Planning Advisory Notes - Vale of White Horse District Council

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Planning
Advisory
Notes
Adopted 20th July 2006
Vale of White Horse District Council
Planning and Community Strategy
Abbey House
Abingdon
OX14 3JE
Tel: 01235 520202
Fax: 01235 540397
email: [email protected]
www: whitehorsedc.gov.uk
VALE OF WHITE HORSE DISTRICT COUNCIL
Planning Advisory Notes
This document contains planning advisory notes, to be used as guidance when making a
planning application. The notes were previously adopted as supplementary planning guidance
alongside the now superseded Local Plan to 2001. They can no longer be supplementary
planning guidance as they have not be subjected to formal public consultation during the
preparation of the Local Plan 2011. They however, contain information that is still useful and
relevant to development control in determining planning applications. The District Council at
their meeting held on 22nd March 2006 resolved to continue to use the advisory notes for
development control purposes from 20th July 2006, the date the Local Plan to 2011 was
adopted.
The Planning Advisory Notes are:
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Telecommunications Apparatus
Clay Pigeon Shoots
Landscape Strategy
North Vale Corallian Ridge
House Conversion to Flats
Shop fronts and Advertisements
New Residential Design Guide
Access for people with impaired mobility
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This document can also be found on the Council’s website at:
www.whitehorsedc.gov.uk
Vale of the White Horse District Council
Planning & Community Strategy
Abbey House
Abingdon
OX14 3JE
Tel:
01235 520202
Fax:
01235 540397
Re-published July 2006
Telecommunications Apparatus
Design Guidance
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INTRODUCTION
The following notes are intended to provide guidance to those householders who are considering
the erection of telecommunications apparatus, including satellite television dishes, amateur radio
aerials, masts and antenna. They supplement the formal telecommunication apparatus policies
contained in the Community Services and Facilities Chapter of the Local Plan 2011.
Most conventional television aerials do not require planning permission although on some modern
housing developments the original planning permission contained a condition requiring
households to apply for permitted for T.V and other aerials. Many of the smallest antenna
systems also may not need permission, depending on their size and the facts of each case.
Freestanding domestic radio masts, on the other hand, will usually need consent because of their
height. It is advisable to contact the District Council’s Planning Service to establish whether
consent is necessary.
When planning permission is required, the District Council is more likely to give consent if the
advice in this note is followed.
SITING OF APPARATUS
Choose a position for telecommunications apparatus where it is not readily visible from the street
or other areas used by the public and does not adversely affect the appearance of the building or
neighbouring properties. A dish close to the living room window of a neighbouring house may
not be appropriate for example.
Avoid the installation of any telecommunications apparatus on the front walls or roof of the
building.
Where because of technical requirements it is essential for telecommunications apparatus to be
fixed to a building, siting on the side or rear of a building may be more appropriate. It will be
essential to ensure that no part of the antenna is higher than the roof or projects forward of the
building.
Sometimes it may be more acceptable for apparatus to be sited at ground level, where it can be
screened, or alternatively it may be appropriate to locate apparatus on garages or outbuildings at
the rear or side of the premises.
DESIGN OF APPARATUS
Try to ensure that the colour of a satellite dish is sympathetic to the building to which it is
attached. It is generally better to paint apparatus in a darker rather than lighter shade than the
surroundings. A requirement may be imposed that a dark open mesh or a transparent dish
should be used, or that dishes should be painted an appropriate matt colour to tone with the
surroundings.
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Planning Advisory Note – July 2006
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In choosing a satellite dish consider apparatus with a supporting mount that would be as
unobtrusive as possible and can be painted the same colour as the dish.
Freestanding radio masts mounted into a solid base are less obtrusive and easier to screen than
masts with attendant guy ropes or lattice framed support structures.
Retractable radio masts that may be “wound down” and stored in a horizontal position or
reduced considerably in height when not in use would be less prominent than a permanently
visible mast.
In choosing telecommunications apparatus consideration should be given to the likelihood of
interference with neighbours’ electrical equipment arising from the use of powerful apparatus.
Where a planning application is required for telecommunications apparatus, particularly radio
masts, applicants may need to prove the stability of the apparatus under severe weather
conditions. Large, unstable, equipment may constitute a threat to property and public safety.
Try to avoid the proliferation of apparatus on individual buildings and structures and the street
scheme in general. The District Planning Authority, in assessing applications will seek to
minimise technological clutter.
Resist the temptation to erect numerous antennas where one is usually sufficient. Wherever
possible the District Planning Authority will encourage the sharing of antennas by several users
through the provision of communal or master antenna systems linked by cable, in particular in
environmentally sensitive areas and where applications have been refused.
LISTED BUILDINGS, CONSERVATION AREAS, AREA OF OUTSTANDING NATURAL BEAUTY
AND THE NORTH VALE CORALLIAN RIDGE
Telecommunications apparatus to be sited on or within the curtilage of a Listed Building will
normally require consent. Apparatus which would adversely affect the character, appearance or
setting of a Listed Building will not be acceptable.
Apparatus may be acceptable at ground level to the rear of the building, on a modern rear
extension or in the internal valley of a roof (providing no part of the antenna projects above the
ridge and preferably is not visible from ground level).
Within Conservation Areas, the Area of Outstanding Natural Beauty and the North Vale Corallian
Ridge telecommunications development may not be acceptable if the siting and design of
apparatus will have a significant adverse affect on the amenities and character of the area.
STANDARD CONDITIONS
It is anticipated that rapid improvements in technology will soon make apparatus redundant: use
of apparatus is also likely to cease due to other reasons. It is essential to ensure that the
environment does not become cluttered with redundant apparatus.
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Planning permission granted to those other than the Code Operators for telecommunications
installations will normally be subject to a condition requiring their removal when redundant or at
the end of 7 years, whichever is sooner.
FURTHER INFORMATION
Department of the Environment, A Householder’s Planning Guide for the Installation of Satellite
Television Dishes (Free booklet available from the District Council Offices).
The Abbey House
Abingdon
Oxon
OX14 3JE
Telephone: (01235) 520202
Website: www.whitehorsedc.gov.uk
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Clay Pigeon Shoots
Guidance on new shoots
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INTRODUCTION
Clay pigeon shooting is a growing rural leisure pursuit and is a recognised sport at national and
international level. While seeking to support appropriate leisure activities in the countryside it is
the duty of the Council to ensure that the pursuit of such activities does not disrupt those with
equally legitimate rights to enjoy the countryside. As clay pigeon shooting is a particularly noisy
activity the location of shooting grounds can have a detrimental impact upon those enjoying their
own residential amenities and those who enjoy quieter rural pursuits like walking and horse
riding.
It is a Planning Authority’s duty to strike a balance between these competing interests and to
this end the District Council has produced a policy on noisy sports (L19) which is contained in
the Leisure Chapter of the Local Plan 2011.
This guidance gives additional advice specifically on new clay pigeon shoots which will be taken
into account when considering planning applications for such uses.
LEGAL BACKGROUND
Under the terms of Class B Part 4 of the Town and Country Planning (General Permitted
Development) Order 1995 clay pigeon shooting may take place on any land for not more than 28
days per calendar year provided that:
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the land in question is not a building or within the curtilage of a building;
the land in question is not within a caravan site;
the land is not, or is not part of, an area of special scientific interest.
