Regatta HQ
by Fletcher Rae Architects and One Environments for Regatta The conversion of an existing industrial warehousing into the corporate head offices, provided an opportunity to
Commercial and non-residential buildings
Plan and Layout
Introduction
Proposals for new commercial, retail or other uses must be landscape-led and sited to allow for the creation of an attractive townscape that optimises active frontages, protects existing views whilst creating new ones, provides for active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. routes, new public realm and tree planting.
CNPL 1
Siting
CODE
Description
Compliance
CODE
Building(s) must be designed around a landscape-led strategy and sited in a manner that allows sufficient space to be provided between buildings to create a positive identity and sense of place. Siting must also deliver appropriate provision of setbacks, circulation routes, amenity space, public realm, tree planting, soft landscaping and verges.
Description
Landscape-led development by its nature delivers appropriate spacing between buildings allowing for well landscaped development including circulation routes, amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. space, public realm and tree planting.
Without appropriate spacing between buildings, developments can appear cramped, over-dominant, indistinguishable from one another and at odds with the urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place..
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan
- Site Wide Landscaping Strategy
Examples
Spaces for sustainable urban drainageSuDS are a natural approach to managing drainage in and around properties and other developments. Sustainable drainage measures are ones which avoid adding to flood risks both at a development site and elsewhere in the catchment by replicating natural drainage processes. SuDS work by slowing and holding back the water that runs off from a site, alleviating flooding and allowing natural processes to break down pollutants.
CNPL 2
Active frontages and public realm
CODE
Description
Compliance
CODE
Buildings must provide active frontages that respond to one-another, the street and areas of public realm.
Description
Where relevant, the design of the ground floor should encourage day and night time active uses. Commercial and non-residential buildings should not ignore the pedestrian experience and the street environment in which they are situated. An active and inviting frontage is essential on primary elevations, with entrances that are welcoming and well landscaped. In town centres, site buildings so as to make best use of the public realmThis is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces., such as the creation of spill out space.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan
- Site Wide Landscaping Strategy
- Floor plans
- Elevations
Principles of commercial active fronts for an office building
Building is set back with an outdoor area for ground floor cafe
Building is set back at first floor to allow small terrace area for office staff
The office building overhangs at first floor to create a retail collonade
The office building has no set back and entrance is directly from public realm
The office building has no set back with a retail use on ground floor
The building is set back for car parking. This will allow be allowed if adequate space for paths and landscape is provided
Examples
CNPL 3
Connectivity
CODE
Description
Compliance
CODE
When planning an estate or business park, developments must optimise connectivity through the site and beyond.
Description
Site layouts and buildings should be legible and, provide an interesting elevation to the street to aid wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development..
Commercial developments should encourage pedestrian and cyclist permeabilityThe degree to which an area has a variety of pleasant, convenient and safe routes through it. and connectivity to active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. networks, avoiding cul-de-sacs wherever possible.
Compliance
Applicants should demonstrate how the site’s internal movement network is connected to the wider area for both vehicles and active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. and how the layout is legible to those both using and passing through the site.
Area Types:
- In New Places it should be demonstrated how this element fits in with amasterplan or design framework for the whole of the place.
Documents required:
- Site plan illustrating connectivity
- Site Wide Landscaping Strategy
- Design and Access Statement
Example
This example of a business park shows how the fine grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place. of smaller buildings are arranged around a network of connected circulation routes. This creates a series of spaces and numerous walking routes within and out of the development.
CNPL 4
Wayfinding
CODE
Description
Compliance
CODE
Navigation through commercially led environments must be clear, efficient and well signposted.
Description
WayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development., the provision of information to guide people around an unfamiliar place, is an essential ingredient in a well-designed movement network.
Legible and intuitive wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. takes account of the diverse needs of all its potential users, promotes activity and social interaction, contributing to health, well-being, accessibility and inclusion. It is particularly important to meet the needs of specific people including those with dementia, and other visual and mental disabilities.
WayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. also helps support the promotion of active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. by helping pedestrians and cyclists to make use of easy connections to public transport, and access the wider network of pedestrian and cycle routes in order to access destinations beyond the neighbourhood.
WayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. can be used in many forms e.g. fingerposts, totems, public art, surface materials. Typeface selected should be clear and highly legible, whereas condensed, ornate or stylised typefaces should be avoided. Internationally recognised or DfT symbols should accompany text wherever possible. Appropriate tonal contrast (LRV difference) should be also be used.
Applicants should refer to TfGM’s Street’s for All Design Guide.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Area Types:
- In infill areas, not required where the size of the site is such that wayfindin gis not necessary.
- In New Places it should be demonstrated how this element fits in with a masterplan or design framework for the whole of the place.
Documents required:
- Site plan
- WayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. strategy
Examples
CNPL 5
Servicing
CODE
Description
Compliance
CODE
Applicants must demonstrate that the site layout and building design of commercial and non-residential developments has taken account of strategies for fire and emergency access, waste collection, cleaning and repairs.
Description
Consideration must be given to the strategy for fire and emergency access, waste collection, cleaning and repairs from the outset and include a servicing strategy. Waste collection vehicles must be able to get within 10 metres of the waste collection point. The design impact of these aspects must be fully considered and sensitively incorporated into the building and site design.
Compliance
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
- Site plan
- Site Wide Landscaping Strategy
- Vehicle tracking plans, if relevant
- Servicing Strategy
- Fire Statement, if relevant
- Waste Management Strategy
Commercial plan and layout case studies
Clapham One
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Harris Academy, Sutton
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Oldham Town Hall
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Altrincham Health and Wellbeing Centre
Altrincham Health and Wellbeing centre by AFL Architects for Citybranch / Trafford Clinical Commissioning Group The new health centre in Altrincham – an integration of
Wellington Place, Leeds
Wellington Place, Leeds by DLG, Arup, Feilden Clegg Bradley Studios Architects (FCBS), Carey Jones and Gillespies, Martha Schwartz (Landscape) Wellington Place marks an important part
One Angel Square
One Angel Square Manchester by 3D Reid for the Co-Operative Group Map Street View Map Street View One Angel Square is an award-winning £100 million
Here East, London
Here East, London by Hawkins/Brown for Here East, Infinity SDC and Delancey Map Street View Map Street View This project involves the transformation of the
