B.2.ii - Building Line
B.2.iii - Height

I.1.i - Local Character

I.2.i - Building Design

P.1.i - Primary Streets

P.1.ii - Local and Secondary Streets
P.1.iii - Tertiary Streets
P.2.i - Meeting Places
P.2.ii - Multi-functional Streets

U.1.i - Efficient Land Use

U.1.ii - Mix
U.1.iii - Active Frontage
U.2.i - Tenure Mix
U.2.ii - Housing Mix
U.3.i - Schools
U.3.iii - Local Services

H.2.iii - Gardens and Balconies

3
C.1 Character Studies
6. Character includes all of the elements that go to make a place, how it looks and feels,
its geography and landscape, its noises and smells, activity, people and businesses. This
character should be understood as a starting point for all development. Character can be
understood at three levels; The area type in which the site sits, its surroundings and the
features of the site.
3.Area Type Work Sheet Example -
see Appendix A for template

C.1.i Defining Area Types

7. The Design Code applies to a set of area

types as described in Section 1. These are
areas of similar character that allow elements
of the design code to be set out depending
upon which area type a development is
within. This is illustrated in Figure 3, and the
settings would be determined locally.

8. The settings for each of the area types

need to be based on a) an analysis of the
existing character of these areas and b) a
visioning exercise. The aim of the design code
is to work towards a future enhanced vision of
what each area type needs to be. The starting
point will, however be to undertake a series
of area type studies through a combination
of site visits, historical analysis and work with
maps. A standard work sheet (See Fig 3 and
Appendix) can be used for each area type to
systematise data collection.

4
C.1.ii Site Context C.1.iii Site Assessments N

9. It is necessary to undertake a context 10. Developments need to respond to the

study of the area surrounding the site and site and the opportunities that are there to
the wider area for a full understanding of the develop local character and distinctiveness,
place in order to respond positively to its as shown in Figure 5.
distinctive features. Well-designed buildings W E
need to respect and enhance their built and
natural environment surroundings whilst
addressing local constraints, the vision for its
area type and responding positively to new
issues such as innovation and environmental
sustainability. S

4.Context Study: A study of the surrounding area looking at the following: 5.Site Study:
The network and hierarchy of surrounding streets.
Public transport. Access points: How these relate to local movement
Walking and cycling routes. patterns, rights of way and routes to shops and schools.
Notable local buildings. Orientation: The sun path and how it affects the site.
The characteristics of the local community. Topography: Changing site levels.
Local shops and facilities. Drainage: Run-off and opportunities for water features
Views, vistas and landmarks, such as places of worship. and SuDS.
The grain of the area; variation in built form, street scene and roofscape. Existing structures: Existing buildings and walls with
Landscape and natural features such as hedges, green spaces, trees and opportunities for retention.
woodland. Ground conditions: Contamination and fill.
Boundary features such as walls, fences and hedges. Noise and Air Quality: Traffic noise and fumes and
Water features including rivers, lakes, canals, flood risk and other water disruptive uses.
features. Ecology: Natural features and habitats such as trees,
Topography. hedgerows, and other mature vegetation contributes
The local building vernacular, architecture, proportion, façade pattern and to a sense of place and needs to be retained and
proportion. enhanced.
Architectural details and materials such as the use of brick, stone or Water: Ponds, lakes and watercourses that can be
render for walls, slate or tile for roofs etc. incorporated as natural features including to possibly
Colours, textures, shapes and patterns. open-up and naturalise watercourses.

5
C.2 Cultural Heritage C.2.ii Heritage Assets Check List: Context
Local design codes should consider:
11. Well-designed development adds a 13. Development should always take account
new layer to the history of a site while of heritage assets within or close to the site
enhancing and respecting its past, with as defined in the NPPF. C.1 Character Studies
the expectation that new development will
be valued for its heritage in the future as 14. The character and distinctiveness of • Creating an area type matrix
heritage assets are today. a place is created by the richness of the showing how the contents of the
buildings that have been built up over code relate to each area type.
time. Not just the individual buildings or
monuments, but how they relate to each • The preparation of context studies
C.2.i Historic Assessment
other and how they have contributed to the to inform the design of individual
12. A study of the sites’ history can be done
evolution of the place has a whole. sites.
by in-depth analysis of the place, including
historic maps, as set out in Historic England’s
15. The presence of such historic character, C.2 Cultural Heritage
Understanding Place guidance. These
either directly on the site, or nearby, should
include details such as former uses, cultural • Historical assessments that can
always be seen as an opportunity to add
features, urban form, street patterns and be used as a foundation for new
value to any development by helping to
place names. They can help explain features development.
provide inspiration.
of the site and can be used as inspiration for
new development, such as reinstating historic • Heritage assets and conservation
streets. area details that may influence
the form of development and the
relationship of these issues to the
design code.

6.Historic map assessment: A historic assessment with plans from the 1800s, 1900s and the present day.

6
Movement
Introduction

16. The National Design Guide says that a M.1: A connected network for all
well-designed place is accessible and easy modes of transport;
to move around (p22-25). For movement, M.2: Active travel and
this means: M.3: Well-considered parking,
servicing, and utilities infrastructure for
all modes and users.

A series of model design parameters may

be coded for each of these, as identified on
the following pages.

7
M.1 - A Connected Network
17. A connected network and hierarchy
of routes for all modes of transport form
the circulatory system of any settlement
and its design will determine how easy
and safe it is to get around for all and how
it links destinations to public transport.
These issues are particularly important
when coding for large sites but may also
influence local design codes for smaller
infill sites and their physical connectivity.

M.1.i The Street Network

18. The street network is important because

it sets a long-lasting framework for moving
around. In most cases, it will outlive the
buildings it originally served.
20. In a well-connected network, each street 7. Connected Street Networks: A connected
19. A connected street network is one that has more than one connection to another network of streets reduces walking distances.
provides a variety and choice of streets for street. This applies both within a development
moving around a place. It is direct, allowing or local area and in relation to streets outside 22. Consideration needs to be given to safety
people to make efficient journeys. Direct it. Culs-de-sac are only found at the tertiary and security issues in respect of street layouts
routes make walking and cycling more level of street type (see P1:3) for accessing and footways principally through passive
attractive and increase activity, making development rather than for wider movement. surveillance of the street. Good lighting and
the streets feel safer and more attractive. high levels of street activity are desirable to
Connected street networks form the basis of 21. Permeability for different users, such as deter criminal behaviour and to ensure people
most of our beautiful and well-used places. cars or delivery vehicles, can be controlled feel safe and secure using the street at all
They are robust, flexible and have been by measures within the street space, for times.
shown to stand the test of time. instance, to prevent through movement or
limit access to certain times of the day. 23. Connected street networks may be linked
to coding for street hierarchy, street types and
public spaces (see P1).

8
M.1:ii Public Transport

24. Access to public transport is key to providing people with choice

for everyday journeys beyond the immediate neighbourhood, such
as to town centres, schools and employment locations. Good
access to public transport helps reduce reliance on the private car.

25. A site or location has good public transport accessibility when

dwellings have a public transport stop within walking distance.

26. The distances that people are prepared to walk from their
dwelling to reach public transport are determined by the nature and
quality of the public transport service, how attractive and safe the
walk feels, and the total length of their journey. Generally, people are
prepared to walk further to a railway station or tram stop (10 minutes)
than to a bus stop (5 minutes).

27. Accessibility to public transport may be linked to other coding on

mix of uses, local amenities, housing types, densities, and parking
arrangements.

8. (above) Walking Isochrone Around Public Transport Stops: Walking

distances can be assessed approximately by drawing circles to show the
potential catchment area of new or existing public transport. It is important to take
account of the actual walking distance (walking isochrone) which will be smaller,
particularly where there are barriers to movement – for instance lack of adequate
lighting and wayfinding, absence of green spaces, lack of good-quality and
accessible footways, high-traffic routes such as busy road or a railway line.

9. (left) PTAL Plan: An example of a public transport accessibility level plan for
Croydon.

9
M.1.iii Street Hierarchy 10. Street Hierarchy: A typical neighbourhood
street hierarchy. All of these streets would include
28. The design of the street network plays an frontage access.
important role in determining how it is used. Different
streets play different roles in a place depending on
the movement upon them, the built form and uses Primary street: Arterial, ring road or relief road with
around them and the design of the street space itself, dedicated lanes for cycles and public transport, where
including any natural features, landscaping, lighting possible.
and wayfinding.

29. A design code may categorise the streets in a High Street: Primary or Secondary street that acts
network as different street types. Each street type as a focus for retail and other services.
has a distinct function in terms of both movement
and place that will vary according to the area type.
Movement includes all modes, walking, cycling, public Secondary Street: Mainly carry local traffic and
transport and motor vehicles. provide access into neighbourhoods; they are often
the location of schools and community facilities and
30. Manual for Streets editions 1& 2 define common may also be residential streets in themselves.
street types and functions, which this code seeks to
align with. These street types include multifunctional Local Street: Residential streets with managed traffic
streets and spaces; arterial routes and high streets; flows to prioritise active travel. They provide access to
relief road/ring road; boulevards; high streets and homes and support active travel, social interaction and
residential streets. All have different place and health and wellbeing.
movement functions. The street hierarchy below
includes these street types together with other street Tertiary street: With no through traffic, these are
types that may form part of a design code. used for servicing or for access to small groups or
clusters of homes. They can be lanes, mews courts,
31. Coding may also define the range of street types alleyways or cul-de-sacs.
that are appropriate for a local area or large site. Some
common street types associated with this street Multi-functional streets and other spaces:
hierarchy are set out in the Public Space section. All High Streets and secondary streets are at the centre
street types should enable safe and secure movement of public life and support a wide range of activity. They
for everyone, including mobility impaired people, can prioritise pedestrian and cycle movement while
visually impaired people, and people with non-visible making it easy to get to their edges and beyond by
disabilities. public transport.

10
M.2 Active Travel
12. Cycle Routes: Cycles should be
32. ‘Active travel’ refers to non-motorised and sustainable forms of transport, primarily separated from vehicles.
walking and cycling. Prioritising active travel is about making walking and cycling easy,
comfortable and attractive for all users, so they are seen as genuine choices for travel
on local journeys. Coding for active travel is based on the user hierarchy from Manual
for Streets. This sets out that in designing streets, the needs of pedestrians and cyclists
should be considered first, then public transport, service and emergency vehicles and
only then motor vehicles.

M.2.i Walking and Cycling Routes

33. Coding should reflect the aim that walking people feel safer on streets and in spaces
and cycling should be the first choice for short where there are other people around.
local journeys, particularly those 5km or less.
35. Streets should be designed to be
34. For local journeys, this means creating inclusive and cater to the needs of all
continuous, clear, relatively direct and road users as far as possible, in particular,
attractive walking and cycling routes both considering the needs that may relate to
within a large site and into the surroundings. disability, age, gender and maternity.
Following desire lines can help make routes
clearer. Good sightlines aid wayfinding. 36. This is relevant to all street types.
They need to be well-lit, well-surfaced and Designing a street so that everyone can use
maintained, and overlooked by buildings, as it benefits the whole community. Accessibility
needs to be designed in from the start,
as a ‘golden thread’ running through the
11. Low Traffic Neighbourhoods On existing streets, scheme. This includes considerations such as
Low Traffic Neighbourhoods preserve a connected minimum footway widths, placement of street
street network for walking and cycling but prevent furniture, frequency and type of crossing
rat-running through traffic. This promotes walking and points, and so on, forming a basic part of the
cycling and reduced car use. However, care is needed design process. Walking and cycling routes
to ensure that displaced traffic doesn’t cause problems are also linked to coding for street types,
on neighbouring streets beyond the neighbourhood. parking and public spaces and through green
infrastructure routes.

11
M.2.ii Junctions and Crossings

37. The way that streets join to each other

and the way that people are able to cross
streets and access points all have an
important influence on walking and cycling.

38. The choice of junctions also influences

where built form may be positioned and so 13. Junction Types: A range of
the quality of the street as a public space. different junction types can be used
dependent on the type of street and
39. All junctions and crossings need to be the level of traffic.
safe, convenient and attractive for all users.
Roundabouts: Maintain traffic flows and
40. Formal crossing facilities may be used
speeds but do not provide well for cyclists
on all street types, but may be particularly
and pedestrians and require more land than
appropriate on primary streets and high
other junction types.
streets. Siting a crossing on the pedestrian
or cycle desire line will help to promote active
Mini Roundabouts: Manage traffic
travel and reduce accident risks by enabling
priority on junctions between primary,
a direct route, where people are more likely to
secondary and high streets in the built-up
use designated crossings. Manual for Streets
area.
sets out further detail on different types of
crossing that can be appropriate.
Traffic signals: These will be dependent
41. Design codes may define appropriate on the vehicle and pedestrian flow. They
junction types to manage vehicular priority allow direct crossing routes for pedestrians
and permeability on a connected street and should incorporate pedestrian and
network and to promote active travel. cycle facilities wherever possible.

Simple junctions: Give way priority

or unmarked junctions are appropriate
between local streets and all other types of
street.