Planning permission will not therefore be required for a clay pigeon shoot if it complies with the
terms of the General Development Order, although planning permission may be required for any
structures erected as facilities for that use – i.e. “trap” towers or structures erected as firing
points – and the use of such permanent structures may mean that the activity constitutes a
material change of use requiring planning permission. If in doubt it is always wise to contact the
Council before arranging a shoot.
The principles embodies in the policies set out below represent a “common sense” approach to
minimising the potential problems which can be caused by this increasingly popular leisure
activity. Even where express permission is not required, organisers of shoots could do much to
enhance the image of their sport by seeking to follow the Council’s guidelines.
PLANNING GUIDELINES FOR NEW SHOOTS
For the purpose of this development control advice note the following definition shall apply;
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NOISE SENSITIVE PREMISES Any premises used as a dwelling; hospital or similar institution;
school (in school hours in term time or at other times when in use); or place of worship (during
recognised times and days of worship); or used for any other purposes likely to be affected by an
increase in noise.
The use of land for a clay pigeon shoot for more than 28 days per calendar year – that is
between January 1st and December 31st – requires express planning permission from the Council,
and in such cases the following principles will be applied.
DISTANCE FROM NOISE SENSITIVE LOCATIONS
The simplest, and often the most effective, means of ensuring that clay pigeon shoots do not
cause disturbance, or indeed nuisance, to residential areas is to locate them in remote areas.
Oxfordshire is relatively densely populated and few sufficiently remote areas exist. Therefore it
is only possible to set minimum distances between shoots and houses. Research suggests that
implementation of the following guidance should minimise nuisance to noise sensitive premises.
The site of a clay pigeon shoot should be at least 1,000 metres from the edge of a town, village,
small settlement or other noise sensitive location. The Council will prefer sites to be in excess of
1,500 metres from residential areas and below that distance would be likely to impose more rigid
restrictions on the number of shoots, the time of operation and the introduction of noise
attenuation measures.
SUNDAY SHOOTING
Sunday is not only the most popular day for clay pigeon shooting it is also the day on which the
sport causes most nuisance to others. Therefore on sites within 1,500 metres of the edge of a
town, village, small settlement or other noise sensitive location Sunday shooting will not
normally be permitted and applicants may be asked to enter into legal agreements with the
Council to ensure that Sunday shooting does not take place on adjacent land under the terms of
the General Development Order.
HIGHWAY REQUIREMENTS
The Highways Act requires that no firearm be discharged within 50 feet of the centre of a public
highway. Even at that distance the noise from shooting can frighten users of a public highway;
particularly walkers, and horses and their riders. It is of particular importance that shooting
grounds adjacent to footpaths and bridleways are carefully designed, to ensure the safety of
walkers and horse riders, and minimise the impact of noise.
Where a clay pigeon shoot is to take place near to a public road, footpath or bridleway the
Council will be seeking to ensure that no shooting takes place within 50 metres of the highway
and that all shooting positions are so designed to direct shot and falling debris away from the
highway.
LIMITATIONS ON USAGE
Prevailing winds, the topography of the land and other physical features on or near the proposed
shooting grounds will have an effect upon the noise emanating from a site. To ensure that
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others may enjoy other legitimate, more peaceful, countryside activities it will often be necessary
to impose rigid restrictions on the hours clay pigeon shooting can take place.
The use of a site for clay pigeon shooting will therefore normally be subject to limitations on the
hours of use and the days of the week on which shooting can take place. Only at remote or
sound secure locations will shooting be permitted on Bank Holidays and Remembrance Sunday
unless express prior consent is obtained from the Council.
Limitations will often be imposed on the number of people shooting at any one time. In general
the number should not exceed 8 but this may be reduced further depending on the individual
characteristics of the site.
LANDSCAPING
In open and exposed sites, particular in the Area of Outstanding Natural Beauty, it may be
necessary for special noise attenuation measures and landscape screening to be carried out, even
where the sites concerned are relatively remote from residential areas. If planning permission is
granted for a clay pigeon shoot conditions may be imposed to limit the noise emanating from a
shoot, and the visual impact of any structures required for its use. Off site planting and
landscaping and sound bunding will be required at all sites for new clay pigeon shoots. In certain
circumstances it will also be necessary for the Council to require only sub-sonic cartridges to be
used.
Where the Council considers it necessary the above controls may form part of a legal agreement
between the Council and the site operators.
ACCESS
In assessing the merits of an application for a clay pigeon shoot due weight will be attached to
the means of access to the site and the provision of car parking space.
Access to a site will be required to conform with the County Surveyor’s requirements and all
shooting sites should have adequate provision for parking so that the proposal does not result in
parking on a public highway, bridleway or footpath.
FALL OF DEBRIS
The fall of shot and clay pigeon debris can result in an accumulation of lead in the soil and a
scatter of visually intrusive litter. To ensure that no long-term environmental damage is caused
the Council will require that all of the land on which debris is likely to fall is in the control of the
applicant and that the debris is regularly removed. In areas where there is a real danger of longterm lead pollution to a water course the Council will require, through legal agreement, the use
of non-toxic shot. The Council is also anxious to ensure that wildlife and important natural
habitats are no damaged by any proposed shoot.
Planning permission for clay pigeon shoots is therefore unlikely to be permitted where it is likely
to cause undue damage to interests of nature conservation, or disturbance to important wildlife
habitats, result in the release of high concentrations of lead onto agricultural land or an adjacent
water course.
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Landscape Strategy
An analysis of the Vale’s landscape, and a proposed strategy
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“The Vale of White Horse has always formed a topographical unit, and the landscape forms one
spectacular whole; on a clear day it can be seen almost in its entirety from the highest point of
the District, White Horse Hill itself. Chalk ridge, clay vales and Corallian ridge and the Thames
Valley run roughly parallel across the view, and yield distinct local scenery.”
Nancy Stebbing, The Vale of White Horse, 1978
“The Vale of White Horse is at once a national heritage of incomparable beauty and home for the
villagers who live there.”
J R L Anderson, 1972
One aim of this Local Plan is to safeguard the distinctive character of the Vale. The countryside
and its landscape is one very important part of the Vale’s acknowledged beauty. Much of the
landscape of the Vale is designated for its special quality. The Government has approved the
Berkshire Downs as an Area of Outstanding Natural Beauty, recognising that their landscape is
uniquely precious and vulnerable. Elsewhere, such as the water meadows of the River Thames,
and the ridge of high ground between Wytham and Buscot, the planning authorities will take
account of the impact of proposed developments on local landscape character.
Planning Policy Statement 7, August 2004, requires the planning system to ensure that the
quality and character of the countryside is protected. All local plans are required to include
policies to support development that contributes to rural economies, take account of the need to
protect natural resources and conserve features and sites subject to statutory designations. The
Countryside Commission, in Countryside and nature conservation issues in district local plans,
1990, strongly recommend that District Councils place increasing emphasis on an approach to
landscape conservation based on landscape character – the characteristics and features that
make one landscape different fro another, rather than necessarily better or worse.
The District Council believes that the best means of protecting the Vale’s landscape and
enhancing its quality and character is through preparation and the implementation of a clear
strategy. The two broad aims of the Council’s landscape strategy will be:
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•
to conserve, maintain and enhance the variety of landscape character of the area;
to promote and encourage appropriate new planting and other schemes, particularly to
accelerate the pace of woodland development in certain areas.
