Hulme Living Leaf Street Housing
Hulme Living Leaf Street Housing by Mecanoo for One Manchester The area around Leaf Street in Hulme, just outside Manchester city centre, has a history
New Places
Urban Structure
Introduction
New places are defined as large scale new or regenerated communities, usually requiring a new urban structure to be formed. This includes the pattern or arrangement of development blocks, the streets, buildings, open spaces and landscapes which make up urban areas. It is the interrelationship between these elements, rather than their particular characteristics, that bond together and make a place.
The urban structure should be designed around a landsacpe led strategy in order to deliver a positive and coherent 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. and lay the foundation for the detailed design that follows. When successful it provides a coherent framework which forms the basis of the design of individual elements bringing them together to create coherent, characterful and unique places.
The urban structure of each place will be subtly different and larger sites should be planned in a way that complements and responds to its strategic and immediate context. When planning New Places, a simple layered approach will deliver a successful masterplan which is holistic in its outcome.
Codes in this Section
Urban structure characteristics
- Development should be informed by landscape-led placemakingRecognising the distinctiveness of individual locations in plans, policies and proposals, and responding accordingly. principles;
- A clear movement framework;
- Careful consideration of density;
- A range of local services and facilities, ideally within walking distance, or otherwise accessible public transport;
- Consideration of views into and out of the site.
NPUS 1
Layout and Identity
CODE
Description
Compliance
CODE
The identity of a place comes from the way that buildings. street and spaces, landsacpe and insfrastructure combine togeether and how people experience them.
Description
Local characterCharacter 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. makes places distinctive and memorable and helps people to find their way around. Well-designed, sustainable places with a strong 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. give their users, occupiers and owners a sense of pride, helping to crear and sustain communities and neighbourhoods.
Compliance
Applicants should demonstrate in their submission how this element of the code has been complied with.
Documents required:
- Context analysis
- Masterplan
- Site plan
- Landscaping plan
- Elevations as appropriate
- Code requirement signposted in the Design and Access Statement
NPUS 2
Defining spaces
CODE
Description
Compliance
CODE
Where buildings are proposed around the edge of public open spaces, their principal elevations must provide an active frontage. Active frontages can include residential frontages, commercial or retail uses.
Description
Active frontages can provide informal surveillance opportunities improving the safety of an area and creating vitality through the presence and interaction of people. The inclusion of commercial and retail active frontages can also contribute to the delivery of a mix of day and night time uses. The requirement to provide active frontages will vary by area typeParts of the local area that share common features and characteristics. Common rules and parameters can then be applied to each area type. and will likely be higher in the denser area of New Places and existing areas. In high density areas there should be a clear distinction between public and private spaces, both physically and visually.
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
- Elevations
- Code requirement signposted in the Design and Access Statement.
Examples of space definition
Square
Circus
Linear park
Informal
Crescent
Street
Principles of context led space enclosure
Look at the images below to understand the impact of building height to street width ratio
High rise, high density neighbourhoods or town centres; A ratio of 1:1 building height to street width
High density suburbs and town centres context; A ratio of 1:2 building height to street width
Low density new places and medium density suburb context; A ratio of 1:3 building height to street width
Low density residential context; A ratio of 1:4 building height to street width
Examples of varying enclosure to create variety of visual characters
NPUS 3
Creating a skyline
CODE
Description
Compliance
CODE
Tall buildings must be sited in a manner that ensures a coherent skyline is delivered.
Description
Long distance views should be considered. See guidance on tall buildings regarding the width and vertical proportion of tall buildings. It is recommended that tall buildings are tall with small footprints and an elevation design that emphasizes vertical proportions.
Compliance
Applicants must demonstrate that they have optimised opportunities to protect existing views, vistas and landmarks and create new views into, within and out of the New Place.
Area types:
- Not relevant in New Places – Low Rise, Low Density as tall buildings are not appropriate.
Documents required:
- Context characterCharacter 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. appraisal
- Long distance views / skyline assessment (may form part of the Design and Access Statement)
NPUS 4
Views, vistas and landmarks
CODE
Description
Compliance
CODE
Applicants must demonstrate that they have maximised opportunities to protect existing views, vistas and landmarks and create new views into, within and out of the New Place.
Description
Developers should look for opportunities to link the development site with its surroundings and create a visual connection between areas. Creating new views, and protecting and strengthening existing views can help to create a sense of placeA sense of place is the unique collection of qualities and characteristics that makes one town or development different to another. It lends meaning or attachment to a development or place, transforming it into a home, a neighbourhood, or a community. A sense of place is also what makes our physical surroundings worth caring about., aid legibilityThe degree to which a person understands and recognises characteristics about an area or building which help them to navigate around an area, or understand a building. and make wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. easier.
Compliance
Applicants should identify the key existing views, vistas and landmarks relevant to the application (with assistance through the pre-application process if necessary) and analyse the impact of the development upon them. Where a site is in a conservation area, the relevant views identified in the Conservation Area Appraisal / Management Plan should be used as a minimum. Consideration should be given to changes in level which may produce unexpected views. Applicants must show, where relevant, what new views will be created in or through the development.
Documents required:
- Views analysis document (may be incorporated within the Design and Access Statement)
- TVIA and verified views in accordance with requirements in the Council’s adopted Validation Checklist.
Principles of views, vistas and landmarks
Terminated views
Corner plots
Vistas
Framed views
Deflected views
Landmarks
Examples of neighbourhood views, vistas and landmarks
New places urban structure case studies
Timekeepers Square
by Buttress Architects for Muse Developments The development is located in the Adelphi/Bexley Square Conservation Area and the primary aim of the site was to
Accordia
Accordia by Fielden Clegg Bradley Architects, Alison Brooks Architects and Maccreanor Lavington Architects Accordia was the first housing project to win the RIBA Stirling Prize and widely regarded