12
 14. Residential Parking Options:
M.3 Parking and Servicing
UNALLOCATED PARKING ALLOCATED SPACES

Within an integral garage: Certain housing types M.3.i Car Parking

such as three-storey townhouses may include an integral
Car barns: Decked parking structures.
garage. This normally means there is limited living 42. Car parking affects the quality of a place,
These may be free-standing multi-level
accommodation at ground floor level. The ground floor both visually and in terms of how it is used,
parking structures or could include ground-
may also be dominated by garage doors. particularly by pedestrians.
level parking with a decked communal In the rear garden: In some 43. Parking standards are set out in the local
amenity space above. circumstances rear parking courts plan. Maximum parking standards can be
may be appropriate providing they are considered in circumstances where there is
secure, well-lit and overlooked and not a clear and compelling justification. Design
detrimental to quality of life. codes are concerned with the design of
parking and its impact on the quality of place.
They may identify appropriate parking options
for area types, street types and building types
and detailed design requirements associated
with them.

44. Well-considered parking is convenient,

On-street: On-street parking can safe and attractive to use. It is also well-
be in defined bays with limited runs integrated into streets, blocks and plots and
interspersed with pavement build- does not dominate the local environment.
outs, planting and street trees. It may At the front of the property: This
include chevron parking depending means that houses need to be set back at 45. The arrangement of parking may vary
on the width of the street. least 6m from the pavement. For terraced between different area types. It may also
housing, most of the front garden may be be influenced by the design of surrounding
taken up with parking but its impact may streets as set out in Section M1 above and
Parking courts: Parking courts within be screened by low evergreen hedges.
development blocks. These may be open public transport accessibility.
or gated. At the side of the property: For detached and semi- Unallocated parking:
detached homes, the car may be accommodated to the 46. Unallocated spaces are an efficient way
side of the property, with one or more spaces and/or a to provide parking. A scheme provides for
garage tucked between buildings with overlooking for the average rather than the maximum level
natural surveillance.
13
of car ownership. Its flexibility of use enables
it to accommodate residents and visitors
throughout the day.

47. In some local areas, it may be possible

to accommodate all parking requirements 15. Urban Parking Options: Parking options to
in this way. In high demand areas, it may be accommodate cars in higher density areas.
necessary to manage unallocated on-street
parking through controlled parking zones and
resident parking permits.

Allocated Parking:
48. Allocated parking is normally
accommodated on plot or on site. It may
also be provided on private land such as in
parking courts or car barns.

49. Non-residential parking may be

In mixed use blocks, semi-basement parking can be Supermarkets can be built over their car park
integrated into the built form, either below
ground in basements or semi-basements, or positioned under courtyards.
above ground using decks or multi-storey car
parks.

50. Where large areas of surface-level parking

are necessary, it may be located towards
the rear of the plot or block, away from the
main street frontage. Planting, including a
grid of trees between bays, can reduce the
visual impact. Short-term visitor parking may
be positioned on-street or close to building Multi-storey parking can be ‘skinned’ by other uses and
frontages. include active ground floor uses.
Office parking may take place
at basement level

14
M.3.ii Cycle Parking

51. A design code may also define the appropriate locations and forms for cycle parking, both
for building occupants and for visitors.

52. Cycle parking for occupants must be secure if people are to use it. It also needs to be
under cover to avoid problems with bad weather.

16. Cycle Parking Options:

Public cycle parking: Visitor parking Housing: In lower density suburban housing
may be provided via cycle racks in the bike parking can usually be provided within a
public realm that are prominently located garage or a separate structure within the garden.
and well supervised, provided that they do For terraced housing, provision for cycles needs
not obstruct pavements or desire lines. to be made within the property, in the front
garden or to the rear with access from a parking
court. It is also possible to provide communal
bike pods accommodating up to 10 cycles using
a single parking bay.

Apartments: In apartment blocks cycle Workspaces: In workspaces cycle parking may

parking can be provided in apartments, be provided via dedicated facilities within the
provided the space is in addition to the building, possibly as part of a basement car park.
Nationally Described Space Standards. It This may be linked to showers and lockers or
requires level access and an adequately even a bike repair hub.
sized lift. Communal bike stores may be
provided externally, in basement car parks
or in freestanding structures. These should
be as near as possible to the entrance for
convenience, and both the store and the
individual bike stands should be lockable.

15
M.3.iii Services and Utilities 17. Refuse Collection Options

53. New development needs to take into In-curtilage Provision: This can be provided to the side or rear of the property in detached
account a range of practical requirements housing. For terraced housing, collection needs to either be from the rear or a bin store needs
for streets and public spaces which, if not to be provided at the front.
considered, can undermine the quality of
space: Communal Provision: An alternative for terraced housing as well as for apartments is
communal provision. Reference should be given to guidance on carry distances and distances
54. Design codes may include coding for to collection points.
servicing and utilities arrangements.
Bring Points: An alternative is to use underground waste storage bins, although this requires a
specialist collection vehicle.
Emergency services:
55. All developments need to be
accessible to emergency vehicles. Sites with
limited vehicle access points need to ensure
that ambulances and fire tenders can gain
access if one of the roads is blocked. This
can be a particular problem with unregulated
on-street parking.

Refuse collection:
56. The road network needs to take account
of access for refuse collection and emergency
vehicles. The size of refuse collection
vehicles varies between local authorities and
depending on the waste collection system
care needs to be taken to ensure that their
turning requirements do not compromise
the layout. Local authorities should also be
mindful of the existing context to ensure
local character and quality of place is
not compromised by overestimating this
requirement.

16
Check List Movement
Local design codes should consider:

M.1 Connected Places

M.3 Parking and Servicing
• The way in which new development • How to accommodate the local plan’s
contributes to the creation of an parking requirements including:
overlooked and well lit permeable street
network. Acceptable locations and design of
unallocated parking.
• The provision of public transport and the Accommodation of bays for
distance of all dwellings from a stop. disabled spaces, electric charging
and car share.
• A framework plan indicating the street Position of on-plot parking.
hierarchy for the district. Guidance on the design of parking
for other uses.
M.2 Active Travel • The design and location of cycle
• Encouraging walking and cycling and parking.
the design of cycle routes.
• The design of bins and refuse collection
• Balancing the needs of cyclists, services.
pedestrians with those of vehicles.

• A toolkit of street junctions, layouts in

accordance with Manual for Streets.

• Guidance on multi-functional streets

including the situations in which they
can be used and their design principles.

17
Nature
Introduction 59. The design coding guidance will be
updated to reflect policy changes that
are anticipated to drive improvements to
57. Development should enhance the
our natural environment. Government is
natural as well as the built environment.
committed in the 25 Year Environment
Nature is good for health and wellbeing,
Plan to embed a ‘net environmental
for biodiversity, shading and cooling, noise
gain’ principle for development to deliver
mitigation, air quality and mitigating flood
environmental improvements locally and
risk as well as contributing to tackling the
nationally and to green our towns and
climate emergency. Nature is also central to
cities by creating and improving green
the creation of beautiful places.
infrastructure. Local Nature Recovery
58. Design codes need to ensure that Statements will have a role in identifying
nature and the historic landscape is woven land that should be safeguarded for
into the design of places. This may include nature and a National Framework of Green
the amount and type of open space, the Infrastructure Standards for blue and green
response to flood risk and the promotion of infrastructure in development.
biodiversity.

18
 18. Hierarchy of Green Spaces
N.1 Green Infrastructure
60. Green infrastructure is a network of Rural areas: Around 90% of England
multi-functional urban and rural green lies outside urban areas including
space that delivers a wide range of pasture and arable land, forests, moors,
environmental and quality of life benefits. wetland, natural spaces and National
It covers everything from country parks Parks.
to green roofs and street trees. In terms
of new development, the design code Natural spaces: Within built-up
may specify levels of green infrastructure areas these include land that has
provision and guidance on design. never been developed as well as
The National Framework of Green formerly developed sites that have
Infrastructure Standards will provide been reclaimed by nature. They include
further detail on principles to guide canals, rivers, former railway lines,
design. roadside verges and other transitionary
land that form important green
corridors.

N.1.i Network of Spaces Parks and formal green spaces:

Most settlements have a legacy of
61. There is a hierarchy of green spaces parks and other public green spaces
which play a distinctive role in terms of nature, like sports pitches, recreation grounds,
leisure and quality of life. Consideration needs and cemeteries.
to be given to the way that these spaces are
linked to provide a network of multi-functional Semi-public spaces: Many
green space and natural features. institutions like schools and churches
are custodians of green spaces.

Squares, village greens and

pocket parks: At the neighbourhood
level there are smaller areas of green
space that are used for local recreation
and play.

19
 Streets: Can include street trees,
verges and planting areas that bring
the benefits of green infrastructure to
the heart of the built environment.

Communal gardens: Residential

areas can include communal gardens
within the block or at roof level.

Allotments and food growing:

This can include community gardens,
orchards, and urban farms.

Private gardens: Within built-up

areas a large part of the land is private
gardens that contribute significantly to
biodiversity.

Balconies: External spaces in

apartments can be important for
wellbeing and nature.

Green walls and roofs: There

are opportunities for greenery and
biodiversity through green walls and
roofs.

20
 N.1.ii Open Space Provision Population-based Standards 65. It can be difficult to achieve at higher
64. The most common of these is the FIT densities, and the design code may provide
62. Local open space provision is used for standard (what is still often known as the guidance on how this is to be interpreted.
sport and play, informal recreation as well as National Playing Field Association 6 Acre This could include an assessment of existing
being important for nature. Government is Standard). This is widely used to define open space provision set against ward
updating open space and recreation guidance sports provision and informal outdoor space population data to assess the extent to which
on Accessibility to Natural Greenspace requirements. the standard is being met. New schemes may
(ANGSt) to ensure there is sufficient high- then be asked to contribute towards meeting
quality open space in the right locations, that any shortfall.
is attractive to users and is well managed and Public Park MUGA or skatepark
maintained. Accessible Greenspace Standards
66. An alternative is to look at the distance
63. The design code can consider the Natural Green Space to different types of open space. Thus higher
provision of new and enhanced green space residential densities would not increase the
2ha natural green space
as part of new development building in amount of open space required, subject to
existing open space strategies and standards LEAP its quality. The code would map each type
in the local plan. Approaches to setting open LAP
of open space and show walking distance
space standards include: around them as circles and isochrones. This
will highlight poorly served areas where new
Forthcoming National Framework
Amenity Green Space development may address the shortfall.
of Green Infrastructure Standards

0 M
FIT Standard 70
19. Open Space Accessibility Standards: The forthcoming National Framework of Green
NEAP 20ha natural green space Infrastructure Standards by Natural England will provide new standards for green infrastructure
Neighbourhood (ANGSt standards) suggesting that all people should have access to a natural green space
Equipped Area for Playing Pitches close to home. Benchmarks in the green infrastructure standards will include guidance on size/
Play distance criteria; and will be accompanied by a national map which will show where these
MUGA NEAP
Regional Park criteria are not currently met, to help guide provision of green spaces to the places that need it
Multi Use Games
Area most.
LEAP 100ha natural green space
Local Equipped
Communal areas, such as playgrounds, play areas, seating facilities need to be overlooked by
500ha natural green space nearby buildings, have safe and accessible routes for users and clear definition of boundaries to
Area for Play
LAP ensure they are secure.
Local Area for Play
K M
(See next page for 10 Fields in Trust suggests that all homes should be within recommended distances to parks,
more information) playing pitches, NEAPs, MUGAs, LEAPs and LAPs.
21
N.1.iii Open Space Design

67. The way in which spaces are designed is crucial to their

3
success. The design considerations vary with the type of space, a
formal park being very different to a large natural open space. The 6
situation where the design code is likely to be most relevant is in 8
the design of new smaller open space within new development. In
this case, the following principles are important: 2
4
20. Types of Play Space: Policy for play areas is based on three levels of provision
and could include other bespoke approaches such as adventure play, play for older
children and the concept of doorstep play in higher density housing. These relate to 1
the size and level of equipment provided but also the age of the children for which it
is designed. The three levels are:
21. Open space design
1. Boundary: Consideration needs to be
given to whether the space is fenced and gated
without interrupting wildlife networks.
2. Entrances: Access points and paths need to be conveniently located on
desire lines for walking and cycling.
Local Areas of Play (LAP), 3. Surveillance: Open spaces need to be overseen from surrounding buildings,
with a few fixed items of play Local Equipped Areas of Play streets and public spaces.
near to the home. (LEAP ) With at least five pieces of
equipment for slightly older children. 4. Activity: Sufficient space needs to be provided for sports pitches and play
areas to avoid conflict with other uses.
5. Maintenance: The design of the space needs to take account of maintenance
and adoption requirements.
Neighbourhood Equipped
Area of Play (NEAP) With at 6. Ecology: Green spaces need to include areas that are nature-rich.
least eight pieces of equipment 7. Access: Public open space needs to be accessible and welcoming to everyone.
along with a Multi-use games
area (MUGA) and/or a skate 8. Lighting: Needs to be considered for well-used footpaths and games areas
park/bike track. but should avoid light spillage that causes nuisance and harms wildlife.

22
N.2 Water and Drainage N.2.i Working with Water

68. Managing water is an important element of a site’s response to nature. It can 69. Many sites will include water in some
reduce flood risk and improve water quality while providing habitats and recreational form, and the National Design Guide can
activities and dealing with flooding when it happens. provide guidance on maximising the benefits.

70. Development adjacent to existing water

features, including rivers, lakes, canals, docks
and wetlands has an important role to play
in enhancing the value of the water as public
realm, habitat, ecological corridor and natural
capital asset.

71. Buildings may face the water and

leave a sufficient buffer zone to allow for
watercourses and banks to be maintained
and for current and potential future flood
defences. Opportunities to create walking and
cycling routes along watercourses need to be
encouraged.