There are four distinct landscape zones running across the landscape from west to east,
reflecting the underlying geology. Each zone has a distinctive character, and the Council,
through its programme of grant aid from the Countryside Commission, advice to parish councils
and its own works has specific landscape aims in each zone. These aims will also influence
development control discussions.
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ZONE 1
THAMES VALLEY AND CORALLIAN RIDGE
The quality of this landscape arises from the juxtaposition of two landscape features – the
Corallian ridge and Thames Valley.
ZONE 1A
UPPER THAMES VALLEY
The soft Oxford clays have been eroded by the river, and are covered in parts by gravels and
alluvium. As the river meanders in its valley, the landscape combines water meadows (which
flood regularly), small woodlands, pasture, and willows growing on the river banks and in
hedgerows. Upstream of Oxford the river valley has an increasingly remote and tranquil
character. In the Oxford area, from Wytham to Kennington, the Thames has cut through the
Corallian ridge; and at Nuneham, through the lower greensand.
Traditionally the Willows were pollarded regularly. In recent years this practice had largely
ceased, so that many larger Willows split, losing limbs, and decaying. The Council aims to
encourage Willow pollarding, and the planting of new Willows within this area. Some of the
small copses and woodlands in this area have been neglected: here the Council aims to
encourage good woodland management, for example, through support for the work of the
Oxfordshire Woodland Project (which operates throughout the Vale). This is a free and impartial
service for owners of small woodlands in Oxfordshire.
ZONE 1B
THE CORALLIAN RIDGE
The ridge is made up of limestone and sandstone and runs from Wiltshire to Waterperry, but is
most striking as a landform between Coleshill and Kennington, with a steep north-facing
scarpslope. In the west the ridge (sometimes called the Golden Ridge) has been dissected by
streams, which have eroded steep slopes to hills such as Badbury Hill and Faringdon Folly. The
ridge is characterised by woodland, including a significant proportion of ancient woodland;
country houses in gardens designed to look out over the north-facing scarp; limestone villages
built of local coral ragstone’ and expansive views to north, south and, at the Oxford Heights, to
the east. The soils tend to be light and sandy, with large arable farms to the west. The sands
which form the heaths around Frilford are part of the Corallian landscape.
Some of the woodlands in this area are well maintained, but others have been neglected over the
years, and the Council aims to encourage good woodland management. Hedgerow planting will
also be encouraged, through the Countryside Commission grants scheme.
ZONE 2
THE CLAY VALE
A broad lowland of kimmeridge and gault clays forms the centre of the Vale of White Horse.
The clay vale begins near Uffington where a hilly promontory of lower greensand stretches north
as far as the Corallian ridge near Faringdon, but leaves on the south side a narrow depression of
gault clay through which flows a headstream of the Ock. East of the greensand hillock, the
gault meets kimmeridge clay and the two form a wide unbroken vale as far as the Thames at
Abingdon. There are extensive alluvial flats and gravel terraces where the Ock meets the
Thames: these continue to Dorchester.
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The heavy wet soils of the clay vale were not attractive to early settlers and made farming
laborious. They were used for permanent dairy pasture, some of very poor quality, producing
little until crop improvements in this century. Throughout the clay vale, Willows are found on
the alluvium, along the river valleys and tributaries where the land tend s to be of lower
agricultural quality. Coppicing of osiers used to be widespread here. The Council aims to
encourage Willow pollarding and planting of new Willows.
Elsewhere in the main valley of the clay vale there are three types of landscape.
ZONE 2A
THE WESTERN CLAY VALE
The pastures and hedgerows of the clay soils are concentrated in the west, between Woolstone
and Lyford. In this area, the feeling of being in a vale between two land masses is most
pronounced. Although the loss of Elm trees has left this landscape more open than it used to be
there are still hedgerows, green damp channels, and brick and tiled hamlets and villages, usually
on outcrops of gravel off the damp land. The earliest enclosures took place in this western area,
where heavy soils and low-lying terrain meant management on a large-scale was necessary to
ensure maximum benefits. Sometimes enclosures were part of the creation of a large estate, as
at Hatford and Pusey.
This part of the clay vale has been celebrated in literature for its atmospheric landscape. This
area used to have many mature Elm trees, now lost through Dutch Elm disease. Hedgerows
have also been removed, to create larger fields. Although there are fewer trees than there used
to be, the presence of other tree species has retained some feeling of the traditional landscape,
with its considerable tree cover in hedgerows and copses.
To support the Council’s aim to safeguard the distinctive character of the Vale, the replanting of
hedgerows, tree planting within hedgerows and planting of new woodland areas are encouraged.
The clearance and restoration of ponds is also encouraged: Countryside Commission grant aid is
available.
ZONE 2B
THE CENTRAL CLAY VALE
There are hedgeless arable fields on the thin gravel terraces, which overlay the clay sub soil,
concentrated in the east, between West Hanney and Drayton. In this area the vale widens out.
The field patterns are larger than on the clay top soils, though there are still frequent drainage
ditches. This part of the Vale used to be much wetter, and was the last part to be drained.
There is a tradition of the open field in this area, e.g. Drayton Field, Steventon Field, Milton Field.
The flat open landscape provides views of the Berkshire Downs and the Corallian ridge to the
north, from which this area is also viewed. The area west of the A34 is characterised by a
feeling of wide spaces, expansiveness, and rurality. The Council’s landscape aims in this area
are to replace hedgerows; where appropriate to encourage tree planting in belts or copses; and
to retain and maintain willows along streams.
ZONE 2C
THE EASTERN CLAY VALE AND RIVER LANDSCAPE
East of the A34 a thicker layer of gravel overlays the clay: this can be seen from the gravel
workings south of Abingdon and near Sutton Courtenay. The riverline landscape of the Thames
passes through this area. There are a number of detracting features, such as Didcot Power
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Station. The impact of the A34 is felt. This part of the Vale is in particular need of
enhancement, through tree planting, hedgerow planting and the introduction of small woodland
belts. Particular scope for improvement has been identified around Didcot Power Station, Sutton
Courtenay and Appleford. In these areas there is scope to screen detractors, and frame
attractive views.
ZONE 3
THE LOWER CHALK AND UPPER GREENSAND
The northern scarp of the Berkshire Downs and the ledge at its foot is made up of upper, middle
and lower chalk and upper greensand. A distinction can be drawn between:
•
•
the upper and middle chalk, which comprise the highest part of the escarpment, and the
surface of the southern dip-slope; and
the lower chalk and upper greensand which make up the rest of the scarp in a series of
plateaux, and small gentle scarps.
The lower chalk and upper greensand is a transitional landscape area, between the more open
tops of the chalk and the pastoral landscape of the flat clay vale. In some areas the lower chalk
forms a broad plateau, for example above East Hendred. From this plateau the upper and middle
chalk appear as a higher range of hills. In other parts the lower chalk forms smooth fingers of
land with valleys between, forming an undulating landscaping, again beneath the distinct hill tops
forms from the upper and middle chalk (e.g. near West hundred). Near Uffington the lower chalk
narrows to form a more narrow ledge before dropping again to the upper greensand.
