5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g

Aims Local Character

5.3

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5.1

The design of the Urban Grain (pattern and arrangement of street blocks and plots) and Scale Height & Massing (the combined effect of the street arrangement and spaces, in terms of size, scale and human scale) are based on best practice guidance. Key elements that have informed this are in summary;

The Urban Grain is illustrated in Design Code 12 p45, and outlined further in this section. It is based on analysing the reference places, in terms of their development block structure and characteristics of plot arrangement, building types and form.

5.2

5.4

Some of the principal components that have informed the Urban Grain- Scale, Height and Massing are detailed below;

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Providing a legible environment of streets, spaces and blocks. Using perimeter blocks with variations in size and dimensions, to promote a richness of place and a human scale. Creating a well considered three dimensional mass to define the public realm (streets and spaces). Lining the edge of blocks with a typically continuous building line of properties, walls and frontage details to establish an active frontage and strong street enclosure. Consideration of density ranges. The individual plot(s) arrangement (property, garage, garden) based on elements of size, depth, and orientation and relationship to the street and block. Types of buildings with regard to their forms, character (linked or detached) and their heights , scale and architectural treatment

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5.5

The use of an organicvillage type layout of blocks and streets. Streets and blocks interconnected and converging to a point of focus, eg squares, intimate spaces or landmark features. A character and sense of place defined by a combination and treatment of important design elements such as; the consideration of views, landmark buildings, building form , and architectural / landscape details. A general mix of net densities following a typical standard range of high densities (45 + dwellings per hectare) within the core of settlements and lower densities (up to 35 per dwellings per hectare) at the settlement edge. Predominance of linked dwellings with minimal frontages and rear gardens in higher density areas. A greater number of detached and semi detached properties with increased frontages and rear gardens in lower density areas. Buildings predominantly positioned to the front of plots, facing outward towards the street with no exposed backs to the street. A variety in plot size, with regard to the arrangement of the building within the plot, building plan form, height, mass, and orientation. Simple linear forms and building details with an emphasis on visual quality, balance, and rhythm. An avoidance of superflous detailing.

Contemporary planning and design issues have also influenced the design. This includes; following Government guidance on efficiency of land in terms of density ranges, meeting the Local Plan policy of 850 dwellings and provision of land for the Local Centre/Combined School, Recreation Area, Linear Park and Childrens Play Space.

Weedon Hill MDA

Aylesbury

5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g
Development Block Size
5.6 There are no definitive best practice dimensions for block size. The form, shape and size is largely determined by the type of development and its layout character, e.g irregular or regular. A regular grid street and block arrangement may have blocks that are narrow in depth, and long in frontage, such as 60x 175m (properties back to back), whilst an irregular/organic block may exhibit similar dimensions at 80 x 100m for example. The reference places are typically organic in form and layout ,with a variety of block sizes. As a result they exhibit a human scale and finer pedestrian grain, with a choice of interconnecting streets and routes. (Fig 5.1). Example of block sizes include; 70 x 130m, and 110 x125m. Detailed design decisions with regard to; density, dwelling mix, plot depths (frontages and rear garden size), courtyard parking (secure or through routes) will affect the block size and form. (Courtyard through route parking should be seen as a sub division within the block). Block structure should include some flexibility and variation in size and shape, to promote the organic nature of the reference places (Fig 5.2). Blocks should be designed within the following general range; 30m up to 140m, ie block examples 30x 60m or 60x 140m.

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Block Character

5.10 The three dimensional mass of buildings and building line defines the block and defines the street. The arrangement of dwellings within the block is defined principally by their individual plan form, height and scale. Locally, dwellings exhibit a shallow span depth (typically 6-7m) with a combination of narrow and wide frontages. (Fig 5.3). The narrow frontage approach establishes a largely straight run of linked dwellings and continuous building frontage. This provides a very efficient use of land with a high housing density, as illustrated in old town Aylesbury (Fig 5.4). A wider frontage dwelling is typical of lower density areas. This form provides greater opportunity for a varied street scene. (Fig 5.4)

5.11

5.7

5.8

Fig 5.3
Property plan forms. Shallow Span depth

5.9

Narrow Frontage

Wide Frontage

50m 50m 50m

Fig 5.4
Shallow plan wide frontage properties.

Fig 5.4
Bourbon Street, Aylesbury. Narrow frontages.