72. Opening up culverts, reinstating

meanders and restoring and naturalising
river beds and banks can benefit wildlife and
improve public access and flood attenuation.

22. Development next to water

23
 23. Sustainable 5
N.2.ii Sustainable Drainage
Drainage Systems
4
73. Sustainable drainage systems or SuDS are
designed to reduce the rate of rainwater run-off
from new development, mitigating the risk of 2
7
flooding elsewhere whilst delivering benefits for 1
biodiversity, water quality and amenity. Ideally
water needs to be captured for use on site for
irrigation and non-potable uses. Where this
9
is not possible schemes need to follow the
hierarchy set out in guidance, by which water
is: 3 8

Allowed to infiltrate into the ground.

Attenuated for gradual release to a water 6 10
body.
Released into a water sewer, highway
drain, or another drainage system.
1. Green roofs: Provide capacity to hold and attenuate 6. Retention tanks: In high density schemes water can be
Released into a combined sewer.
water run-off as well as ecological and leisure benefits.. attenuated in underground structures.
74. The approach to each site will depend 2. Permeable surfacing: Surfaces that allow water to 7. Street tree planting: SuDS designed into highway
on its density, the position of watercourses, percolate into the ground including, natural surfaces, gravel provision can provide dual use benefits when integrated with
the ground conditions including permeability, and low traffic volume engineered road surfaces and hard- street tree provision.
contamination and the sensitivity of standings in front gardens.
groundwater receptors. 8. Rain gardens: Containers and ditches with native wetland
3. Swales: Shallow channels that provide attenuation while plants release water gradually and filter-out pollutants.
75. SuDS need to be considered early in the also channelling water to other features such as ponds.
9. Basins and ponds: Attenuation ponds that are normally
design process to ensure efficient integration
4. Rain capture: Water butts and other rainwater dry but fill during a rain event and then gradually discharge
with other aspects of design such as public
harvesting systems collect rainwater for use in gardens or water to the system.
open space, biodiversity provision, and
for non-potable uses reducing water consumption.
highways so as to minimise the land needed. 10. Reedbeds and wetlands: Topography can be used
Multi-functional SuDS need to be prioritised 5. Soakaways and filter drains: Ditches and trenches to create wetlands that provide attenuation capacity as well as
allowing for attenuation features which can also filled with gravel or stones that collect uncontaminated filtering out pollutants and providing habitat for wildlife.
be used for biodiversity and recreation. water and allow it to percolate into the ground.
24
N.2.iii Flood Risk

76. Flood risk needs to be considered • Locating buildings on the lowest risk parts 80. Where the safety of development relies
early in the design process based on an of the site on emergency planning measures it should
understanding of all sources of current and • Raising finished floor levels above include safe, signposted access and escape
future flood risk and alongside other design predicted flood levels routes in accordance with the ADEPT/EA
factors. • Using upper storeys for habitable areas guidance on flood risk emergency plans for
of housing, with ground floors used for new development. Wherever possible these
77. The sequential test should be less vulnerable or non-habitable uses (e.g. routes need to remain dry, but as a minimum,
used to steer development away from garages). they should be designed to ensure people will
flood risk areas. Where flood risk areas not be exposed to hazardous flooding. It may
are unavoidable, development should be 79. Lower vulnerability uses should also also be necessary to include a place of refuge
designed to ensure it will be safe from be located and designed to avoid flooding. above predicted flood levels.
flooding throughout its lifetime, without However, if flood risk is unavoidable, low
increasing flood risk elsewhere. vulnerability uses should incorporate resilience 81. All developments should seek to
measures in accordance with the Property reduce flood risk. This could be through
78. Vulnerable uses need to be laid Flood Resilience Code of Practice to resist making more space for water, increasing
out and designed using flood avoidance flood water and ensure they can recover infiltration, providing new or improved
measures such as: quickly in the event of flooding. flood defences or through natural flood
management techniques.

24. Flood Resilience Principles

Steer development away from flood

risk areas
Use flood avoidance measures
Use flood resistance and recovery
techniques
Provide safe means of access,
escape and refuge
Seek to reduce flood risk

25
N.3 Biodiversity
82. All new development needs to use, retain and improve existing habitats or create new habitats
to achieve measurable gains for biodiversity. This includes landscaping and tree planting.

25. Integrating Habitats:

N.3.i Biodiversity Net Gain Biodiversity can be enhanced
through facilitating habitats and
83. Local Nature Recovery Strategies routes for wildlife, for example,
(LNRS) to map and identify opportunities incorporating trees, wildflowers,
to create and enhance local biodiversity will ponds, bat boxes, bee bricks
be included in the Environment Bill. These and hedgehog highways.
strategies are intended to assist developers in
achieving biodiversity net gain and need to be
referenced in the design code.
84. Design codes will be expected to Natural England Biodiversity Metric 3.0 to
reflect the minimum 10% net increase in measure the existing value of the site (this will
biodiversity compared to the situation prior become mandatory under the Environment
to development. The broader environmental Bill). The proposed post-development design
net gain approach includes wider beneficial will similarly be assessed to show a minimum
environmental outcomes that can be 10% improvement (including any offsite
delivered such as flood protection, recreation provision where necessary)
and improved water and air quality.
N.3.ii Planning for Biodiversity
85. Natural assets such as ancient
woodlands, designated sites, mature trees, 87. The design code should be based on a
and protected species must be protected hierarchy that first seeks to avoid damaging
and enhanced (where possible) in the design habitats, then to mitigate that damage and
of the schemes. Priority habitats and priority then, if this is not possible, to consider
species should also be considered within the replacement habitats.
design process.
Fig 34: Biodiversity Net Gain: 88. Measures using green/infiltration SuDS
Development will be expected to produce a 86. A baseline assessment needs to be that improve water quality and create habitats
+10% increase in biodiversity undertaken prior to development using the should be included where possible.

26
26. Biodiversity Design Principles: N.3.iii Street Trees
Planting: To provide nectar, Existing features: Natural Mosaics: A range of elements and structures as small Street trees provide habitat, shading,
nuts, seeds, native vegetation assets such as trees, woodlands, patches of bare ground, tall flower-rich vegetation, or cooling, air quality improvements
and berries along with trees and hedges, wetland areas and other scattered trees and scrub to support a range of species and carbon sequestration, as well as
shrubs, logs and stones. Native natural features need to be and their life-cycles. being a vital component of attractive
plant species are generally, but not retained and enhanced where places. It is the government’s
always, better for wildlife. possible. Trees and hedgerows: These should intention that all new streets include
be incorporated into public realm and trees and the Urban Tree Challenge
Creating habitats: Strategies other open spaces as well as private Fund is planting 130,000 urban
need to be considered for development where trees across England. Guidance is
creating natural habitats, for appropriate. available in the Urban Tree Manual,
example, through use of trees, and considerations include:
wildflowers and ponds as well as
SuDS and rain
bird boxes, bee bricks
gardens: These
and hedgehog highways.
can be designed
to provide benefits
to nature by 27. Street Tree Design Principles:
including planting
Enhancing and habitat niches. Species: Codes may include a list of species
Habitats: as a palette for use by developers including
Management of Ecological network: non-native species which can provide valuable
native planting, Masterplans should create habitat. These help to establish different area
foraging grounds an interconnected ecological types and need to take account of local climate,
for bats, feeding network that encompasses shape, size, fruit and pollen. A variety of trees
grounds and everything from doorstep provides biodiversity and biosecurity resilience.
wetlands for birds spaces and private gardens to
and forest floor the surrounding countryside. Position: Careful positioning to allow space
habitats. for the mature tree without interfering with
property, infrastructure, street lighting or junction
Ecological niches: Can create a Green roofs & walls: Green facades provide sightlines. This can be on median strips, verges
range of ecological conditions from Rivers: Restoration nesting opportunities and food for bees. Habitats can or interspersed with parking bays but only on
woodland transition zones to wetland techniques create habitat also be created on roofs and are especially beneficial pavements where the mature tree will not block
areas and open grassland. and reduce flood risk. for birds and insects. access.

27
 Check List: Nature
Local design codes should consider:

N.1 Green Infrastructure N.2 Water and Drainage

• The creation of a network of green • Guidance on the design of development
spaces and other green infrastructure next to water.
such as green corridors and street trees,
which provide multiple benefits for • Performance standard and the design of
biodiversity, nature, recreation, climate sustainable drainage systems.
change resilience and support health
• Guidance on development within flood
and wellbeing.
risk areas based on Environment Agency
• The provision of open space based guidance including flood mitigation and
on the government’s Open Space and resilience.
Recreation Guidance and an open space
framework plan. N.3 Biodiversity
• The provision of children’s play in • Implementation of the government’s
Services: Coordinating tree planting with Biodiversity Net Gain Policy and the
accordance with national guidance
utilities providers and service ducts early in the Local Nature Recovery Strategies.
including its location, size and design.
lifetime of a scheme can ensure that trees do
not interfere with underground services. • Guidance on the design of green • The retention of natural features such as
spaces. trees, woodlands and hedgerows and
Specification: Care is needed in heavily other ecological features.
trafficked areas to avoid the compaction of the
soil around the tree. Guidance on tree planting, • Guidance on design for biodiversity.
pits, guards and other technical specifications
are widely available and have a significant impact • The provision of street trees relating
on the tree’s survival prospects. to types of streets plus the design,
placement and species to be used.

28 28
Built Form
Introduction

89. The National Design Guide defines designed place has a coherent form of
the ‘built form’ of an area as the ‘three- development. For built form this means:
dimensional pattern or arrangement of
development blocks, streets, buildings and
open spaces’ that make up any built-up A compact form of development;
area or development. It says that a well-
Appropriate building types and forms

29
B.1 Compact Form of Development
90. A compact form of development is more likely to accommodate
enough people to support shops, local facilities and viable public
transport, maximise social interaction in a local area, and make it feel a
28. Measuring density: A local variation in density
safe, lively and attractive place. In this way, it may help to promote active
creates a variety of built form character in Cambourne.
travel to local facilities and services, so reducing dependence on the
Area A has 94 homes on 2.6 ha – a net density
private car.
or 36 dph. Area B has 32 homes on 1.8ha, so is
91. What is meant by compact will vary according to area type around 20 dph. Note the area measure runs to the
and context. A design code may define an appropriate measure of back of each plot and the centre line of the roads.
compactness for new development in relation to an area type.

B.1.i Density

B
92. Density is one indicator for how compact
a development or place will be and how
intensively it will be developed. However, in
itself it is not a measure of how appropriate a
particular development may be within an area
type. For this it needs to be combined with

A
coding for other design parameters, including
those set out below.

Residential density
93. A design code may set out local
densities or ranges of density, particularly on
large sites with an average overall density,
where local variations in density may be
desirable in order to create a variety of identity
without harming local character as set out in
Historic England guidance.

30
 Floor Area Ratio

29. Plot Ratio and Floor Area Ratio: The former is

the proportion of the site area occupied by buildings
while the latter is the ratio between site area and the
total building floor area. These two measures can
be combined to control development. For instance,
a Plot Ratio of 0.5 means that only half of the site
area can be developed. A floor area ratio of 2
means that the floor area can be twice the site area.
Plot Ratio

B.1.ii Party Wall Condition

97. When buildings share a party wall or join

94. For housing development, density can Density for other uses onto one another, the form of development
be measured using plot ratio, dwellings per 95. For non-residential or mixed-use is more compact than when they do not.
hectare, or bed spaces per hectare. Density development density can be measured by Free-standing buildings generally occupy
in dwellings per hectare may be measured plot ratio, or floor area ratio. The former wider plots, which affects both density and
using gross or net density. Design codes may indicates how much of the site the building is compactness.
consider the appropriate measure of density able to occupy while the latter is the ratio of
for a given situation. site area to the area of development. 98. Design codes may include coding that
enables or prevents party walls, depending
96. A design code may set out local upon the area type. Alternatively, coding
densities or ranges of density for non- for building lines (see B2.2) may be used to
residential or mixed-use development. achieve a similar outcome.

31
 B.1.iii Building Types and Forms
30. Party Wall Condition 99. The character of an area is also influenced by the variety of building forms. This relates to
the size and uniformity if the buildings. Large buildings may occupy an entire block, whereas the
same area could be developed with a variety of smaller buildings. In many places it is the rhythm
and variety of these smaller buildings that is intrinsic to the character of the area. While large
buildings will be appropriate in places an area made up entirely of large buildings can be dull.

100. This is referred to as urban grain and it derives from the size and configuration of plots.
Both sides: Masterplans needs to indicate this plot structure, which together with the party wall settings
Party walls on will determine the character of the development. Plot based masterplans can also be used
both sides leads to to accommodate custom-build and self-build development (see section U2:3) with the Code
terraced housing. parameters summarised in a plot passport.

31. Urban Grain: Blocks can be developed with buildings of different sizes, based
on the arrangements of plots. A larger number of smaller buildings can create
greater variety and visual interest.

One side: A
party wall on one side
leads to semi-detached
housing.

No party walls:
A prohibition on party walls
leads to detached housing.
A code may also specify
the distance, say 1m, to
plot boundaries.

32
B.2 Built Form
101. A design code may define a three-dimensional envelope for new buildings. The size and
shape of this will vary depending on the nature of the area type and the blocks within it. This
envelope consists of three separate measures: the development blocks established by the
street network, the alignment of the front face of the building, and the height of the building.