The upper greensand forms a ledge, narrow in the west of the District and more extensive in the
east. The Old trackway, the Icknield Way, runs at the foot of the lower chalk but above the
springline issuing from the chalk onto the greensand. Brooks drain from the springs into the river
Ock (e.g. Letcombe Brook, Ginge Brook). Probably the best soils in the District are found on the
upper greensand, and this, combined with the water supply, has led to a narrow band of villages
here. Many of these villages are known for their distinctive character, including their landscape
setting: for example, Ashbury, Uffington, Childrey, through Wantage to Blewbury. At its widest,
around Harwell, the greensand supports fruit growing, as well as arable farming.
The area around the upper greensand and the lower slopes of the lower chalk are characterised
by considerable tree cover, both with woodlands, hedges and hedgerow trees. The higher parts
of the lower chalk have some of the more open qualities of the upper and middle chalk, but also
a feeling of transition towards the Vale in some areas with shrubby hedges, cattle farming, and
more signs of habitation. The landscape is gentler than the higher Downland, with more
cultivation, and better growing conditions for trees and hedgerows.
The Council’s landscape aim in this area is to retain the attractive character of the existing
landscape. This may involve encouragement of woodland management, and woodland, tree and
hedgerow planting as appropriate.
ZONE 4
THE MIDDLE AND UPPER CHALK
The top steep scarp of the Berkshire Downs is formed by the middle and upper chalk. These
chalk layers dip gently southward to form the main plateau of the North Wessex Downs Area of
Outstanding Natural Beauty. The chalk has produced a thin grey soil; clay with flints and sarsen
stones are sometimes found in the chalk.
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Grassy combes are found where the middle chalk drops down and meets the lower chalk (e.g.
around the Manger, under White Horse Hill; and the Devil’s Punchbowl, near Letcombe Bassett).
The Ridgeway track, said to be one of the oldest roads in Europe, is a major feature running
broadly along the tope of the scarp. The old route allowed the traveller to avoid the densely
wooded and marshy ground in the villages below. Today it is lined with trees and shrubs, which
were first planted along the Ridgeway following the Enclosure Acts (1750-1800) to prevent
livestock straying into newly cultivated arable fields. The White Horse and various hill forts
looking out to the north add to the richness of the landscape.
This is an open landscape with vast panoramic views. Whilst not wild, there is a feeling of being
closer to the elements than in the rest of the Vale. The harder rock has produced the higher land
which is more windswept than the lower chalk below. Sheep farming, the traditional land use of
the Downs is still found; as a result of improved agricultural methods arable farming is also now
widespread. Fields are large and divided by tracks or shelterbelts. There are small woodlands,
mainly of beech, in small hilltop clumps and in belts in valley bottoms and down slopes. In
recent years the beech trees have suffered storm damage.
The District Council aims to retain the openness of the landscape, but within this context to
encourage replanting of storm damaged Beechwoods, planting of new woodland belts, and
replanting of hedgerows.
THE URBAN FRINGE
Another landscape type which does not fall into one zone is the Urban Fringe. Areas at the
edges of towns and villages can often benefit from landscaping to screen and soften the hard
urban edge. In these areas the Council aims to encourage planting of trees and woodlands.
Specific areas suitable for landscape enhancement include land south of Abingdon, land west of
Denchworth Road, Grove and land on the southern edge of Faringdon. The area around Sutton
Courtenay, Appleford and Drayton can also be considered to have some characteristics of an
urban fringe location.
BACKGROUND TO THE STRATEGY: ASSOCIATIONS WITH THE LANDSCAPE OF THE VALE
The Vale of White Horse, in its topographical sense, includes the upper greensand ridge at the
foot of the chalk downs; the Gault and Kimmeridge clay of the central Vale (overlain with a thin
layer of gravel to the east); and parts of the Corallian limestone where it flattens to form part of
the floor of the Vale.
This land lies between the North Wessex Downs Area of Outstanding Natural Beauty and the
North Vale Corallian Ridge, and has been celebrated for its contribution to the landscape as seen
from both ridges of high land, and as providing a landscape that is unique and valued in itself.
Some Authors consider that the Vale of White Horse extends to Wallingford (outside the area of
this Local Plan).
THE VALE AS PART OF THE WIDER LANDSCAPE
The landscape unity of the vales and ridges that cross this District (and the rest of Oxfordshire),
has been described by a number of authors,
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“The Vale of White Horse has always formed a topographical unit, and the landscape forms one
spectacular whole; on a clear day it can be seen almost in its entirely from the highest point of
the District, White Horse Hill itself. Chalk ridge, clay vales and Corallian ridge and the Thames
Valley run roughly parallel across the view, and yields distinct local scenery.”
Nancy Stebbing, The Vale of White Horse, 1978
Arkell for example describes the series of alternating clay vales and limestone and chalk ridges
crossing Oxfordshire,
“Owing to physical, chemical and colour differences of the constituent rocks, each of these
strips of country possess an individuality of its own and contributes to the richness and variety
of the English landscape.”
W J Arkell, The Geology of Oxford, 1947
The most obvious and defining characteristic of a vale is that it lies between two hills or ranges
– in this case the nationally recognised Berkshire Downs; and the Corallian ridge and Thames
Valley designated in this Council’s Local Plan. The Vale takes part of its character from the
adjacent hills, and equally, the landscape perceived from these hills is affected by what is seen in
the vale. As an example John Betjeman thought that Ashbury (on the upper greensand ledge
outside the Area of Outstanding Natural Beauty) was the most beautifully situated village in
Berkshire, because it looked down to the Vale of White Horse. Similarly, he considered that
Longcot (on the kimmerdige clay) was in a “lovely part of the Vale of White Horse”, where one
could see “the noble roll of White Horse Hill and the North Downs”.
Thomas Hughes, the author of Tom Brown’s School Days, who lived near Uffington (in the clay
vale), wrote:
“I pity people who weren’t born in a Vale. I don’t mean a flat country but a vale, that is, a flat
country bounded by hills. The having your hill always in view if you chose to turn towards him,
that’s the essence of a vale.”
This Council’s survey of the North Vale Corallian Ridge has demonstrated the importance of
views from the vale towards the downs and the Corallian ridge, and from the higher ground
across the vale to wider views.
THE LANDSCAPE VALUE OF THE VALE ON ITS OWN MERITS
Quite apart from the views of which it forms part, the vale has been valued in literature for its
unique landscape qualities. John Betjeman wrote extensively about the vale, which he described
separately from the downs and the Corallian ridge.
“The Vale of White Horse with its willows and elms, chalk-built or timber-framed thatched
cottages, streams and meadows lying under the high northern ridge of the chalk downs is
another beautiful kingdom of its own.”
Murray’s Berkshire Architectural Guide, 1949
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12
The following characteristics emerge from the literature and from a landscape survey conducted
in 1992.
THE INFLUENCE OF WATER, STREAMS, RIVERS, ISOLATION
Much of the vale is drained by the River Ock, which has numerous headsprings (e.g. Little
Coxwell, Compton Beauchamp, Woolstone). From somewhere near Shrivenham (which sits on
the divide between the river Ock and river Cole) to the confluence of the Ock and the Thames at
Abingdon, there are damp, floodable pastures along the watercourses which were not settled
until much later than the higher, drier land to north and south. This land was extremely swampy
until drained in quite recent historical times. The Anglo Saxon ieg., island, survives as the suffix
– ey, and is found in some villages one would not know imagine as islands – Tubney (Tubba’s
island), and Charney (Cern island). When they were named the streams that surround them
were crossed only by fords, and the land was mars or fen. These villages had defensive
advantages, as did the Iron Age earthwork, Cherbury Camp, which sits on a slight rise of
Corallian beds which probably used to jut into marshes.