70m

5.12

Dwellings along the Main Street, for example, define the perimeter edge of a series of blocks. This is the primary route through the development and should generally form a continuous building frontage. Dwellings should typically adopt the narrow frontage approach with linked dwellings and terraces. This will naturally create a high density arrangement. Intermittent wider frontage forms should be used to create variety . Blocks in lower density areas should typically follow a wider frontage approach with more detached / semi detached dwellings. Some narrow plan frontage plan forms should be included to add variety.
Weedon Hill MDA Aylesbury

100m 40m

5.13

5.14 Fig 5.1

Local block characteristics.

Fig 5.2
Block examples.

5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g
Plot Size & Arrangement (Design Code 13 p46)
5.15 Best practice typically advocates that individual plot depths should be as small and as narrow as practicable. This produces a larger number of properties within the block, achieving higher densities, but also establishes a finer grain , with more eyes on the street. This is appropriate in higher density areas. Dwellings/buildings are located generally to the very front of the plot with garages/parking areas to the rear or side . Sides of plots where they face onto streets are typically defined by high walls, and frontages defined by distinct boundary details. This clearly defines private and public space. Front gardens -if any - tend to be limited in size, being larger in lower density areas. Similarly rear gardens tend to increase in size and depth in lower density areas. There is also a variety of plot arrangements in terms of size and depth, often within a short section of the street. (Fig 5.5). This is achieved specifically by the treatment and subtle changes to the following: 5.19

21

The composition of plots should follow this approach, which will define an attractive street character. A traditional guiding rule for plots is a minimum back to back dimension of circa 20 metres between dwellings. This is evident within the reference places, and should be used as a basis of block and plot arrangement. This distance may need to be greater where apartment/flat living room windows back onto houses. However, a flexible approach to this is required and in some circumstances this dimension could be less. The plot design should very carefully consider privacy, security, outlook, and light penetration-shading issues. Narrow street widths and frontages between dwellings can be designed whilst still maintaining privacy. This can be achieved by considering the internal layout of the dwelling, window positioning(habitable rooms), and subtle variety in the angle of building setbacks to create oblique views along the street. During the detailed plot design the following should be addressed;

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5.16

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5.21

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The depth of setback / private frontage from carriageway/footway;

Plan form of dwelling (narrow or wide frontage);
Dwelling orientation to the street: -Predominantly parallel, some slightly off
set, and some occasional gable ends; Rear garden size; Private drive (if any) to the side of the plot or through the building line; Character of building, i.e linked dwellings , scale height and massing.

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Sustainable design and construction;

Solar orientation, (ie maximising the sites south facing slopes)
Parking provision;
Space for on-plot refuse/recycling stores, composting and water butts
Occasional use of planting areas/pits to the front of dwellings to allow for
personalisation;
Common trenching and;
Emergency and refuse vehicle access.

Fig 5.5
Plot arrangements along Whitchurch High Street.

Refuse vehicles should service the front of a plot or groups of dwellings. This should not overtly influence the layout and street character. Turning spaces -if applicablecan be achieved by the plot arrangement and building line. 5.23 For guidance; plot widths should normally be a minimum of 5 m for a narrow frontage and normally a maximum of 18m for a wide frontage dwelling plot. A dimension of 18m allows for a private drive to the side of the plot.

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Aylesbury

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Corner Plot Arrangement & Blocks Turning Corners
(Design Code 14 p47)

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5.24

The corner treatment of the block, as the street interconnects or as a block turns a corner, is a critical component of the urban grain. A continuous built frontage is maintained, as buildings wrap around the corner or junction, to provide a positive definition to the street and to avoid a weak edge. This establishes a strong sense of street enclosure and increased activity at the corners. It also enables views and landmark features to be composed within the block.(Fig 5.6) The building line is typically set up to the carriageway/footway with a very restricted private frontage. This defines a very narrow junction with a tight radii, consequently slowing traffic . It also creates a series of framed and glimpsed views, such as a sudden unexpected view of a landmark feature when turning the corner. In other situations the orientation and arrangement of a building within a plot can help to define a space on the corner as the streets connect. (Fig 5.7) Windows and doors on the facade survey the corner and overlook the street from a number of directions. A blank corner facade should be avoided.

5.25

Fig 5.7
Plot arrangement defines a small space as the street turns into a connecting street.

Fig 5.8
Past the corner a small gap in the building line, in this case leading to private drive, allows for a greater depth and width in plot to accommodate rear gardens and parking for a corner plot.

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The arrangements for corner plots should be carefully detailed to consider issues of; rear garden size and relationship to habitable rooms, overlooking, privacy and light penetration. A narrow gap in the building line can help to successfully accommodate these elements, as illustrated in Fig 5.8.