B.2.i Blocks 32. Blocks

102. A connected network of streets defines a series of blocks

for development.

103. Built development blocks define the edge, and the three-
dimensional enclosure of street spaces and their uses help to
animate them.

104. Where development takes place around the edges of

blocks, they are known as perimeter blocks. Provided that
buildings face outwards onto the surrounding streets,
perimeter blocks also create a clear distinction
between the public fronts of buildings and the
private backs. This has important benefits in
terms of safety and security.

105. Area types will have an

established network of streets and blocks.
Coding can help ensure that the built form of
new development in these areas relates well to the
existing pattern of development.

106. On large sites a design code together with a masterplan

may establish a new street network and structure of
development blocks.

33
33. Examples from different places show how many of them are based on different types of perimeter block.

Leeds City Centre City of York Letchworth Garden City

City of London Ludlow Bishop’s Castle, Shropshire

34
34. Types of Block: There are a wide variety of
perimeter block forms that can accommodate housing
and other uses:

1. Perimeter block: A strip of 2. Informal block: Blocks 3. Terrace: The most common 4. Mews block: Mews streets 5. Courtyard block: Sometimes
development around a private like this can be found in many form is the typical English terrace run through blocks, originally buildings join to each other (party
courtyard/gardens. The private modern housing schemes. The which may include a rear alleyway. accommodating stable blocks to wall) not just on either side but also
interior is not accessible to people housing faces outwards onto the Codes for area types that include the rear of large houses. Now they to the rear. This is a characteristic
from outside the scheme. It surrounding streets with front and existing terraced housing need have generally been converted to form of many historic cities (like
includes private and communal back gardens. The extra width to consider reductions in back- separate homes and workspaces. York on the opposite page). There
gardens and car parking. allows a parking court to be to-back distances, compared to Modern versions of mews blocks are also modern versions of this
included alongside houses and common practice so that new include smaller single aspect type of block with deep housing
garage blocks within the courtyard. development relates to the context. homes above garages within the types with an internal courtyard.
block.

35
 B.2.ii Building Line

107. Attractive streets and other public spaces are generally defined by
the frontages of buildings around their edges.
35. Repairing Urban Blocks:
Infill sites can be an opportunity 108. A building line represents the alignment of the front face of the
to repair the block structure buildings in relation to a street or other public space. The nature of this
and street grid of an area. This line and its position in relation to the street contribute to the character
example shows an infill site that and identity of a place. It may be straight or irregular, continuous or
has been brought forward for broken. A consistent approach to building line in an area type or street
housing development. type helps to give it a coherent identity.

36. Different area types are likely

to have different building
lines: A high street is likely to have
a continuous building line set close
to the street. In a suburban area the
building line may be set further back
from the street, with gaps in it.

36
37. Building Line Character: The shape of the building line will contribute to the Coding for the Building Line
character of the area. Orthogonal arrangements are more likely to be found in urban 109. Design codes may identify building
areas while curved streets are more suburban with detached building forms. The third lines and their characteristics for each area
option with irregular geometry that can be seen in some historic urban areas, from cities type to guide new development, including
to villages. circumstances that allow for exceptions, e.g.
where a mature tree interrupts the existing
building line or creates a public space or
forecourt.

110. They may also identify the proposed

building lines for a large site based on the
agreed masterplan, taking into account the
hierarchy of streets, as well as the proposed
area types.

38. Building line plan: An example of a town centre

building line plan. The solid lines show existing
building lines and the dotted lines the places in which
the building line is to be repaired or recreated.

39. Set-back: The building line can also be established

by a set-back provision. This is the distance from
the back of pavement to the building. The size of
set-back will vary with the nature of the street. The
code may include rules for what can be built within a
set-back zone such as low walls, fences and bin and
bike stores.

Existing building line

Building line to reinstated

Development areas where a

new building line has been set

37
Building Line Characteristics Activity: The building line is the interface access, servicing and secondary pedestrian
111. A design code may set parameters that between the interior of each building and access to be from the rear while the public or
relate to the building line: the public life of the street. A design code main entrance and ‘address’ is through the
may consider how the building line enables building line.
Variance: The code may specify how far interaction with the street (see Section U1.3).
buildings are able to depart from the building Eyes on the Street: Successful streets are
line. This will depend on the importance of Access: Design codes may specify how characterised by active edges and natural
the frontage. In certain areas no variance will buildings relate to the street in terms of surveillance, so that the street space is
be permitted. Elsewhere buildings or parts access. It may be appropriate for vehicle overlooked from homes and businesses.
of buildings might be allowed to set back
or project forward of the building line by a
prescribed distance.

Compliance: The proportion of the building

line occupied by buildings may be specified.
In a centre, the building line is likely to be
continuous. In a suburb, there are likely to be
gaps between buildings.

40. Exceptions: Some

buildings can be set
back from the building
line.

41. Building Line

Compliance: Design
codes could specify
the percentage of the
building line to be filled
with buildings.

38
B.2.iii Height

112. Building heights influence the quality of a place in terms of its identity and the environment
for occupiers and users. Consistent building heights, or variation within a relatively narrow range,
can help to make an area type feel coherent. Large variations in height can make an area feel
dynamic.

113. The identity of an area type may be influenced by building heights, including in terms of its
overall scale, its skyline, key views and vistas and the relative prominence of landmark buildings.
Building height may also have an impact on local environmental conditions in neighbouring
properties, amenity spaces and public spaces in terms of daylight, sunlight, overshadowing,
wind and micro-climate. The placing of tall buildings needs to take account of their impact on
orientation and overshadowing of public and private spaces.

114. The number of storeys is a common way to estimate the height of residential development
43. The Street Section: The
in suburban and rural area types. In urban area types and for mixed-use development, a more
eaves height will contribute to
precise measure is appropriate.
the apparent height of buildings
and therefore the character of
m
30 the street.
m m
22 26
m
19 m
22
15m
m
42. Heights: A design code may regulate m 18
12
one or more of the following: eaves m
9m 14
or parapet height, roof height and
6m m
total height. Many building types have 10
projections that rise above the general 3m
6m
height of a roof. A code may either
allow for projections above a roof height
or define a total height including for
projections. In both cases the area of any
projections may need to be defined in the
code.

39
Eaves or parapet heights: In simple terms Tall Buildings • Accessibility measures such as distances
multiplying the storey height by the number 115. Tall buildings can be considered in and travel times to key facilities, including
of storeys will generate the eaves or parapet design codes. It may be appropriate to public transport stops or hubs;
height. This is the height of the building’s include criteria for the locations of tall • Characterisation studies and design
walls excluding the roof. The eaves or parapet buildings in some area types. strategies, dealing with issues such as
height will usually be the apparent height of urban form, historic character, building
the building from the street and so determine 116. A tall building for the purpose of the typologies, prevailing sunlight and daylight
the cross-section of the street. A code may code would be any structure that exceeded levels, green infrastructure and amenity
set out a maximum and possibly a minimum the general height guidance for a particular space.
eaves or parapet height for each area type area type. Tools that can assist with this
and type of street. include: 117. The policy on the location of tall buildings
is likely to be part of the local plan and would
Measuring height: It is also important take into account the factors in Figure 53.
to specify how building height is to be
measured. Typically this will be the height
above pavement level. An alternative
approach is to use AOD (Above Ordnance
Datum) measurements. These are likely to be
more appropriate in area types with slopes, or
where ground levels may be reconfigured.

Variances: There may be situations or 44. Tall Building

locations where it is appropriate for a building Principles:
to be taller than those in its immediate Topography,
context, to create a local landmark or, characterisation studies
in certain area types, a tall building (see heritage assets, local
overleaf). A design code may define criteria historic character and
to allow exceptions to height parameters in conservation areas,
specified circumstances. transport accessibility,
identified long views and
skylines to be protected,
sensitive local
views, vistas
and gateways.

40
Check List: Built Form
Local design codes should consider:

B.1 Compact Development B.2 Built Form

• The maximum and minimum residential • The separation of public and private
densities relating to each area type. space and the use of blocks, including
cul-de-sacs and gated communities.
• Floor area ratio for commercial
development relating to each area type. • The design and types of block.

• The party wall requirements relating to • The use of infill sites to repair block
each area type. structures.

• Establishing and repairing building lines.

• The setback, variance, and compliance

with the building line for each area type.

• The height of buildings for each area

type.

• The location and height of tall buildings.

41 41
Identity
Introduction

118. The identity of a place comes not 119. Identity may come out of respecting
just from the form and appearance of the and enhancing the existing character of the
buildings and spaces but also from the way area and also from adapting and shaping
that it is planned, its natural environment to develop new character. The architectural
and the use of its buildings. This includes approach needs to be influenced by its
the way that it responds to the character of surrounding architectural character.
the local area and the design of its buildings
and public spaces.

42
I.1 A Sense of Place
120. A sense of place is the quality that makes a place special and lodges it in the memory
so that people want to stay or return. It results from the combination of many factors.
Design codes may include guidance on how to draw inspiration from the existing context,
to create or enhance a sense of place through new development, and to follow some
simple principles of scale and proportion in the design of new buildings.

I.1.i Local Character I.1.ii Legibility

121. The Context section sets out how a 123. The legibility of a place relates to how
design code starts from an analysis of its area easy it is for people to find their way around.
type, in order to understand the place. This Certain characteristics of urban areas may
analysis informs the elements of a design help make them easier to navigate. This is
code and has particular importance when particularly important to meet the needs of
addressing local identity. specific people including those with dementia,
and other visual and mental disabilities. These
122. The analysis will include local building include: (See next page)
types, architectural styles, materials, detailing
and colour. While there are many beautiful
neighbourhoods, towns and historic villages,
there are also places whose existing
character is not particularly attractive. Existing
character is therefore something that must
be understood as a starting point for the
design of layouts and buildings so that they
fit into and also enhance the character of the
local area. Historic England guidance sets
out approaches to assessing the character of
places.

43
 I.1.iii Masterplanning
Paths: A clear and walkable network
of streets and other routes that doesn’t 124. On larger sites the first step in enhancing and creating local identity is to create a distinctive
involve diversions for pedestrians because masterplan for the site. Masterplans can take many forms and will need to be influenced by the
of the way that highways are designed. character of the surrounding area. In some cases, a formal masterplan with a grid of streets
(see Section M2). will be appropriate, whereas elsewhere a more organic plan will fit better with the surrounding
context. However, there are a number of ways in which all masterplans can create a sense of
Street hierarchy: A clear hierarchy of identity and character.
streets whereby movement is related to
land uses and street character, for instance
so that shops and public uses are on a 45. Creating Identity: Masterplans can be used to create a strong sense of place
high street.
Public art: Encouraging the use of
Unique businesses: public art in the design of buildings and
Neighbourhoods: Places with names and Encouraging space for local
a distinctive identity Well-proportioned spaces as well as free-standing pieces.
businesses which are distinctive to
streets: The width of the
the area.
Nodes: Meeting places and intersections street and the height of the Vista ends: Using taller buildings and
that are perceived as the centre of a buildings relate to its place in architectural expression on buildings that
neighbourhood. the street hierarchy. close vistas along a street or square.

Intensity: The idea that the density and

height of development rises towards nodes Neighbourhood character:
including town centres and high streets. Using colour, materials or specific
details to create a distinctive
Landmarks: Memorable built form character for different
including landmarks (see B2.3) neighbourhoods.
Marking
Wayfinding: Clear and logical signage, corners: Using
maps and local information. architectural features for
emphasis on corners. Street design: Creating
Planting: Use of different street tree species a unified pallet of materials and
to create distinct identities for different street furniture to be used in
streets. different area types.

44
I.2 The Identity of Buildings Meeting the ground: It is important to consider
how buildings are grounded and relate to the street.
Meeting the sky: Townscape can be
enriched by using varied roof heights and forms.
The following elements need to be considered: Alternatively, a more formal character can be
125. The design of buildings includes their size and
created with a consistent roofline. This relates to
shape and configuration, their relationship to their
Entrances, thresholds and both the roofline and the eaves line.
surroundings as well as their internal layout. All of
this is dealt with elsewhere in this code. It is also devices such as porches and
important to consider the way that the building recesses to mark
is designed, its elevations, the arrangements of entrances.
windows, the way it relates to the street, the design
of its roof, the details of its construction and the
materials that it uses.

126. This relates to all buildings, although

A consistent parapet
exceptions may be agreed for high-profile new It also relates
line with an internal
buildings commissioned by public bodies through to the design of
gutter and concealed
competitions. The role of design codes is to the ground floor,
roof
influence the design of the majority of buildings, the which may use
housing, shops and workspaces that make up the different materials
fabric of places. or be treated
as a plinth.

I.2.i Building Design Principles

127. It is important that these buildings respond to the Repetition of

parameters of height and building line set out in the consistent roof forms
Built Form section. Their design also needs to consider
the principles set out on the following pages which deal
with houses, mid-rise apartment or office buildings and The set back from the
tall buildings. These principles are independent of style, street is also important, and
and for each type we show examples of how they can the boundary treatment
be applied to different types of building. that can be a wall, fence
or railing depending on the
46. Façade Design: Regardless of architectural
local vernacular.
style, there are a number of architectural
principles that all buildings need to consider in
their design.
45
Composition: The façade needs to Windows: Elevations work best with Articulation: Façades can benefit Materials and detail: The details
relate to both the external context and a wall to window ratio of 15-35%. The from depth and articulation. This may of design combine to enhance the
the arrangement of internal spaces. proportion and design of windows can be achieved with architectural features building. The choice of symmetry
Windows need to be composed to shape the facade based on whether such as setbacks, balconies, porches or conscious asymmetry, the use of
reflect the daylight needs and hierarchy they are horizontal or vertical, and the and bays. These set forward or back colour, quality materials and detailing –
of these spaces. depth of the reveals. from the main facade that relates to the preferably drawn from the surrounding
building line. context. A degree of complexity will
ensure that buildings are attractive from
a distance and close-up.