The pastures have now been drained (since enclosure) and the streams are crossed by quiet
country lanes, over often attractive small stone bridges. However, miles of the River Ock’s
willow-lined banks are still undisturbed, even by footpaths, and there are numerous small
streams and ponds.
ATTRACTIVE VILLAGES AND ISOLATED FARM BUILDINGS
On the greensand ridge below the Berkshire Downs are unusually attractive villages, often with
finely proportioned stone church, a big house and a collection of stone and timber buildings.
Some of these villages are not within the North Wessex Downs Area of Outstanding Natural
Beauty, but are acknowledged as attractive in themselves and in their setting within the
landscape. For example, Betjeman called Woolstone “this most perfect Berkshire villages”, and
Compton Beauchamp “the most attractive unspoilt place in the Vale of White Horse”. The quiet
rurality of these villages was noted: Sparsholt was “one of the most countrified of Berkshire
villages”. There are also many attractive villages in the clay vale, often unspoilt and remote, like
Bourton, Garford, Shellingford and Charney Bassett. Isolated traditional farm buildings are
another component in the rural landscape.
PASTORAL ENGLISH COUNTRYSIDE: A PLACE TO DISCOVER THE NATURAL WORLD
The Vale has attractive southern English countryside. It does not have the bolder and more
obvious appeal of more well-known landscapes. It is the type of landscape that holds secrets,
off the beaten track. R P Beckinsale, in 1951, wrote in The Companion into Berkshire:
“the Vale take much knowing and improves with acquaintance. It is known only by footpaths…
Only on foot are seen the kingfishers of the Ock, the hornet’s nest in the bulrushes of the large
water-filled sandpits, the isolated ponds abounding in efts and aquatic flora, and the honey-filled
combs of the wild bees in the mossy banks beneath the hedgerows.”
Many parts of the Vale retain these qualities of solitude, remoteness and unspoilt countryside.
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13
SPECIAL QUALITIES OF ATMOSPHERE, LIGHT AND MIST
Writing in 1908, Eleanor G Hayden, in poetic style, drew attention to the qualities of light, mist
and atmosphere found the Vale,
“the subtle and less obvious effects of atmosphere, of cloud and sky, of vivid sunset tints and
ghostly, creeping mists reveal themselves most clearly to the discerning vision.”
Islands of the Vale, 1908
The “gossamer veil clinging to the sombre background of trees” that she describes, can still be
seen. The wide views of the stars at night, hedgeless fields and evening bands of vapour are all
described as singularly picturesque. Today, there are some intrusions from 20th Century living,
but in many parts of the clay vale these qualities are still apparent.
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14
Broad Landscape Zones in the Vale of White Horse
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Zone 1
Thames Valley & Corallian Ridge
1a
Upper Thames Valley
1b
Golden Ridge and Oxford Heights
Zone 2
Clay Vale
2a
Western Clay Vale
2b
Central Clay Vale
2c
Eastern Clay Vale & River Landscape
Zone 3
Upper Greensand Ledge and Lower Chalk
Zone 4
Upper and Middle Chalk Downs
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15
Cross Sectional Landscape of the Vale
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16
Geology of the Vale of White Horse
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17
North Vale Corallian Ridge (Formerly known as North Vale Area of
High Landscape Value)
Study and review
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In the preparation of the Vale of White Horse Local Plan 2001 a detailed study was undertaken
to appraise the characteristics of the area referred to as the North Vale Corallian Ridge and to
review its boundaries. The study is described in detail in a Local Plan Topic Paper No. 1, Review
of the North Vale Area of High Landscape Value, August 1992.
The study used methodology recommended by the Countryside Commission in Landscape
Assessment: A countryside Commission Approach, CCD18, 1987. The criteria examined were:
topography, geology parish boundaries, archaeology, tree cover, traditional buildings in the
landscape, views, detractors, and associations with the landscape. Field work was used to
confirm and enhance the findings of an initial desk study.
The desk study found that there are broadly three main parts to the area within the Vale of
White Horse:
•
•
•
the Thames Valley (excluding major built-up areas)
the Oxford Heights
the Golden Ridge (as Betjeman called it) or The North Berkshire Ridge (as it was known to
Pevsner)
The desk study identified the Corallian ridge which comprises the Oxford Heights and Golden
Ridge as a distinct landform between Buscot and Boars Hill, with a steep scarpface to the north,
and a general south facing dip slope. To the east the ridge is cut through by the River Thames
at Oxford. Most of the woodlands in the area of the Vale of White Horse District are on this
ridge: there is a considerable amount of ancient woodland, dating back to Roman Britain. In
parts, the light sandy soils of the Corallian beds support arable farming, particularly to the west.
In other parts, where the stony coral rag forms the surface, there is pasture.
The coral rag of the Corallian limestone has been used as a local building material for houses,
walls, milestones etc, and its use broadly reflects the underlying geology, contrasting with the
brick and tile of the clay vale.
A number of country houses have been built to take advantage of the views and landscape
setting of the ridge, particularly the northern scarp, where the gardens were landscaped down
the scarpslope. Views north and south along the Golden Ridge, and from the Oxford Heights
across the Thames Valley and the Vale of White Horse, are important aspects of the
attractiveness of the landscape. The ridge is also a valuable part of the well-known views from
White Horse Hill, and also of other attractive views from the Berkshire Downs and the Vale of
White Horse.
The Oxford Heights, the Golden Ridge and the Thames Valley have been described affectionately
in literature as landscape of special quality, by authors known for their appreciation of the
environment, and built form, such as Betjeman and Beckinsale.
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18
Parish boundaries broadly provide an appropriate southern boundary to the landform and the
attractive landscape associated with it. Further work was needed in the field however to check
exact boundaries.
The field study in May and June 1992 endorsed the conclusions of the desk study, confirming
the Corallian ridge and adjoining Thames river valley as a distinctive landscape of high quality,
which in localised areas was on a par with the quality of landscape found in the North Wessex
Downs Area of Outstanding Natural Beauty.
The southern boundary of the area had been based previously on parish boundaries and the field
study found that along much of the southern boundary these were appropriate and well-related
to recognisable physical features on the ground. However, several changes to the boundary
were recommended:
•
•
•
•
south of Faringdon, where hilly and wooded slopes form a spur from the Corallian ridge, and
are a recognisable element in the landscape. In order to include this land the study
recommended that the area be washed over Faringdon. The designation of an area is
necessarily broad in nature and it was considered inappropriate to exclude small pockets of
land from it even if these had less landscape merit in themselves: the study recommended
that the area between Faringdon and the by-pass offered opportunities for landscape
enhancement;
in the area between Wadley Manor and Hatford, where the landform of the ridge gently rolls
down to the streamline, forming part of a pleasant, tranquil landscape;
Cherbury Camp, which as an ancient monument is clearly a feature of historic and visual
interest and is an integral part of the attractive landscape around it;
around Abingdon, where the dip slope of the ridge clearly reaches down to the Abingdon
northern peripheral road.