Landmark Features
5.28 Landmark features allow visitors and residents to orientate themselves, creating a legible and easily navigable environment in which to show the way. This can include large squares (Market Square), intimate spaces, street trees or incidental features such as signage and street furniture. Streets connect to spaces (landmark features) forming logical points of focus or nodes.(Fig 4.11, Fig 5.9). Within organic layouts this approach is critical to maintain a sense of legibility and an understanding of the place.

5.29

Fig 5.6
Above Left: Church Street leading off Temple Square, Aylesbury. Corner building set up to the street wrapping around the corner with windows providing visual surveillance of the street. Above Right: Block arrangement forms a continuous built frontage. This creates a tight corner/ junction with a strong street enclosure. Left: Tight bend in the street and the street form is clearly defined by the building line. Corner building includes window on corner facade.

Fig 5.9
Above Left: The Church terminates the view and acts as a landmark feature along the street and within the layout. Above Right: A large tree provides a memorable landmark feature.

Weedon Hill MDA

Aylesbury

5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g

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5.30

Each of the development blocks should be designed with streets connecting and arriving at a principal landmark space (node). The converging streets should exhibit good enclosure, so that the opening out of the street into a space provides a sense of visual relief .The importance of these spaces should be reinforced by the use of landmark buildings and / or landmark street trees (35cm +). A corner building on an axis of a series of streets can become a landmark building. Generally they should terminate a view or series of views. This can be achieved by the design of the urban structure and grain, to define open, framed or glimpsed views. A landmark building should be distinctive from the rest of the block. It may simply be its position within the street which sets it out as a feature, such as a projection onto the street for example. It can also be defined by its height, scale, and architectural details. Emphasising buildings within a street can be achieved by a 3 storey building located within a neighbouring area of 2-2.5 storey dwellings . The use of render (creams and white only) on the facade should occasionally be used for landmark buildings. This is a feature in old town Aylesbury, particularly in the squares. (Fig 5.6 ). At a smaller scale other incidental features along the street should be included. This could be a slight widening of the street to form a space , or details such as a well positioned and distinctive street tree, or a piece of street furniture. These can all act as memorable reference points. (Fig 5.10).

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The Local Centre (Market Square) should act as the primary landmark space. It is important that the Market Square includes landmark buildings and features , to reinforce its importance within the layout and to demonstrate that this is the centre of the development. (See Chapter 6)

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Views
5.35 The composition of views and vistas adds character, and reinforces legibility and an understanding of the place. A varied sequence of connecting views (short or long), which lead or draw the eye from one feature to another, creates interest. This should be a key consideration when designing the blocks and streets. The arrangement of streets should either define a straight axis to points of focus or offset the block to intentionally restrict or close off the view, to provide surprise and anticipation. A subtly varied building line, and the arrangement of dwellings/buildings along the street (height, scale, mass) as well as architectural/ landscape details, all add to the visual quality of the street. (Fig 5.11).

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Fig 5.11
Above Left: The predominantly straight axis of Castle Street converges to Temple Square, Aylesbury. The enclosed street draws the eye and channels the view towards the space and the Public House which terminates the view. Above right: The curving nature of the building line and descending carriageway leads the eye along the street. This creates a sense of anticipation . Left: A tight bend along Bourbon Street, Aylesbury provides an unexpected view of a large street tree at Rickfords Hill.

Fig 5.10
Although a minor element within the street, incidental features such as letter boxes and street signs are important in adding visual interest, a sense of character and to help orientate the user.

Weedon Hill MDA

Aylesbury

5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g

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5.39

As a consequence of the MDAs location, views are afforded towards the River Thame and beyond towards Aylesburys skyline. The detailed design of the urban structure and grain should utilise these features to create views from within the block towards Aylesbury. This could include the focus of St Marys Church for example or more localised views down the slopes towards the Linear Park.

5.44

Occasional use of retaining walls to the side of dwellings should be examined, to allow for level changes within the street. Opportunities may exist for this to be included as part of the footway with the use of steps, ramps and railings (Fig 5.13). Safety and accessibility for all are essential design requirements.