This elevation shows a

30% glazing to wall ratio.

46
47. Housing Design Principles: The principles set out in Figure
46 can be applied to the design of housing regardless of style.
These three examples show housing of very different styles, but
they all follow the guidelines:

Varied roofline: A variety of heights and roof Varied but consistent roofline: the eaves
Materials: Local materials and configurations height is consistent with regular dormers.
detailing.

Setbacks from the street with

Layering: Set-backs and bays provide Portrait: Vertical window walls and railings as boundary
articulation for the façades configuration features

Entrances: Porches and setbacks mark

entrances

47
48. Mid Rise Design Principles: Similar principles
can be applied to the design of mid-rise buildings,
including both apartments and offices.
Layering: Set backs and bays provide
articulation for the façades

Varied roof line: A

variety of heights and
roof configurations

Plinth: Where the

building meets the
ground

Setbacks from the street with Entrances: Porches mark entrances

Portrait: Vertical window
configuration privacy strip

48
49. Tall Buildings Design Principles: Tall buildings are,
by their nature, one-offs and need to be designed Check List: Identity
to the highest architectural quality because of their Local design codes should consider:
prominence. They can be designed in a variety of
architectural styles, but the following principles apply
to all tall buildings: I.1 A Sense of Place
• Guidance on local character, materials
Top: The top of the building and its impact on the
and detailing to be used locally.
skyline needs to be carefully considered. Services
needs to be concealed and both the street views and • Wayfinding and legibility strategies.
the long views need to be considered.
Composition, active frontage, top • Masterplanning to create distinctive new
Form: The form and silhouette of the building needs to
development.
be considered. The long and short elevations need to
be well-proportioned in terms of their slenderness.
I.2 The Identity of Buildings
Materials: The use of materials need to be consistent
and simple. • Design guidance for the design of
buildings based on local character
Base: The tall building needs to follow the building assessments.
line at street level. To do this it may rise from a base or
plinth that is scaled to the surrounding buildings. • Tall building design guidance.
Public realm: Public spaces around the base of
tall buildings need to be generous, well designed and Public realm
contribute positively to the local context.
Entrance: The entrance to the tall building needs to
clearly marked.
Micro-climate: The tall building needs to be
considered in terms of overshadowing and wind. It may
be necessary to protect the surrounding public realm
from down draughts.
Active Frontage: If required by the design code the Entrance
ground floor of the tall building needs to include active
frontages.

49
Public Space
Introduction 129. Streets and roads make up three-
quarters of all public space. How they are
designed therefore has a significant impact
128. The quality of public spaces is
on people’s lives. Manual for Streets defines
partly about the way they are enclosed
common street types and functions, which
by buildings and partly the way that they
this code seeks to align with. These street
are designed. In this section we set out
types include multifunctional streets and
guidance for different types of street and
spaces, each with different place and
public space relating to the hierarchy
movement functions. Further detail on how
described in the Movement section. We
each of these can be designed for, as part
cover the scale and proportion of the space,
of a code are set out below, and how these
the way it deals with movement and traffic
can be coded for with additional street
and the design elements that contribute
types that could also be considered as part
to its success. These guidelines should
of a design code. A forthcoming update of
be adjusted to local conditions in design
Manual for Streets will seek to align with
codes.
this guidance.

50
 High Streets without Traffic
P.1 Streets

High Streets with Traffic

Alleyways/Back Streets
Mews/Burgage Courts
50. Streets and Character Types:

Secondary Streets
130. Section M2 described a hierarchy
The street types described in this of streets that characterise most places

Primary Streets
section should be adjusted in

Local Streets

Home Zones
and developments, based on the street
response to local character and to types and functions defined in Manual

Arcades
the area type in which the street for Streets and Manual for Streets 2,

Lanes
sits. together with other street types that may
be considered. All of these streets need to
balance the dual functions of movement
High Rise City and place. Their design will vary both by
their position in the street hierarchy and
Town/City Centre the area type that they pass through.
Other parts of the design code including
Urban Neighbourhood built form, movement, nature and use will
need to be considered in the design of
Inner Suburb streets. Each type of street also needs
to take account of emerging trends: the
Industrial Area changing nature of transport, for increased
levels of active travel, with space being
High Streets reallocated from private motor traffic to
cycling and public transport; and climate
Outer Suburb change, with space being allocated
from vehicle parking spaces to provide
Urban Green Space sustainable drainage and incorporate
street trees.
Rural
131. A code may set out parameters for
these different street types as set out
Village
below:

51
P.1.i Primary Streets 51. Primary Streets - Ring Roads/ Relief Roads: These streets can often be designed
to emphasise the sense of place, for example as avenues.
132. Primary streets are the main routes
carrying through traffic within settlements.

133. Many relief roads and ring roads have Parkways: Streets with a wide Boulevards: Streets with a central Avenues: Streets with a central
been designed to prioritise the flow of motor central grass reservation with carriageway for through traffic with carriageway and wide tree-lined
traffic with grade-separated pedestrian trees, along with carriageways and secondary one-way carriageways verges, also known as an ‘Avenue’
crossings and no frontage access. In many pavements. These are sometimes for local traffic and parking with
cases, there is potential to convert them into known as ‘parkways’ and are trees along the median strip.
pedestrian-friendly streets. However, many suitable for suburban locations.
arterial routes and high streets do already
successfully accommodate pedestrians,
cyclists and frontage access.

52
Primary Streets, Arterial and High Streets: The following illustrations show examples of
different types of primary street. These vary according to the following factors:

Enclosure: The proportion of width to Footways: The street should have

building height will change by area type. In pavements of at least 2m unobstructed width
city centres, local centres and on high streets, for pedestrians with crossings as necessary.
the space will feel comfortable with building Street furniture may be provided such as
heights equal to or greater than the width seating, appropriate to projected users, space
of the space between them. In other area and where clear access can be maintained.
types, the space will feel comfortable with Further information on designing footways
building heights at half the width of the space can be found in Manual for Streets.
between them.
Service Roads: In some circumstances
Frontage: Buildings need to front onto one-way service roads can run on either side
and take their main access from the street. of a main carriageway to provide servicing
If frontage access is difficult secondary and frontage access.
carriageways may be used.
On street parking: May be provided.
Active frontage and supervision:
Depends upon the area type: For city and Verges and median strips: Can be
local centres and on high streets, there will considered where space is available.
be active frontages including shops and other Green infrastructure: Street trees,
services. For other area types, there will be planting and swales can be provided.
building frontages with eyes on the street.
Bus/tram lanes: Where possible
Setbacks: The setback of buildings will dedicated lanes should be provided for 52. An example of an urban
vary by area type: For city and local centres buses or trams. Care will be needed to primary street
and on high streets, there may be little or no ensure that stops are accessible and safe for
setback, and this would normally be a zone pedestrians.
for outdoor seating or displays. For other
area types, the setback may be substantial. Cycle facilities: Dedicated cycle routes in
Where buildings do not provide enclosure, both directions wherever possible.
street trees can create a sense of enclosure, Carriageways: One or two lanes for
subject to local character. through traffic in one or each direction.

53
 P
LO

P
LO
T

T
53. An example of a 54. An example of a
suburban primary retail high street
street with traffic

54
55. An example of a low 56. An example of a
traffic / traffic free market town high
high street. street

55
P.1.ii Local and Secondary Streets 57. Secondary street and local high streets:
These are important streets that sit between primary
134. Secondary streets perform an important streets and local streets. This is an example of a
function within settlements. They normally potential layout.
link to high streets and provide access
into neighbourhoods. Without them more
traffic would be forced to use the local
street network. Secondary streets can
accommodate shops and retail space.
They can also be good locations for cafés
and restaurants as well as community
facilities such as schools, health service and
community centres.

135. These streets need to be designed to

meet their movement functions, including
traffic, cycling and walking and also to create
a pleasant environment for their users.

136. Most of the streets in a settlement are

local streets. These have a number of roles:

First and foremost, as an attractive

community focus for the people who live
and work there.
As safe and convenient routes for walking
and cycling.
Providing for emergency access and
servicing, including access for emergency
services, accommodating refuse storage
and collection and allowing deliveries.
Accommodating low levels of traffic at low
speeds.

56
Local Streets:
58. (top) An example of a 14m wide urban street with three-storey buildings creating an
enclosure ratio of 1:1.5
59. (bottom) An example of a 24m wide suburban street with two-storey buildings
creating an enclosure ratio of 1:4.
Enclosure: Will vary by area type: In urban privacy strip or small front garden. This may
neighbourhoods, streets feel comfortable also accommodate a bin store and a low
where the width of the space is only a little boundary wall, railing or fence. In suburban
wider than the height of the buildings. In neighbourhoods, setbacks may be larger than
suburban neighbourhoods the width of the this to provide larger front gardens.
street is likely to be at least twice that of the
building height. Footways: The street should have pavements
of at least 2m unobstructed width for
Frontage: Buildings can front onto the street pedestrians with crossings as necessary. Street
and take their main access from it. In urban furniture may be provided such as seating,
neighbourhoods, many of the buildings will be appropriate to projected users, space and
terraced. In suburban neighbourhoods, many where clear access can be maintained. Further
of the buildings may be semi-detached or information on designing for footways can be
detached and they may have crossovers or found in Manual for Streets.
drives.
Servicing: Deliveries and refuse collection will
Active frontage and supervision: In take place from the front of the property. There
urban neighbourhoods and inner suburbs, may be a separate access to the back garden.
active frontages will be permitted but not
required. There will be eyes on the street. In On-street parking: May be provided in
suburban neighbourhoods, active frontages designated bays where space is available.
may be permitted or not permitted. Eyes on Green infrastructure: Street trees may
the street may not be a requirement for an be provided on at least one side of the street
area type with strongly planted plot boundaries. within the parking zone. Verges/ swales/ rain
Setbacks: Will vary by area type. In urban gardens may be provided.
neighbourhoods, housing may be set back Cycle facilities: As traffic levels are low,
by between 0.5 and 3m to provide a segregated facilities are less likely to be
necessary

57
P.1.iii Tertiary Streets

137. In some area types there will be other existing or proposed street types that perform
different functions and have different design parameters. It may be appropriate for design codes
to be specific about these depending on local conditions.

60. Types of Tertiary Street: There are a wide variety of other street types that characterise existing
development and may be used to inform new schemes.

Rural/village lanes: Alleyways: Many Burgage courts:

These have a distinctive historic towns and cities Historic towns and
character. They may not have include a network of alleyways. They villages can have burgage
separate footpath or street lighting can provide established and well-used courts. These provide access into
and may have constrained vehicular access, pedestrian routes that need to be preserved in deep burgage plots and can be fronted by
depending on local character. Design codes new development. 19th century housing areas cottages. They provide access off the high
may seek to extend this character, particularly can include rear alleyways that provide access street, often through an archway and may
where lanes are to be incorporated into new to back yards. allow vehicle access.
development.

Back streets: A Closes and

Mews streets:
network of back streets cul-de-sacs: Short
Traditional mews
provides access to the rear of residential streets to open
streets provided access to
properties for servicing. These are up sites where through streets are
the rear of large houses. They can
often narrow without pavements. not possible.
be accessed through an archway from
the main street and have no pavements.

58
P.2 Social Interaction P.2.i Meeting Places

138. Streets and other public spaces such as public squares have an important 139. Many neighbourhoods include public spaces as
social function to bring people together and to act as a focus for community life. focal points at the heart of the community. They may
Parks and other green spaces described in section N1 also contribute towards include city and town squares, market places and
social interaction. Special consideration needs to be given to safety, multi- village greens. Squares can be green spaces enclosed
functional and generational spaces and reducing the risk of crime. by railings, or paved surfaces for use as markets and
public events. All of these spaces provide informal
settings for activities such as meeting, resting, playing,
holding events and parking.

61. Types of Public Square

Village green: One of the oldest forms of public space. Town square: An example of a town square, with hard Garden square: An example of a garden square typically
It is normally grassed with roads around its edge and also standing, roads on three sides, and opportunities for found in London but also common in new development.
possibly a pub or local shop. markets and other public events. This type of square would Roads on four sides enclose a green space bounded by
often be the setting for a public building and sculpture. railings.

59
62. Principles of Public Space Design.