The field study showed the great importance of long and wide views across the district. The
Berkshire Downs, the clay vale and the Corallian ridge interact to produce the scenery of the
Vale, much of which is characterised by expansiveness, spaciousness, openness, with wide
skies and a feeling of peace and tranquillity, and which is clearly vulnerable to the visual impact
of any inappropriate development.
Following publication of the consultation draft of the Local Plan in November 1993,
representations were received regarding two areas of land – between Coleshill House and the
A420 and at Dry Sandford. These areas of land were surveyed using the same techniques as in
the main survey, and it was subsequently agreed by the Planning and Development Committee
on 27 June, 1994 that these additional pieces of land should be included within the North Vale
Corallian Ridge.
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19
House Conversion to Flats
Design Guidance
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INTRODUCTION
This guidance has been produced to help those considering conversions of houses into flats. The
Council recognises that house conversions can make a more effective use of dwellings. They
can meet the growing demand for smaller dwellings both for the elderly and for single people.
However, if inappropriately designed and located, they can have an adverse effect on the
character and appearance of established residential areas. Although the following advice is
aimed mainly at the conversion of houses, many of the points apply to small-scale new
developments of flats.
PRINCIPLES OF CONVERSION
What makes a proposed conversion acceptable or unacceptable? The Council has adopted a
number of criteria which will be used to access proposed schemes:
•
The effect of the conversion on the residential amenities of the existing and future occupants
of the property. This will particularly apply to the layout of rooms, the level of noise
insulation, living space standards, and the amenity space available;
•
The effect of service and highway requirements, particularly the amount and location of
parking;
•
The effect of the amenities and privacy of neighbours, and on the character of the area.
The criteria are reflected in Policy H14 of the local plan 2011.
The Council is determined to resist conversions where they would affect adversely the
established character of a housing area. This particularly applies to inter and post-war estates,
especially where only one of a semi-detached or terraced property is involved.
INTERNAL LAYOUT
When considering the internal layout of a conversion scheme, the following points should be
considered: it is important that the needs of people with impaired mobility are borne in mind,
particularly within ground floor flats.
All flats should be self contained, having a bath or shower room, WC and a kitchen for the sole
use of the occupiers. Entrance lobbies should be provided for each flat and that entrance should
not lead directly into any room, or directly off a flight of stairs.
Bathrooms and bedrooms, and preferably all rooms, should open off a common lobby in order to
avoid the need to walk though other rooms.
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20
Careful attention should be given to the layout of flats in relation to adjoining properties. Main
habitable room windows should usually be orientated in such a way as to avoid overlooking of
neighbouring properties. Where flats are above each other, rooms in the same use should ideally
be positioned so they are above on another. Where flats adjoin one another, similar rooms in
each flat should be adjacent to the party wall.
A good level of ventilation and daylight should be available to all rooms. A suitable scheme of
sound insulation between the units and neighbouring properties will be required if the conversion
scheme is within a semi-detached or terraced dwelling. Details can be obtained from the
Council’s Building Control Service.
OTHER DESIGN CONSIDERATIONS
During a conversion scheme architectural details such as cornices, chimney stacks, etc can be
damaged or lost. Other alterations can ruin the character of a building if not designed as an
integral part of the scheme. Measures to meet fire risk requirements, for example, should be
sensitively incorporated into the scheme.
When designing the internal layout of a conversion, the kitchens and bathrooms should ideally
not be placed at the front of the property, as these uses may well require the addition of flues
and pipework which can be unsightly. New pipework and cables should run along side and rear
elevations.
DETAILED ASPECTS OF SCHEMES
Having established that the principle of the conversion is acceptable in a particular area, care
must be paid to the more detailed design aspects of the scheme. Attention to detailing can help
to minimise the visual impact on the area and create a more pleasing environment. It can also
produce a scheme which is more successful in functional terms.
The following points are illustrated on the plan overleaf:
PARKING AND ACCESS
1.
Parking will normally be expected to be provided within the site rather than on the road.
Hardstandings in front gardens shall normally be avoided, (unless the gardens are large
enough to allow some landscaping in front). Parking areas should normally be located
away from the flats or neighbouring properties in order to reduce disturbance from traffic
noise and headlight glare. Where possible vehicles will be expected to be able to turn
around within the site.
2.
The retention of existing walls, fences, trees and shrubs will be encouraged, and
additional screening required alongside boundaries, parking areas and amenity space.
3.
Access drives should allow for convenient use and meet the Highway Authority’s
requirements. Surface materials for access drives and parking areas should be chosen
carefully. Certain materials such as pea shingle can cause unnecessary noise and may
give rise to maintenance problems in the longer term.
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21
AMENITY SPACE
4.
Sufficient amenity space must be provided for the residents. Careful consideration should
be given to its location. The aim should be to create areas which are attractive and
convenient.
5.
Amenity areas should cater for the needs of the residents to sit out, meet other residents
and enjoy pleasant surroundings.
6.
The provision of private ground floor patio areas will be encouraged. Where overlooking
can be avoided, balconies can be a valued asset for residents. Ground floor units should
have direct access to amenity space wherever possible. In small-scale schemes where
amenity space may be very limited, the use of high quality surface materials and low
maintenance shrub planting may be more appropriate than lawned areas and flower
planting. In larger schemes some form of management company may be required to
ensure that amenity areas are properly maintained over the longer term.
EXTENSIONS
7.
Wherever possible the conversion of houses to flats should be contained within the
existing fabric of the buildings. However where an extension is unavoidable then it
should be designed in accordance with the Supplementary Planning Guidance on House
Extensions.
8.
Where loft space is being converted, velux type rooflights can be a useful method of
lighting. If dormers are used they are usually less obtrusive if positioned on the rear slope
of the roof. They should usually be of a modest size.
DRYING AREAS AND BIN STORES
9&
10
These important areas should be provided in a separate enclosure and not located near to
areas of amenity space such as patios and seating areas. Dustbin areas should be able to
accommodate at least two bins per flat. It is essential there is a separate bin store
allocated to each flat to ensure personal responsibility for these areas.
SPECIAL CASES
In the following special cases, applications for the conversions of buildings into flats may be
subject to additional controls. The advice of a Planning Officer should be sought at an early
stage to establish the planning position where:
•
•
•
•
listed buildings are involved;
the buildings are in a conservation area;
the buildings are located in the Oxford Green Belt;
the buildings are in the North Wessex Downs Area of Outstanding Natural Beauty.
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22
The numbers on this diagram refer to the points on the previous page.
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23
Shopfronts and Advertisements
Design Guidance
___________________________________________________________________________________
INTRODUCTION
EXISTING SHOPFRONTS
The aim of this design guide is to encourage
attractive shopfronts with appropriately
designed and postioned signage. This will
help to create an effective overall
advertisement for the business, and enhance
the appearance of the built environment.
In this guide, the term “shopfront” refers to
the WHOLE elevation from roof to floor and
across the full width of the shop, and not
just the display window and its surround.
The Vale of White Horse possesses
examples of some early shopfronts and a
wide variety of 19th Century forms ranging
from slender ironwork to heavily decorated
This guide provides informal pointers to the
approach the Council will use when
considering and deciding applications for
shopfronts
and
advertisements
on
commercial properties. This advice applies
to the whole of the Vale of White Horse
District. It emphasises the special need for
careful design within Conservation Areas
and on Listed Buildings.