Topography
5.40 Best practice recommends that building footprints and streets should follow -where possible- the line of contours, with buildings stepping up slopes where they cross contours. This gives a feeling of the place appearing to grow out of the ground. Changes in levels and slopes can provide a distinctive character and charm to the place. This offers an opportunity for the roofscape (the developments skyline) to emphasise the natural landform. Level and slope changes are traditionally treated with the carriageway slightly lower than the footway and building line. In wider streets this is fashioned with a simple grassed edge forming a sloping verge (Fig 5.12). In narrower streets a change in level is often treated by a retaining wall (Fig 5.13). Some use of this should be explored within the pockets of informal grass space that define on-street parking for example. A gentle slope at a maximum gradient of 1 :4 would be acceptable.

Scale & Height

(Design Code 15 p48) 5.45 Buildings are 2 and 2.5 storey, with some 3 storey buildings, predominantly within old town Aylesbury. (Fig 5.14). This provides character along the street and within the block. Dwellings with similar storeys generally have a variation in their height from ground to ridge and or eaves heights. This is realised by changes in the angle of the roof pitch (which is locally between 30-50 degrees), the eaves height, and the internal dimensions (room -ceiling heights). This provides a richness in the roofscape and variation in scale and mass of dwellings (Fig 5.15).

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Fig 5.15 Fig 5.14

A larger scale 3 storey dwelling in old town Aylesbury, set against smaller scale 2 storey dwellings. Fenestration maintains order and balance. A variety in building heights, dwelling sizes (scale and mass)provides visual interest and character along the street.

5.46

Fig 5.13
Above Right: Retaining walls and steps used to handle level change. Right: Retaining wall and raised footway

This approach should be used within the development with subtle height changes along the street. The use of taller dwellings (3 storey) is restricted to the Main Street and The Avenue, or selectively within the block to form landmark features. Consideration should be given to the effect of dwelling mass and height on neighbouring plots -i.e shading of adjacent rear gardens. Depending on density arrangements, the detailed layouts should avoid straight runs of more than 4 dwellings with the same height dimensions. A maximum building height for dwellings is 12m from ground to ridge. A maximum height for buildings within the Local Centre (Market Square)is 15m.

Fig 5.12
Sloping grass verge with raised footway

5.47

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Aylesbury

5 U r b a n G r a i n- S c a l e, H e i g h t & M a s s i n g
Types & Mix
(Design Code 16 p49) 5.52 5.48 A variety of dwelling types (the mix) is typical within the local context, with a range of properties within the street. This generates an active edge with increased eyes on the street both during the day and night. This approach should be reinforced by the use of apartments over garages (in Throughroute Courtyard parking areas), as well as dwellings over shops/ community buildings within the Local Centre (Market Square). A palette of dwelling types should be used, ranging from single apartments to 5 bedroom units. The precise mix, to include affordable housing, will be determined with the District Council during the detailed design stage. The appearance of these dwellings should follow the consistent themes exemplified by the local reference places (Fig 5.16.).This will define a coordinated architectural character for the development. It is important that pastiche development is avoided. Contemporary design should use the local building characteristics to help shape and inform the design. Innovative designs and arrangements reflecting local character should be explored. The most important factor is; simplicity in form and detailing and the avoidance of superfluous architectural details. This can create visual clutter which can detract significantly from the quality of the place.

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Density
With the development of 850 residential dwellings an overall net density across the site is set at 39-40 units per hectare (ha). Gradual variations in density within a block are important to add visual and spatial contrast along the street. Generally higher densities are located at the settlements historic centre or core. At old town Aylesbury for example, there is a predominance of narrow plan frontages, linked tall dwellings and zero private frontages. Plot depths and rear gardens are generally small , with dwellings served by on street parking or shared parking courts Street widths are narrow .(Fig 5.17). Very low density areas are predominantly located at the settlements edge. Here there are greater areas of space, with larger plot sizes, accommodating a greater number of detached, semi detached dwellings and bungalows. These have deeper setbacks (typically 2-6m) and larger rear gardens. (Fig 5.18).

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Fig 5.17
Characteristics of high density block;
-taller narrow buildings.
-smaller narrower plots.
-limited and zero frontages.
-linked dwellings and continuous built frontage line.
-narrow plan building frontage.

Fig 5.18
Characteristics of lower density block; -greater number of detached buildings. -increased deeper frontages and rear gardens. -greater number of gaps in the building line. -wider plan building frontage.

