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 clusters of new commercial, retail or other uses must be landscape-led and sited to allow for the creation of an attractive townscape that maximises 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. More routes, new public realm and tree planting.
Features of commercial plan and layout
- Buildings are sited in a manner to allow space for circulation routes and public realm
- Smaller and connected buildings create a finer grain with larger buildings integrated into the plan
- Network of public spaces
NRPL 1
Siting
CODE
Description
Compliance
CODE
Building(s) must be sited in a manner that sufficient space is provided between buildings to allow for the appropriate provision of setbacks, circulation routes, amenity space, public realm, tree planting, soft landscaping and verges.
Description
Introduce appropriate spacing and breaks between buildings to achieve a sensitive 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. More and to avoid overly long frontages and perimeter blocks without appropriate spacing between buildings.
Large buildings have a more significant impact on their surroundings, even if that includes other large buildings. Proper consideration should be given when planning sites, and buildings positioned to maximise opportunities for place makingRecognising the distinctiveness of individual locations in plans, policies and proposals, and responding accordingly. More through creating attractive streets and spaces
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan and landscaping plan.
- Code requirement signposted in the Design and Access Statement.
Examples
NRPL 2
Urban greening factor
CODE
Description
Compliance
CODE
All commercial and non-residential projects must have a UGF score of over 0.3.
Description
The urban greening factorUGF is a tool used to improve the provision of green infrastructure and increase the level of greening in urban environments. It enables major developments to demonstrate how they have included urban greening as a fundamental element of site and building design. More will be used to evaluate the amount of green spaces, landscape and permeable surfaces on a development site. A score of 0.3 is expected for all commercial and non-residential projects in Trafford. To use the calculator and generate your score click below.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- UGFUGF is a tool used to improve the provision of green infrastructure and increase the level of greening in urban environments. It enables major developments to demonstrate how they have included urban greening as a fundamental element of site and building design. More calculation included in either Design and Access Statement or Planning Statement.
Examples
Urban greening score factors of an office building
NRPL 3
Landscaping
CODE
Description
Compliance
CODE
Commercial and non-residential developments must be designed around a landscape strategy which must seek to provide a landscape buffer at the interface of the site with the public realm, in addition to landscaping within the wider site, including car parks.
Description
High quality hard and soft landscaping schemes must be used to bring a softer appearance and a human scaleThe use within development of elements which relate well in size to an individual human being and their assembly in a way which makes people feel comfortable rather than overwhelmed. More to the environment around the building, particularly large scale commercial buildings. Address the boundaries of the site with high quality hard and soft landscaping to improve public facing boundaries and areas of public realm.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Area types:
- 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 and landscaping plan.
- Code requirement signposted in the Design and Access Statement.
Examples
NRPL 4
Landscape coding requirements
CODE
Description
Compliance
CODE
The applicant must demonstrate that the proposed layout has been informed by a site wide landscape strategy, that includes landscaping proposals, sustainable drainage systems and biodiversity net gain requirements which comply with the best practice guide and coding requirements set out in the ‘Landscape & Nature’ section of this code.
Description
Nature contributes to the quality of a place, and to people’s quality of life, and it is a critical component of well-designed places. Natural features are integrated into well-designed development. They include natural and designed landscapes, high quality public open spaces, street trees, and other trees, grass, planting and water. Trafford’s identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. More is largely characterised by the extensive tree cover and mature planting across the Borough. These places have been created in the past through the bold visions of previous generations. To maintain this identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. More it is important that this tradition is continued.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Area types:
- 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 Wide Landscape Strategy (may be incorporated in the Design and Access Statement)
Examples
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. More
NRPL 5
Active frontages
CODE
Description
Compliance
CODE
Buildings must provide active frontages that respond to one-another and the street.
Description
The design of the ground floor should encourage day and night time active uses. Commerical 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.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan
- Landscaping plan
- Floor plans and elevations.
- Code requirement signposted in the Design and Access Statement.
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
NRPL 6
Public spaces
CODE
Description
Compliance
CODE
Where public spaces are proposed, organise building frontages to align and to create defined edges and a sense of enclosure to the space.
Description
The scale and nature and location of non-residential buildings means that they very often stand out. Therefore they must project a positive image of that place by being attractive and inviting, creating an environment which encourages activity and social interaction.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Site plan and landscaping plan.
- Code requirement signposted in the Design and Access Statement.
Examples
NRPL 7
Connectivity
CODE
Description
Compliance
CODE
When planning an estate or business park, developments must avoid cul-de-sacs and consider connectivity through the site and beyond.
Description
Site layouts should be legible, buildings should have a clear and distinct form 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. More. Commercial developments should encourage pedestrian and cyclist permeabilityThe degree to which an area has a variety of pleasant, convenient and safe routes through it. More and connectivity to active travelMaking journeys by physically active means like walking, wheeling or cycling, rather than motor vehicle. More networks.
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. More and how the layout is legible to those both using and passing through the site.
Area types:
- In infill areas, not required where the size of the site is such that wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. More is 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
- Landscaping plan and connectivity plan.
- Code requirement signposted in the 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. More 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.
NRPL 8
Wayfinding
CODE
Description
Compliance
CODE
Navigation through commercially led environments should be clear, efficient and well signed.
Description
WayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. More has the function to inform people of the surroundings in the (unfamiliar) built environment, it is important to show information at strategic points to guide people in the right direction.
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 wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. More is 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
- Code requirement signposted in the Design and Access Statement.
Examples
Commercial plan and layout case studies
Clapham One
Clapham One by Studio Egret West The 12-storey building is formed of a series of curved, white masonry volumes that are articulated to break down
Harris Academy, Sutton
Harris Academy, Sutton by Architype for London Borough Sutton The pioneering Harris Academy Sutton is the UK’s first Passivhaus secondary school and the largest Passivhaus
Oldham Town Hall
Oldham Town Hall by BDP for Oldham Council The development ensures certain architectural features and decorations are retained while allowing the building to have a
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