Statutory regulations require that consent be
obtained from the District Council before
many types of sign are displayed or new
shopfronts installed.
Consent for a new sign or shopfront is more
likely to be granted if the advice in this guide
is followed.
woodwork.
Where consent is given for a new sign, it
will normally be for a period of five years,
although the sign may continue to be
displayed unless the Council actively seeks
its removal.
It is important that wherever old shopfronts
of architectural merit survive every effort
should be made to retain them as they
contribute much to the history and character
of the area.
Consultation is advised with a Planning
Officer prior to the submission of an
application in order to minimise delays in the
consideration of applications.
Wherever detailing such as pilasters,
columns, console brackets etc remain, every
effort should be made to conserve them as
part of any new shopfront.
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24
SHOPFRONTS
The District Council will normally give preference to applications for “traditional styles” of
shopfront, especially within Conservation Areas and on Listed Buildings.
Also remember that a customer’s impression of the quality of a firm can sometimes be
influenced by the appearance of the shopfront:
• Only ground floor aims to attract custom,
though at the loss of character to the
whole shopfront.
• Upper floors detract – chance to give a
good impression is loss.
• An image of clutter and disorder, again a
bad impression.
• Whole building is attractive and a good
advertisement.
• Simple but effective shop sign. Building
well maintained.
• Display window relates well to upper
floors in terms of design.
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25
ACCESS FOR
MOBILITY
PEOPLE
WITH
SIGNS AND ADVERTISEMENTS
IMPAIRED
It is important to consider signage on and
around commercial premises and in the built
environment in general.
Too many signs can create clutter and
confusion.
All new buildings that are to be used by the
public are required to be accessible to all.
These requirements are set out in the
Disability Discrimination Act 2005 and
should be borne in mind when designing a
new shopfront.
Existing signs which reflect the character of
their surroundings should not unnecessarily
be replaced.
It is often beneficial for
neighbouring firms in the same building,
shopping parade, or industrial estate to coordinate the display of their signs.
CANOPIES AND BLINDS
The traditional shop blind in this country is
the straight awning type, mounted on a
roller. Preference will be given to this style
of blind as opposed to Dutch canopies,
especially on Listed Buildings and within
Conservation Area.
In some particularly sensitive areas the
display of any signage may harm the
character of the local environment.
FASCIA SIGNS
MATERIALS:
The traditional character of a building or a
shopping area is largely derived from the use
of natural materials such as brick, stone, tile,
slate and timber. In these situations the
materials of new signs on fascias should
respect this traditional character.
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26
COLOURS:
In cases where it is essential for the sign to
be visible at night, positioned spotlights are
the best way to achieve this.
Harsh or garish colours should be avoided.
Appropriate colours can be used to
emphasize important elements of design, and
to highlight structural details, such as gilding
of mouldings.
A SAFE LOCATION……?
LETTERING:
Badly positioned signs can cause accidents.
The style of lettering can help to convey the
image of a shop, but the size of lettering
must relate to the proportions of the
building.
Signs should not be located where they will
obstruct the vision of motorists or cause
distraction.
Signs should not obstruct footpaths or
roadside verges.
Choose simple and easy-to-read wording for
roadside signs and avoid the use of
misleading arrows.
ILLUMINATED SIGNS
In nearly all cases illuminated signs require
advertisement consent from the District
Council.
Pavement signs. ‘A’ frame signs and other
free standing signs should not be located on
or adjacent to the highway or in front of
shops as they can cause an unnecessary or
dangerous obstacle to pedestrians.
Illuminated signs can easily ruin the
appearance of an historic building, a
Conservation Area, rural landscape or
residential area. In such areas the policies of
the District Council seek to limit the number
of illuminated signs.
CHECK WITH A PLANNING OFFICER
A Planning Officer will be able to advise as
to whether a proposed advertisement or
shopfront design is acceptable to the District
Council.
If an illuminated sign is felt to be appropriate
the Council will expect its size to be kept to
a minimum.
FOR FURTHER INFORMATION AND ADVICE
CONTACT:
In general, preference will be given to the
use of reflected light from discreetly
positioned lighting units.
The Abbey House
Abingdon
Oxfordshire
OX14 3JE
HANGING SIGNS
Internally illuminated projecting signs are
unlikely to be permitted in historic streets,
residential and rural areas and other sensitive
locations.
Telephone: (01235) 520202
Exceptionally a non-illuminated hanging sign
of traditional design may be acceptable.
Website: www.whitehorsedc.gov.uk
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27
New Residential Areas
Design Guidance
___________________________________________________________________________________
INTRODUCTION
As a result of continuing pressures to make the most effective use of all available housing land,
developers are seeking to achieve increasingly high densities on available sites. In the interests
of amenity and environmental quality of the District, the guidance in this advice note is provided
to help developers understand what is expected by this Authority. The District Council is
seeking to create secure, safe and attractive residential environments which fit in well with their
surroundings and are not dominated visually or physically by the car. In this context the Council
will generally welcome proposals for housing designs and layouts which aim to improve energy
conservation, and further guidance on this may be developed in the future.
It has been argued that local planning authority design standards can unreasonably constrain the
flair and imagination of architects and designers. This is not the Council’s intention in providing
this guidance. The criteria outlines here are intended to encourage developers to take heed of
the need to respect the local sense of place and special character which exists in many of the
Vale’s villages and towns. The Council wishes to promote a more imaginative and inventive use
of street patterns, building forms, dwelling types and architectural styles than is currently found
in many housing developments.
Although standards and design criteria are set out in the guidance, the diverse and varied
character and appearance of the settlements within the Vale means that the standards must
often be regarded as a minimum requirement. In many cases provision in excess of these
standards will be sought. The Council is particular anxious to ensure that the diverse character
of development found in the Vale’s existing residential areas, (especially in its villages) is
respected and will not be eroded by new developments of inappropriate design. Developers
should be aware that the standards appropriate to a town centre site will not necessarily be
regarded as appropriate in villages or older residential areas.
The standards set out in this advice note cover aspects such as access, and the provision of
open spaces and footpath links. Advice is also offered on the use of materials, on density and
on housing mix where appropriate. If a site has been allocated for residential development,
further guidance may be provided elsewhere in the Local Plan and should be referred to
accordingly.
The guidance will be treated as a material consideration in determining any planning application
submitted for residential development.
THE SETTING OF NEW DEVELOPMENT
No new development exists in isolation. In the design of any new housing area, thought should
be given to the way in which it will relate to its surroundings. Noteworthy site features such as
hedgerows, trees, footpaths and streams should be taken into account in the design process, as
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28
their retention can give immediate identity to an area, and help soften the visual impact of new
development.
CHARACTER OF DEVELOPMENT
On all residential sites, the way that new housing relates to its surroundings will be critical. It is
particularly important that the density of new development does not conflict with or cause harm
to the particular ambience and character found in the surrounding area. The sense of place of a
locality must be respected, new developments will be expected to reflect traditional layouts and
street patterns and use appropriate materials.
On larger estates in particular, developers should, by the use of varied building forms, different
densities, the careful positioning of key buildings, and the application of a variety of architectural
styles, produce development which possesses its own character and sense of place.
Bleak, open and featureless
development lacking character.
The buildings are too loosely
grouped and of insufficient
height to enclose a space.