Fig 5.16
Attractive and well composed buildings with simple and well considered use of form, scale, materials fenestration and details

Weedon Hill MDA

Aylesbury

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Landscape
(Design Code 16 & 17 p49-50) 5.55 A quality landscape is important in adding detail to the urban grain. Landscape includes the framework of; structural woodland planting, open spaces, parks, and the design of squares and streets (street trees, planting, hard landscape and furniture). Buildings and dwellings should be orientated to front onto these spaces to provide surveillance, an active edge, and an attractive visual aspect for dwellings.(Fig 4.13). To avoid forming an abrupt urban edge, the outer blocks on the edges of the development should face and front onto the existing landscape of the River Thame corridor, Buckingham Road and the western boundary. Structural woodland and hedgerow planting will aid the transition of built development into the landscape. 5.61 5.58 The northern most blocks are logically orientated down the slope towards Aylesbury, as a result of the gently sloping character of the site. These blocks should face into the site , with their backs against the northern ridgeline which demarcates the site boundary. Careful design of the structural framework on this edge is important in order to reinforce the screening qualities of the ridgeline and to secure its long term management and maintenance. The existing hedgerows within the site are retained and used as key features. During the detailed design the use of existing individual trees should be explored, to provide mature landmark features within or on the edge of a block. A sequence of views can assist in giving the block or street a particular identity. Trees within the reference places are a common theme. Often these are positioned within private gardens and are successful in adding visual interest within the street. (Fig 5.19). The effectiveness of these can be mirrored by introducing trees within public areas, such as the street. Street trees should generally be 18cm + girth RB extra heavy standards. Some 10% of these should be landmark trees at 30cm + girth semi-mature, located within squares/nodal points. Not only will they add character but they will soften the built form and help define or order the space. In some circumstances rear garden trees may be required (8-10cm), and should be explored during the detailed design. Fig 5.19

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Above & Left; Trees within private gardens creating visual interest along the street

Large stature trees such as Oak (Quercus robur 18cm + ) and Ash (Fraxinus excelsior 18cm +) should be specified in the large areas of Public Open Space or where space permits along the Greenway corridors. Over time they will act as identifiable reference points. Legibility and identity at a large scale (blocks) or at a small scale (groups of dwellings) can be defined by the use of tree planting. This can be achieved by specifying single species distinctive to that area. For example; single species planting along The Avenue. The location and selection of trees should be examined carefully, based on factors such as; robustness, mature height, maintenance and relationship to buildings /street and carriageway. Trees with a compact form and shape reaching a medium mature height should be specified. Examples include; Acer campestre streetwise, Tilia cordata streetwise, and Pyrus calleryana Chanticleer. Trees within hard surfaces should be planted within a 1200-1500mm hoggin surface or similar surround, or simple tree grills 1200-1500mm finished black. Where trees are required close to buildings, the buildings foundations must be designed to accommodate them.

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Sustainable Drainage Systems (SDS)

5.65 The collection and discharge of storm water across the site should seek to incorporate best practice sustainable drainage techniques. The objective is to achieve a combination of source control, permeable conveyance stems and passive treatment. Periodically wet Detention basins lying adjacent to the northern edge of the Linear Park form the principal means of storm water attenuation.

Weedon Hill MDA

Aylesbury

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Detailing the Place
(Design Code 17 p 50)

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Character Areas
(Design Code 18 p51)

5.66

The detailed elements of surfacing and street furniture, have a considerable impact on the character of the place. The eye is always drawn to poor details, which can detract from the quality of the development. Small, often incidental features, readily contribute to the places character . Simple forms and types are common (Fig 5.20.).

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To illustrate the typical layout of the development, the Development Brief (2003) defined a series of Character Areas. The purpose was to demonstrate in sketch form the design layout of streets and blocks at certain locations across the site, ie within the centre of the development or on the edge. These areas were identified as;

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CORE (High Residential Density - 40 dph +) GREENWAY (Medium-High Density 35-40 dph) EDGE (Medium -Low Density 35 dph )
(Overall Development Average 39-40 dph)

Fig 5.20

As a general rule high density areas (Core/Greenway) are identified within the heart of the development and lower density areas at the edge of the development. This follows local and best practice examples. Boundaries for Character Areas should be through the blocks, and should not change along the street. Flexibility is required as detailed designs come forward to enable their locations and or sizes to be modified accordingly. Each of the Standard Block Types illustrated in Design Code 18, demonstrate within a hectare block how a range of densities can be composed based on the Core, Greenway and Edge Characteristics. They define the standard design principles for high density and low density and how this effects the urban structure and grain.

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To avoid clutter across the development a coordinated approach should be implemented. A core pallette of items should be used for all surfacing and street furniture, this will help give the place a sense of identity and reinforce character. Simple robust forms and types should be used, based on local character. Street Furniture items will be agreed at the detailed design stage.

5.69

Weedon Hill MDA

Aylesbury