Scale: Public spaces need to be

appropriately sized and proportioned. In
new development, it is good practice to
identify suitable precedents to inform their
dimensions.
Enclosure: The size of a square is informed
by the scale of surrounding buildings.
Typically, the enclosure ratio of the short
dimension of a square is at least twice the
height of the buildings.
Public uses: Squares may act as a focus
for public uses such as educational buildings,
churches, pubs, restaurants and cafes. They
are also gathering space for uses that draw
large numbers of people.
Setbacks: Buildings will normally
Events: Facilities can be provided for various be positioned at the back of pavement
types of event, ranging from outdoor stages around the square.
and tiered seating to market stalls, or power
supply and lighting. Servicing: Deliveries may be from the rear
of properties or from the square itself with
Traffic: Squares can accommodate some provision being made for deliveries.
local traffic around their edge, ideally not on
all four sides. On-street parking: On-street parking may
be accommodated either permanently or
Frontage: Buildings can frame a square, when not being used for other activities.
take their main access from it and provide a
continuous building line around it. Green infrastructure: Trees may be
provided within squares. The type of trees
Active frontage: Active frontages need and their position will depend on the function
to be provided around a public square, of the square, so as not to compromise the
preferably at least two sides of it. flexibility of the space.

60
P.2.ii Multi-functional Streets 63. Home Zones
Surfacing: Home zones often include shared Planting: The street can accommodate planters and trees.
140. Many high streets have been pedestrianised, surfacing but can also include low kerbs and
and where this is done well, it can help boost separately marked pavements. Cars: Speeds are reduced to walking pace with parking
trade and create a more welcoming environment. potentially accommodated in chevron spaces.
Pedestrianisation can be done in various ways Street furniture: Can create sitting areas and act
– either full time, during shopping hours only as barriers for cars. Signs: Should clearly mark the entrance to the zone.
or at weekends only. Alternatively, where full
Play: Small play areas create community space.
pedestrianisation is not appropriate, access for
vehicles may be retained but the street design
rebalanced to give more road space to walking
and cycling. There are often concerns that
reallocating road space will have a negative
impact on business. However, evidence shows
that people who walk and cycle take more trips
to the high street over the course of a month
than people who drive. Making access to high
streets easier by walking and cycling has a
proven economic benefit.

P.2.iii Home Zones

141. Home zone principles can be applied on

local streets. They are defined in guidance as
residential streets where ‘people and vehicles
share the whole of the street space safely
and on equal terms, where quality of life takes
precedence over ease of traffic movement’.
Vehicle speeds are reduced to walking pace.
They can form part of the street hierarchy in new
development or be retrofitted into existing streets.
Many homes zones use one-way streets and
chevron parking to slow traffic and create space
for planting and local play space.

61
P.3 Security and Public Space
142. Reducing crime has a significant impact on building strong communities and
ensuring the long-term sustainability of a development. The increasing threat of terrorism
also needs to be considered in the design of public spaces.

P.3.i Secured by Design

143. Neighbourhoods need to be designed

to make people feel safe and to reduce the
incidence of crime in accordance with the
recommendations of Secured by Design
which includes guidance for housing,
commercial space, schools, hospitals and
sheltered accommodation. Support and
advice is available from the police through
a network of Designing Out Crime Officers 64. Secured by
(DOCOs) across the UK. Secured by Design Design Principles Surveillance: Places where
advice incorporates proven crime prevention
Access and movement: Places with well-defined all publicly accessible spaces are
techniques and measures into the layout and
routes, spaces and entrances that provide for convenient overlooked.
design of places and spaces.
movement without compromising security. Ownership: Places that promote a sense of
144. Insecure places can disproportionately ownership, respect, territorial responsibility and community.
Safe routes: Creating safe routes that are as straight
affect some of the groups with protected
as possible, wide, well lit, without hiding places and well-
characteristics. Local authorities will need Physical protection: Places that include necessary, well-
maintained and overlooked.
to take this into account when devising and designed security features.
implementing design principles, having regard Structure: Places that are structured so that different uses Activity: Places where the level of human activity is
to the Public Sector Equality Duty, under the do not cause conflict. appropriate to the location reduces the risk of crime and
Equality Act 2010, which includes the need to
Lighting: Ensuring appropriate lighting levels are achieved. creates a sense of safety at all times.
have due regard to eliminate discrimination,
harassment, victimisation and any other Private space: Creating a clear separation between Management and maintenance: Places that are
conduct that is prohibited by the Act. public and private spaces, avoiding public routes next to designed with management and maintenance in mind, to
back gardens. discourage crime in the present and the future.

62
P.3.ii Counter Terrorism Check List: Public Space
Local design codes should consider:
145. The design of town centres and other
public spaces needs to take account of
potential terrorist attacks. The main impact
is on the prevention of hostile vehicles P.1 Streets
gaining access to areas where there are large • A framework plan showing the existing
numbers of people, such as public squares street hierarchy for the authority area.
or shopping streets. These measures can
be incorporated discreetly into the design of • Guidance on the design of new - and the
landscaping and street furniture within the upgrade of existing - streets related to
public realm to provide proportionate security the area type that they run through and
measures without impinging on the needs of relating to Manual for Streets.
local businesses or functionality of the public
space. Street furniture can play an important P.2 Social Interaction
role.
• Guidance on the design of public spaces
and squares.

• Multi-functional streets and Home Zones

including where they can be used and
how they should be designed.

63
Use
Introduction an integrated mix of housing tenures
and types to suit people at all stages
of life; and
146. Sustainable places include a mix
of uses that support everyday activities, well-integrated housing and other
including to live, work and play. Well- facilities that are designed to be tenure
designed places have: neutral and socially inclusive.

a mix of uses including local services 147. Design codes could seek to facilitate
and facilities to support daily life; a mix of uses that reflect local needs and
support community life.

64
U.1 Variety and Activity U.1.i Efficient Use of Land

148. Successful places generally contain a mixed community and mix of uses creating 149. Using land efficiently means getting the
variety and activity. The degree will vary within different area types, but opportunities need maximum possible benefit from a site or area,
to be sought in all circumstances to make efficient use of land, promote a mix of uses that taking into account relevant constraints.
meet local needs and create vitality through activity in compact development.
150. This can help to achieve desirable social
and environmental outcomes, facilitate the
efficient use of resources and infrastructure
65. Urban Intensification Options: Backyard development and reduce pressure on greenfield sites.
Infill development on 151. Efficient land use could involve:
Development of airspace
vacant site
over retail units
Co-locating higher density housing with
shops, services and public transport
nodes

Garden development accessed Coding for the intensification of lower

from the side of property density areas that use land inefficiently.
Upward extension Providing substantial, accessible, useable
within height guidelines green/public spaces rather than multiple
small strips and verges.
Consolidating surface parking
Infill unit on corner infrastructure into multi-storey car parks
slot site designed to avoid or car barns.
overlooking
Building over surface car parks.

U.1.ii Mix

152. A mix of uses involves the co-location of

Redevelopment of existing different types of development within a single
units at higher density for walkable area.
apartments 66. Suburban Intensification Options:

65
153. The correct balance of uses will help of an area and creating vitality through the 67. Active Ground Floor Uses: There are a variety
increase the amount of activity in an area presence and interaction of people. of activities that can create an active ground floor in
throughout the day, reduce overall travel, addition to shops, cafes, restaurants and bars.
encourage sustainable travel and support 157. Active frontages are associated with
shops and services with a critical mass of uses that generate many visits, particularly on Co-housing and student housing schemes can
people. This will contribute to the creation of foot, over the course of the day. In a primarily include communal facilities for residents. Office
sustainable and successful places. residential area, active frontages might be foyers have large windows and can even include
achieved through doors and windows facing cafes and other activities. Studios and workshops for
154. Design codes could help to facilitate a onto the street. In a local centre, this might be crafts people and small businesses can be located
mix of uses by: achieved by coding for active uses at ground on the ground floor. Community uses can also be
floor. included on ground floors and ground floor residential
Coding for specific uses (if a desired mix 158. Design codes could help facilitate active
accommodation can also be designed to relate well to
is known). frontages by:
the street.
Coding for flexible building typologies in
new development that would allow for Specifying a proportion of building
changing uses over time. frontage that should be active for each
Flexibility of established use classes. street.

Enabling the conversion of existing Specifying a proportion of active

buildings for different uses. uses for a particular area.
Specifying ground floor ceiling heights
U.1.iii Active Frontage to allow flexibility of uses in town
centres and high streets.
155. An active frontage means that buildings
have ground (and sometimes upper) floors Requiring new buildings to have
with windows and doors facing onto the main entrances and windows facing
street, creating interest and activity. Related onto the street.
uses might include shops, cafés, commercial Encouraging the inclusion of
premises or services but can also include balconies and larger windows
residential uses. for higher density residential.
156. Active frontages can provide informal Requiring commercial
surveillance opportunities improving the safety developments to use glazing
at ground floor.

66
U.2 Housing Mix SOCIAL HOUSING: AFFORDABLE PRIVATE RENTED:
Housing provided HOUSING: Social Housing available
159. Successful neighbourhoods contain a rich mix of at controlled rented, affordable at market
people, including families and the elderly, young people rents for people in rented and rents, including
and students, people with physical disabilities and those housing need by intermediate institutional
with mental health needs. This, in turn, requires a variety of registered social housing, provided investors, are
housing in terms of tenure, type and construction. housing providers to eligible creating bespoke
and local councils. households whose rental blocks in
needs are not met the Private Rented
U.2.i Housing for All by the market Sector (PRS) often
HOUSING FOR with communal
160. There are a wide variety of housing tenures that could form facilities.
part of new development and achieving the right mix will help to OLDER PEOPLE:
create diverse, equitable and resilient communities where people independent living, HOUSING FOR
are able to access the homes they want or need. sheltered housing, YOUNGER PEOPLE:
extra care housing, Specialist housing SUPPORTED
161. The correct mix of tenures will depend on the socio- care homes for younger HOUSING: Specialist
economic context of the local and wider area. Local plans and and retirement people, student housing to meet
other local policies will include guidance around housing need and communities and housing, co-living the needs of
the provision of different tenures. other specialist accommodation. vulnerable people;
housing;
162. The design code could help facilitate an appropriate mix of
tenures and fair approaches to provision by:
HOUSING FOR
CO-HOUSING: That
SHARED EQUITY: SALE: Housing
Providing additional guidance about where the tenures allows people
Housing that is built by private
required by local policy should be located. partly sold and housebuilders
to buy a stake in
the development
Illustrating the mix of tenures in an area. This could include a partly rented for sale including
rather than an
combination of the tenures set out opposite. various forms of
individual home.
discounted sale
Specifying tenure blind development (i.e. where there is This is increasingly
no distinction between the visual appearance and general 68. Toolkit of housing such as first-time
popular with
location of different tenures). tenures buyer schemes
community
and rent to buy
Requiring the same shared entrances and facilities are housing schemes.
initiatives
available for all tenants within a building.

67
U.2.ii Type

163. Housing type refers to the size, purpose Houses: Self-contained units with ground Apartments: Self-contained dwellings
and arrangement of housing. level access. They can be terraced, semi- accessed from communal space. The most
detached or detached, with narrow, medium common form is the single aspect apartment
164. There are a wide variety of housing or wide frontages normally with a garden to which can cause environmental issues in
types and achieving the right mix is another the front and rear. Special house types may terms of light and ventilation. Gallery access
component (along with tenure) of helping be appropriate for higher density schemes. and limited apartments per core can facilitate
to create diverse, equitable and resilient These can include courtyard units, mews dual aspect apartments that address such
communities where people are able to access blocks, corner blocks and house types that issues.
the homes they want or need. sit below or above other accommodation
while maintaining a ground floor access.
165. The correct mix of tenures will depend
on the socio-economic context of the local
and wider area. Local plans and other local
policies will include guidance around housing 69. Toolkit of Housetypes:
need and the provision of different types. Terraced Semi-detached Detached Wide frontage Corner houses
166. The design code could help facilitate an
appropriate mix of housing types by:

Providing additional guidance about

where the types required by local policy
should be located.
Requiring a particular mix of types in
a particular area. This could include a
combination of the types set out below.
Town Houses Courtyard houses Mews houses Specials
Allowing/encouraging the conversion of
existing housing into a different type.

68
Live work units: All homes should preferably U.3 Community
be designed with the flexibility to be used for
homeworking. Live/work units go further by 167. Local community is fostered by a mix
providing workspace on the ground floor, a of housing and public spaces and the type
flexible first floor and living accommodation of activities permitted within them. It is
above. also nurtured by community involvement
in design and management (see Lifespan
Shared housing: Including multi- section). It is important to provide a mix
generational homes and private rented of community facilities integrated into the
schemes for single adults to share. scheme, including schools, healthcare,
other local facilities and community
Elderly person housing: Housing for older spaces.
people and those with other needs. Including 70. A live/work unit: With ground floor workspace, top
retirement villages, independent living, extra floor housing and a flexible middle floor that can be U.3.i Schools
care, sheltered housing, care homes and high used for either.
dependency units. 168. Schools and nurseries comprise an
71. Custom-build homes: Allow residents to customise
important part of the community facilities
Co-housing: Schemes can be made up of their home based on a ‘plot passport’ and a standard
serving an area. They can provide a focus
a combination of the units described above ‘kit of parts’.
for community life and incorporate important
with shared meeting, dining and leisure facilities beyond educational uses. They
facilities. can also create activity that supports local
shops and other services. Guidance on the
Self-build and Custom-build: Design provision, land requirements and design of
codes can facilitate the growth of the sector schools is provided by the Department for
by encouraging self and custom-build Education.
both on infill sites and on larger schemes
where plot-based masterplans that enable 169. Schools need to be located to be as
individuals to build their own homes. accessible as possible to the communities
which they serve and to provide maximum
support to local shops and services. There
needs to be sufficient provision to serve local
need where appropriate.

69
170. Design codes could support the positive 72. Urban School: In urban areas
delivery and integration of schools into the urban schools can be built on a number
fabric by the following measures. Guidance on of storeys within a
design codes for schools to be provided by the block structure.
Department for Education.

Suggesting locations for schools that

maximise usability for the community and
supports local shops and services, where
appropriate.
Providing guidance on factors that need to
be considered when integrating a school
into a neighbourhood (e.g. noise, traffic
congestion, overlooking).
Providing guidance on the design of
schools, taking into account the following Built form: Schools can have a key role in being nodes/markers and
components: as public buildings could have a different character/scale/form from the
main fabric of a settlement.
73. Suburban School: In lower
density areas schools occupy Building line: New school buildings could face onto streets and
larger sites but still need to create squares and could relate to the identified building line. Set-backs may be
a clear separation between public appropriate to create a setting for the building.
and private realm.
Height: Heights of school buildings will be determined by DfE guidance
and could be appropriate to the area types in which they sit.
Access: There may be separate entrances for children and visitors, and
the former will need to take account of school drop-off and collection
while encouraging active travel with car use and parking reduced where
possible. Entrances need to be from the street or public places.
Public and private space: A key issue is the management of
public and private space. Ideally the setting of the school building and
associated safeguarding measures would consider the transition from the
street into the managed space of the school.

70
U.3.ii Community Facilities 1.Cultural and community facilities: 74. Local facilities that should be accessible in all
village halls, community hubs and other neighbourhoods:
171. Community spaces are those that cultural facilities.
can be used by the wider public or specific
resident groups for a range of activities. 2. Local shops: The design code needs
They play a vital role in the social life of to provide guidance for the design of and
communities, acting as a self-organising access to local shopping facilities.
public service and supporting community
cohesion. They can also create activity that 3. Pubs/cafés: Local shops can include
cafés and other food and beverage uses 2 4
supports local shops and other services.
where people can meet and, increasingly,
172. Such spaces need to be located to be work.
as accessible as possible to the communities
which they serve and to provide maximum 4. Medical facilities: All areas need
support to local shops and services. There medical facilities, including doctor’s surgeries,
needs to be sufficient provision to serve local district nurses, dentists and chemists. GP’s 4 1
need. mostly work in group practices in health 1
centres, so only the largest schemes will be
173. Design codes could support the positive required to include them. Health facilities
delivery and integration of community spaces need to be in accessible locations at the heart
into the urban fabric by: of a community and planned in co-operation
with relevant health and care organisations.
Requiring the provision of community
spaces within new development 5. Places of worship: New buildings for
dependent on scheme size and mix. religious worship are an important community
function as places of congregation and
Providing guidance about the location and community and need to be integrated into School
design of community spaces to maximise new development.
accessibility to the community, minimise 5
disruption and ensure security/safety. 6. Homeworking hubs: Homeworking
employees can support local facilities and
Allowing/encouraging the conversion of
there may also be scope to provide facilities
existing buildings to community uses.
to support home workers. Hubs include
meeting spaces, shared resources such as
printers, and even a delivery address.

71
U.3.iii Local Services Check List: Use
Local design codes should consider:
174. There are a number of other services
that provide a vital function in supporting
community life and reducing the need for
travel (U15).

175. Ideally people need to be able to meet

U.1 Variety and Activity U.3 Community
most of their day to day needs within a
walkable radius of their home. • The intensification of existing areas • The design and location of urban and
including in which area types it is suburban schools.
176. Design codes could support the positive appropriate and including guidance on
delivery and integration of local services into how it should be done. • The design and location of community
the urban fabric by: centres.
• The provision of a mix of uses in each
area type and on how this should be • Accessibility, mix and design of local
Requiring the provision of local services services.
within new development dependent on measured.
scheme size and mix. • The provision and design of active
Providing guidance about the location frontages for each area type.
and design of local services to maximise
accessibility to the community and U.2 Housing Mix
support for existing shops and services.
• The mix and integration of housing
Allowing/encouraging the conversion of tenures and achieving tenure-blind
existing buildings to local services. development.

• The mix of house types and tenures.

• Live-work units, how they are defined

and where they can be located.

72 72
Homes and
Introduction 178. Design policies can support the
development of well-designed homes and
buildings by addressing space standards,

Buildings
177. Well-designed homes and buildings accessibility, lighting, privacy, security and
are functional, accessible and sustainable. the delineation of public and private spaces.
They provide attractive environments that
support the health and wellbeing of their 179. The requirements in this section need
users. They meet a diverse range of needs, to be balanced against other design code
are adequate in size, fit for purpose and considerations and the detail design of
adaptable. They relate positively to the inter-related requirements resolved at
spaces around them and allow for easy project level.
operation and servicing.

73
H.1 Housing Quality 181. Space standards are set at a national H.1.ii Accessibility
level by the Nationally Described Space
Standards 2015 and are optional for local 183. Accessible homes can be easily
planning authorities to adopt, subject to local reached, entered and used by everyone,
H.1.i Space Standards
plan viability testing and approval by the regardless of age and physical ability.
Planning Inspectorate. Providing accessible housing is important in
180. Space standards are minimum
requirements for internal space within new ensuring that the needs of older and disabled
182. Design codes can support the delivery people are met, as well creating the flexibility
dwellings and include Gross Internal (floor) of housing quality by including Nationally
Area, and dimensions for key parts of the for homes to meet the changing needs of
Described Space Standards. These need to individuals and families at different stages of
home including bedrooms, storage and floor be included in local plan policy and can be
to ceiling height. They help to ensure that life. Doing so allows people to remain within
referenced in the code. the community, contributing to their individual
new homes contribute to the health, family
function and wellbeing of residents. wellbeing and the social cohesion of the area.

184. At a national level building regulations

75. Nationally Number of Number of 1 Storey 2 Storey 3 Storey Built-in set out three categories of accessibility and
Described Space bedrooms bed spaces dwellings dwellings dwellings storage local planning authorities are expected to
Standards (persons) set requirements for accessibility that reflect
1b 1p 39(37)* 1.0 local needs. Design codes can support the
2p 50 58 1.5 delivery of accessible housing by requiring a
percentage of development, or development
2b 3p 61 70 2.0
delivered in certain areas, to meet the
4p 70 79
standards for the higher categories (2 and 3).
3b 4p 74 84 90 2.5
These need to be included in local plan policy
5p 86 93 99 and can be referenced in the code.
6p 95 102 108
4b 5p 90 97 103 3.0
6p 99 106 112
7p 108 115 121
8p 117 124 130
5b 6p 103 110 116 3.5
7p 112 119 125
8p 121 128 134
6b 7p 116 123 129 4.0
8p 125 132 138
74
 77. Dual Aspect
H.2 Health and Wellbeing Internal layouts that maximise
Apartments:
access to natural daylight
185. A considerable amount of time is Appropriate levels of glazing to 1
spent daily in the home environment. ensure adequate internal lighting 1. Single aspect flats should
Internal home quality and its immediate without problems of overheating not face north.
surroundings are key determinants of the (see Section R1:3) 2. Apartments accessed from
health status of the general population a balcony have two aspects. 2
and those from vulnerable and protected Dual aspect apartments
characteristics groups. particularly on north facing blocks. 3. Walk-up apartments can
also be designed so that every
186. The built environment has a Application of privacy distances apartment has two aspects
significant impact on people’s health and their effect on layout
and wellbeing. This relates across the Front gardens and privacy strips
design code with regard to walkable
neighbourhoods, access to greenery and 3
recreation, attractive buildings and public
spaces, space standards, and strong 76. Privacy Distance:
communities. There are also specific Privacy distances are important but can have
elements relating to the impact of the an impact on the density of development.
design of homes and buildings that affect There would not normally be a privacy
wellbeing including daylight, aspect and distance at the front of the property.
privacy, security and access to private
outdoor space.

H.2.i Lighting Aspect and Privacy

187. Good quality housing creates a pleasant

indoor environment with adequate levels
of natural lighting, and sunlight, without
problems of overheating, good quality
ventilation and privacy from overlooking. In
preparing design codes, consideration needs
to be given to:

75
H.2.ii Security H.2.iii Gardens and Balconies

188. People’s feeling of security within their home is influenced by the design of the home 192. Access to external private space is important
and the way that it relates to its neighbours. This also relates to gardens and the security for people’s wellbeing. Design guides may include
of parked cars and bikes. minimum standards for the provision of private
open space.
189. The layout of dwellings should ensure that homes and places are easy to move
around and safe and secure as set out in Secured by Design guidance. Layouts need 193. This may include the size of back gardens
to ensure natural surveillance from buildings to public spaces, encourage community related to the size or expected occupancy of the
interaction, engagement and participation and environmental control. home. It may also include a requirement for a
setback of the home from the street (see Section
190. Housing plots need to include fences to the rear and defensible space/front gardens B2:ii) and provide guidance for how this is treated
at the front with a boundary treatment or planting to keep people away from windows. including the boundary treatment, such as a wall,
hedge or fence.
191. In suburban area types cars parked on plot will be more secure. Where rear parking
courts are necessary, consideration needs to be given to security, through natural 194. Guidance may also be provided about the
surveillance or gating. Bike parking should also be secure and where possible in the provision and size of balconies on apartments.
curtilage of the dwelling.

78. Security and the Home 79. The Provision of Private

Gardens

76
 80. Principles of Courtyard Design.
Check List:
Communal Gardens
195. Communal, semi-private space can be
provided for residents within urban blocks Local design codes should consider:
which is not accessible to the general public
and is generally situated with perimeter Parking: Parking of vehicles and cycles H.1 Housing Quality
blocks accessible either by communal within communal gardens needs to be
separate from amenity uses. Communal • Whether the Nationally Described Space
entrances or direct from properties.
gardens can be created over basement or Standards are to be applied locally. This
semi-basement parking and the design of is subject to tests on need and viability
the garden can incorporate ventilation for the and should be referenced to the local
Scale: The size of the space will be plan.
determined by the scale of the block and parking.
the amenity it is required to provide. Private gardens: Communal • Whether local policy will include a
gardens can be accessed directly requirement for Category 2 or 3 levels
from the surrounding property of accessibility in accordance with Part
or from communal areas. M4(1-3)
Consideration needs to be given
to privacy space around the
perimeter of communal gardens. H.2 Health and wellbeing
• Measures to promote the health and
wellbeing of residents, including:
Privacy distances
Internal daylight and sunlight
Dual aspect homes
Access: External access to • The application of Secured by
communal gardens would Design principles to the home and its
normally be gated. surroundings.

Enclosure: The degree of enclosure • The provision of private open space

will be determined by the height of the including gardens and balconies.
surrounding buildings, sunlight and daylight Uses: Communal gardens can
criteria and environmental factors. include a range of communal • The provision and design of communal
uses leisure, health and wellbeing open spaces.
activities and social uses and
meeting rooms.

77
Resources
Introduction 200. A compact and walkable
neighbourhood with a mix of uses and
facilities reduces demand for energy and
199. Well-designed places and buildings
supports health and wellbeing. It uses land
conserve natural resources including
efficiently so helps adaptation by increasing
buildings, land, water, energy and materials.
the ability for CO2 absorption, sustaining
Their design responds to the impacts of
natural ecosystems, minimising flood risk
climate change by being energy efficient
and the potential impact of flooding, and
and minimising carbon emissions to meet
reducing overheating and air pollution.
net zero targets by 2050. It identifies
measures to achieve: mitigation, primarily 201. Forthcoming changes to environmental
by reducing greenhouse gas emissions performance standards set out in the Future
and minimising embodied energy; and Homes Standard will be included in the
adaptation to anticipated events, such as Building Regulations and applied nationally
rising temperatures and the increasing risk in order to meet zero- carbon targets. The
of flooding. following elements can be addressed locally,
and these can be included in design codes.

78
R.1 Energy

R.1.i Energy Hierarchy R.1.ii Energy Efficiency policies, consideration should be given to
improving energy efficiency, which may
202. The Energy Hierarchy is a classification 203. Local authorities can set policies for address the selection of materials for thermal
of energy options, prioritised to assist energy efficiency higher standards for their and solar performance, retrofitting existing
progress towards a more sustainable energy area or in relation to specific development buildings, design and orientation construction
system. Design codes can include a local sites or areas. The materials, construction techniques and assessing whole life costs.
energy hierarchy based on energy efficiency and orientation of buildings dictate their These requirements need to be balanced
standards, renewable energy sources and energy efficiency. There are multiple ways against other design code considerations and
renewable energy networks. of reducing energy waste. In developing the detail design of inter-related requirements
resolved at project level.

81. Passive Design Passive design: The layout and orientation of new buildings contributes
and Orientation to reducing their energy needs by avoiding overshadowing, maximising
passive solar gain, internal daylight levels and ventilation.

Solar energy generation: The layout and orientation of roofscapes

need to maximise opportunities for solar PV generation with south-facing
roof space and the use of reflective surfaces.

Other technologies: consider adequate space in masterplanning and

plots for homes for new and emerging technologies such as ground and
air source heat pumps for example.

Orientation: Ensuring good levels of natural lighting to habitable rooms

whilst minimising the risk of overheating, provides benefits for both health
and energy efficiency. Careful modulation of heights and roofscape can
maximise the sunlight to each unit. South facing single aspect homes
that lead to overheating and north-facing single aspect flats needs to be
avoided.

79
82. Form Factor: Is the proportion of floor area to
external wall area and can have a significant impact
on energy efficiency. Urban building forms such as
terraces and apartments minimise heat loss with a low
form factor.

84. Low Energy Networks:

Low renewable energy: Energy centre: Local battery

83. Micro-climate: Schemes needs to consider micro-climate, particularly wind Delivered through air, water and storage linked to the grid.
impact on exposed sites or where taller buildings are proposed. This affects ground source heat pumps.
the usability of the public realm and the energy demands of buildings.
Retrofitting: Upgrading
the energy performance of
existing houses.

Electric vehicles:
Charging points as
Solar PV panels: part of on-street
Using south-facing roofs. bays.
Local energy networks:
Waste recycling: Communal
Linking renewable energy sources
bins with underground storage.
to local heat and power networks.

80
 R.2 Sustainable Construction
206. Sustainable construction is the practice of creating buildings using processes
that are environmentally responsible and resource efficient. Design codes can include
guidance on sustainable construction including embodied energy, approach to
construction and use of water.

204. The design of windows needs to R.2.i Embodied Energy: R.2.ii Sustainable Construction
consider orientation to balance heat loss
and beneficial solar gain, daylight and 207. Embodied energy is the energy 209. All demolition and construction
sunlight. Southern-facing glazing can be consumed by all the processes associated processes and materials production and
beneficial in contributing to overall energy with the production of a building. application have environmental impacts. In
demand in winter. It can lead to overheating addition to embodied energy, issues relate to
in summer and excessive heat loss on cold 208. Reducing embodied energy can be the impacts of extraction, pollution, ozone,
cloudy days in winter. Glazing needs to be achieved by remodel and reuse of buildings water extraction, and waste disposal. Design
sized appropriately for context and passive where possible rather than rebuild, using codes can include standards and guidance
measures such as external shading devices low energy materials, designing to use that address these issues.
or provision for future installation of shading materials efficiently, reducing the energy used
devices needs to be considered to reduce in construction, the re-use of materials and
reliance on mechanical ventilation. design for disassembly and adaptability so R.2.iii Modern Methods of
that the carbon locked in the building can Construction:
be retained or reused in future. This can be
R.1.iii Neighbourhood Energy Issues achieved by: 210. ‘Modern methods of construction’
is a term that embraces a range of off-
205. Some energy issues are most Reuse and refurbishment in preference to site manufacturing and on-site techniques
appropriately dealt with at the level of the new construction. that provide alternatives to traditional
neighbourhood rather than at building level. housebuilding. Such techniques can
Design codes can address neighbourhood Energy used in construction. contribute to the efficient use of resources.
level issues that contribute to meeting Design codes could encourage innovative
Reuse of materials.
energy efficiency targets, support supply methods of off-site construction and
and demand at the local level and reduce Design for disassembly. modular production to improve building
transmission losses. See Figure 84. performance, productivity, waste reduction
Foundations that accommodate trees.

81
 Check List: Resources
and design for the circular economy. Design codes
can include guidance that supports modern methods
of construction by setting regular plot widths and Local design codes should consider in the context of relevant local
encouraging the replication and repetition of plan plan policies:
types and layout elements. They can be used to limit
requirements that make these methods more difficult
to apply, such as excessive variety of form where this
does not contradict the rhythm, building form and R.1 Energy
variety of the local context. • Energy efficiency standards and whether
/how they apply to all or part of the area,
if exceeding building regulations.
R.2.iv Water Saving
• Neighbourhood energy design including
211. The design of buildings and places can contribute passive design, orientation and form
to the efficient use of water. Climate change and factor.
associated weather events mean that water supply
is becoming less predictable and areas of the UK are • Local low energy networks.
subject to water stress. Design codes can provide
guidance and regulation around water saving which R.2 Sustainable Construction
may address rainwater harvesting, dual potable and
grey water recycling systems and requirements for • Embodied Energy targets.
“water neutrality” for new development and include
• BREEAM targets as appropriate.
reference to Optional Technical Standards for water
efficiency standards. • Water saving measures and how they
can be achieved.

82 82
Lifespan
Introduction

196. Well-designed places sustain their 197. Places designed for long-term
beauty over the long term. They add to the stewardship are robust and easy to look
quality of life of their users, and as a result, after, enable their users to establish a sense
people are more likely to care for them over of ownership, adapt to changing needs and
their lifespan. They have an emphasis on are well maintained.
quality and simplicity.
198. Design codes can address a number of
factors that influence the lifespan of places.
L.1 Stewardship L.1.ii Participation in Design

L.1.i Management Plan 201. A process for community participation

in the production of codes is set out in Part
199. Management and maintenance of places Long term management plans for new 1.3. It is also important that participation is
incorporate the processes associated with development which might include integrated into the process of developing
preserving their quality or condition. Good individual residents and businesses masterplans for individual schemes.
management and maintenance contribute to managing private space, adoption by a
202. Processes of participation, consultation
the resilience and attractiveness of a place public authority, the use of management
and co-design improve transparency, help to
and allows communities to have pride in their companies or management by the
build trust, allow for valuable local knowledge
area. community.
to be gained, increase a sense of ownership
200. In preparing design codes consideration Areas for adoption with information on over the completed development and help to
needs to be given to: layout, materials, construction details and build community cohesion.
landscaping.
203. Design codes can support meaningful
Management of public spaces, including participation by requiring and providing
streets and open spaces that will be guidance on participatory processes for new
adopted by local authorities and highways development.
authorities, and shared spaces where
these may be jointly or privately managed.

81. Management Plan:

Land to be adopted by the highway
authority.
Land to adopted by the council
landscape maintenance arm.
Land managed by a management
company.
Land managed by householders.

84
L1.iii Community Management
Check List: Lifespan
204. Community management is the Local design codes should consider including:
management of a common resource by the
people who use it through the collective
action of volunteers and stakeholders. The L.1 Stewardship
community management of neighbourhoods • Stewardship plan and when it will be required.
is a valuable way of engendering a sense
of ownership and responsibility as well as • Guidance on adoption of public areas.
building social cohesion.
• Levels of community engagement expected prior to
205. In preparing design codes, consideration a planning application.
can be given to how community management
can be facilitated for: • Guidance on facilitating community management.

Informal community management groups

Neighbourhood Planning Groups
Community management of public
spaces
Community management of buildings and
facilities
Community management of local energy
networks
Community Land Trusts
Community housing such as cooperatives
and co-housing

85
Community Engagement

87
Introduction
206. When preparing design codes, 208. The consultation process will involve:
communities need to be involved at each
stage of the process. The advice set out
below needs to be considered in order to identification of the areas where
gain measurable community support for the code will apply
design codes. It needs to be proportionate definition and mapping of area
to the scale and location of the development, types
recognising that some aspects of the
development process are complex, some masterplanning of development
community groups are harder to reach, and areas.
that the occupants of new development are
content of the design code
hard to identify. The form and approach for
community engagement needs to be decided application of the design code
locally and co-designed with community and how it influences individual
groups. Local planning authorities should schemes
refer to planning practice guidance on
plan-making, including the Statement of 209. The process should be transparent
Community Involvement. and collaborative and precede each stage
of the design code production. Engagement
207. The community involves all people activities should be appropriate to the scale
living and working in and around the area for of the relevant area, with some elements
which the code is being produced together of engagement taking place across the
with local interest groups, stakeholders and authority, and some at the settlement and
elected representatives. neighbourhood level, to match stakeholder
interests. At each stage, it should be easy
for participants to engage with the process
and see how their inputs have been used to
develop the next iteration.

88
Tools and Techniques
82. Engagement Tools
210. The guidance set out in Planning Digital engagement tools: The use of digital
Practice Guidance, Design: Process and Visual preference surveys: to understand techniques can help to engage with hard to reach groups
Tools, provides advice on how methods buildings, places, and streets that local people prefer, in the community, such as younger people, and can
of engagement should be appropriate for dislike or would like to improve. be used in addition to in person techniques referred to
access by all people. There are a range of above.
in-person and digital engagement tools that Place assessment tools: such as tools like
can be used. Each have advantages and Placecheck and Spaceshaper. Social media platforms, apps, email
disadvantages for reaching different sections campaigns and websites: can be used to
Structured workshops and charrettes: promote in person events but could also be used
of the community. Using a combination of
hands-on events to explore the challenges and to share information, allow online participation in
different techniques should be considered
opportunities of a site or area, analyse options or consultation processes and get feedback.
to reach the maximum number and range of
develop design proposals at various stages in the
people. Digital models of design codes and their
process.
context, area or sites: to help to visualise
211. New digital technologies and Community panels or forums: to ensure the concepts and the wider effects of development.
applications are being developed and the voice of the community is considered through These might include the use of gaming platforms to
process for engagement and measuring formal and informal structures. engage younger audiences in exploring spatial design.
support will evolve over time. Local planning
authorities will need to apply a balance of face Drop in events and exhibitions: to provide Other visualisation techniques for three
to face and digital techniques appropriate to the opportunity to discuss the proposals with the dimensional models: to provide the community
their circumstances and the type and scale of consultation team and provide feedback in-person with a visual appreciation of the proposals.
development. or via a questionnaire.
Community level data gathering: to gauge
Design review panels: for peer group review levels of support for particular ideas along with
at key stages to test the content and application accessible, transparent representation so the
of design codes. These could include community community can see the views of the whole
representation and professionals that are community reflected statistically.
knowledgeable about the area for coding.

89
Who is Responsible? Initial Engagement 83. Initial Engagement
212. This will depend on the scale at 215. Those leading the engagement will need Meeting with community representatives,
which the code is being considered. The to build the knowledge of the community stakeholders, councillors, neighbourhood
engagement process for the design code about the purpose, application and planning groups, and external consultees to
at the authority level may be set up and development of design codes. It is important explain the process and the role of a design
managed by the local planning authority, while to provide participants with the right tools and code.
for specific development sites, the developer information to engage fully. This could involve Surveying local hopes, preferences and fears
may be expected to manage the process. training at the outset to raise awareness and as widely as possible
build skills. There may be a need for a period
213. The team responsible for producing of networking, research and conversations to Set up community panels or forums to
a code will need to be an inter-disciplinary build a map of key interests and stakeholders. represent the views of local communities in the
team of built environment professionals and Initial engagement may include the actions development of the design code.
may include architects, landscape architects, set out in the box opposite. Get early buy-in from developers and
urban designers and local planning authority landowners linked to proposed development
officers. sites and to agree roles and responsibilities.
214. Independent facilitators may be Publicise the process widely, with an emphasis
appointed to offer design capacity-building on groups whose views may have been under-
to support community engagement and help represented in the past.
build a shared understanding through the
design process. Specialists in community
engagement processes such as community
planners could act as an interface with the
local planning authority or the developer.

Analysing Visioning

90
Community Events and Facilities Measuring Community Support
216. Engagement may need to take place 218. Community engagement techniques
through a combination of workshops and that involve the maximum number of local
interactive events as well as drop-ins and people from all sections of the community
exhibitions. Community events need to cover and demographic profiles will need to be
geographical areas that the community can used to develop design codes, in order to
relate to. This could be the wider local planning structure engagement and demonstrate
authority area, although it is likely that separate community support. Processes will need to
workshops will be needed for different places. be used that are appropriate for their context
Workshops would be necessary for each stage and circumstances, and those leading
of the process. engagement will need to consider how they
can demonstrate measurable community
217. Engagement processes can have social representation and support.
benefits that extend beyond the task being
undertaken, such as strengthening community
cohesion and making connections between 219. Activities that achieve this will need to
people who might not otherwise have met be determined locally. Established techniques
or interacted. Community engagement such as Enquiry by Design, BIMBY (Beauty
enablers may work closely with established in My Back Yard), Planning for Real and
organisations and groups within the community new emerging community engagement
to organise events. techniques, can be employed to deliver
provably popular places that have measurable
community support. The use of digital
technology and social media platforms can
support this.

Coding

91
Area Type Nature Built Form
What is the character of the
Worksheet
How much of the area is What is the average density
within a five minute walk of of housing development? building line:
a local park?
What is the average plot • Straight/curved/informal
• All ratio?
• Variation
• The majority How would you characterise
Movement the block structure: • Compliance
• Very little
• Regular perimeter blocks
How would you characterise What is the predominant
the street network: What proportion of the • Informal perimeter blocks building height:
streets have street trees?
• Fully connected, most • Row blocks • Eaves height and level of
streets link at either end to variation
other streets • Courtyard blocks
• Maximum height and level
• Most local streets are cul- • Mews blocks of variation
de-sacs
• Cul-de-sacs • Are there tall buildings
• A mix of the two present?
• Mixed
How much of the area is
within a five minute walk of
bus stops? What is the average set-
back of buildings from the
• All back of the pavement?

• The majority

• Very little
Identity Public Space Use Homes + Buildings

What is the palette of local For each of the following Are there signs of What type of gardens do
materials: walls/roofs/ streets describe the intensification having taken most houses have and do
windows/? character and measure the place? apartments generally have
average width, building balconies ?
Local building features: height, enclosure ratio and How would you describe the
window shapes, porches, active frontage: mix of uses: What is the typical privacy
bays, entrance features, distance?
balconies • Primary streets • Mostly housing

Is the roof form varied or • High streets • Housing with occasional

regular? other uses
• Secondary streets
Boundary treatment to front • Mostly employment
gardens: wall/fence/railings/ • Local streets
• Mixed
hedge
• Tertiary streets
How would you describe the
How would you describe the
mix of housing?
predominant architectural
style, is this regarded locally
as positive or negative?