SPACES BETWEEN BUILDINGS
Every space between dwellings should have a specific purpose. Dwellings should look out onto
identifiable spaces and the views out of each space should be closed at least partially to help
identify it as a space.
In order to provide a degree of privacy,
main windows facing each other should
be at least 21m (69ft) apart, while a
main window facing a flank wall should
be kept 12m (40ft) away from it. When
facing distributor roads, main windows
should be set back at least 15m (49ft)
from the kerb.
In order to ensure adequate privacy and residential amenity the length of rear gardens should not
normally fall below 11m. In many locations however, it will be necessary to determine the size
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29
of the garden by reference to the surrounding plot sizes and character of the locality. All rear
gardens adjoining public areas and parking areas should be enclosed by a strong traditional
boundary such as a brick wall.
Where driveways are provided in front of garages they should have a minimum building line of
6m (20ft) from the highway edge. Occasionally, specially designed houses can be built-up to the
back of footpaths.
GROUPED ACCOMMODATION
Applications for grouped accommodation (include new flat developments and elderly persons and
sheltered accommodation) should provide adequate useable amenity space for the residents.
Such space may also form part of the visual setting and appearance of these schemes. In the
case of accommodation for the elderly there should be attractively landscaped private sitting
areas available. This is particularly important due to the length of time such residents are likely
to be at home.
It is important that proposals for new flats do not result in over-development of a site. Adequate
sitting out and clothes drying areas must be made available for the occupants. Usable amenity
space (i.e. not fronting main roads or car parking areas) should be provided to the minimum
standard of 15 square metres (161 square ft) per bedroom. It is important that these areas are
not rendered unusable by either traffic noise or absence of privacy. Wherever possible the
dustbin storage areas and drying areas should be screened from view.
ACCESS AND CIRCULATION
The relationship between the vehicle and the pedestrian environment varies depending upon the
type of road being used. For instances, on major traffic routes the driver may be predominant,
but in residential cul-de-sacs the pedestrian is always more important and the design of the road
should reflect this. Traffic from small groups of cul-de-sacs is collected on a larger road before
joining the distributor road. The width and configuration of all routes will therefore relate to the
number of dwellings being served. The standards operated by the Oxfordshire County Council,
which is the Highway Authority, are set out in the County’s Design Guide for Residential Roads
and are summarised in the attached table. They should not be considered as rigid constraints
but rather as flexible design tools, which aim to provide safe roads and footpaths for all users
including cyclists and pedestrians.
If an existing footpath or cycleway crosses a site proposed for development it should be
incorporated into the layout of that development. New footpaths or cycleways should provide
direct and safe access to public facilities and link up to the footpaths and cycleways on the
perimeter of the site.
TRAFFIC CALMING
Schemes to slow down traffic such as the narrowing of the carriageway or introduction of
textured surfaces can be beneficial to the design of a scheme. If traffic calming is considered
necessary or beneficial to a new residential development then measures should be incorporated
into the design of a development from the beginning.
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30
CAR PARKING
Car parking in new residential areas will be expected to be provided in line with the standards set
out in the Supplementary Planning Guidance on parking standards adopted by the Council in July
2006.
New development will be expected to accommodate the needs of parking and access
imaginatively. Parking and access requirements should not dominate the development.
Communal garaging and parking areas should be enclosed and limited in size. Where parking
areas are open to view, careful attention to ground surface detailing, screening and soft
landscaping will be necessary.
EXTERNAL DESIGN OF BUILDINGS
Any new development should take account of the surrounding development. New buildings
should be sympathetic in the choice of materials, style, proportion and fenestration. A
contemporary approach in a new building may be preferable in certain locations rather than the
imitation of an historic style.
The overall composition of massing and fenestration should be carefully thought out to achieve
interest and unity of design. The composition can be either predominantly horizontal or vertical.
The general characteristic of older buildings is the predominance of wall area over openings. In
certain areas the design of new buildings should endeavour to reflect this.
MATERIALS
The materials selected for a particular development should pay regard to the characteristics of
the surrounding area; the choice of an inappropriate material can completely mar a development.
Many parts of the Vale have very distinctive materials such as stone and brick which are
particular to a local area.
The use of too many facing materials should be avoided; simplicity and economy of materials
and harmony between those chosen should be sought. With careful detailing a limited range of
materials can be used to achieve variety and interest. The treatment of walls, fences, garages
etc, should receive equal consideration.
OPEN SPACE
The amount of private garden area included in a development will have a critical effect upon its
character and attractiveness. The character of many villages and older residential areas is largely
dependent upon the open spacious gardens enjoyed by many of the houses. New developments
must respect and reflect this. In more densely developed locations such as the heart of larger
villages and in urban areas, smaller gardens may be acceptable. In no case should the minimum
size of rear private garden area for a house fall below 55 square metres (592 square ft). Larger
garden areas will be sought where this is deemed appropriate having regard to the character of
the surrounding properties.
Housing development will be expected to provide public open space in line with policy H23 of
the Local Plan 2011. The purpose of the open space should always be specified at an early
___________________________________________________________________________________
31
stage as the use to which it will be put will influence its location and treatment. The open space
should generally be in the form of sizeable elements rather than a larger number of smaller
dispersed areas which could create long-term maintenance problems. Arrangements for the
future maintenance of open space will normally be a requirement of planning permission.
Open space ideally should be located centrally within the development and be overlooked by
sufficient dwellings to ensure casual supervision. If the open space is to be used as a children’s
play area, it should be located away from roads and play equipment and should be positioned
sufficiently far from surrounding houses to avoid potential nuisance. On larger estates the
District Council may require the developer to provide play equipment within the areas allocated
as open space.
CRIME
The authority will treat the prevention of crime as a material consideration in determining
planning applications and will seek to encourage layouts and designs which assist in natural
surveillance and deter crime. Such considerations need to be balanced against other issues such
as visual character and the suitability of development for a particular location.
LANDSCAPING
Landscaping helps to take the raw edge off new development and helps to give an area its
character and identity. It is important that interesting site features and any proposed new
planting are designed into a scheme form the outset. Hard and soft landscaping should also
form an integral part of the design approach to the development.
In preparing a landscape scheme it is advised that attention should be paid to:
•
•
•
•
•
the periphery of the site;
existing natural features and whether they could be enhanced;
the entrance to the site and areas adjacent to roadways and footpaths;
areas of open space;
areas adjacent to community facilities.
For developments on sites where there are established trees and hedgerows, a detailed survey
should be submitted with the planning application showing the species, location, spread and
condition of the existing trees. Agreement should be sought with the District Council on the
trees/hedgerows to be retained and proper arrangements should be made to protect these trees
and hedgerows during the course of development. The approach to the landscaping of a space
will often depend on its location and function. For example, where a site adjoins open
countryside the informal planting of indigenous trees and hedgerows would be appropriate,
whereas within urban locations a more formal ornamental approach may be appropriate.
___________________________________________________________________________________
32
___________________________________________________________________________________
33
Road Types and Design Standards
Road Type
Local Distributor
Maximum Number of
dwellings served
-
Link Road
-
Links neighbourhoods within large residential areas,
and accommodates regular non-residential uses. A
built frontage is required and direct access to
dwellings is allowed.
Major Access
Road
700
Principal access road that acts as the main collector
of traffic from the residential area and the link to the
distributor road network.
Minor Access
Road
100-200
Roads that give direct access to dwellings which can
be either a loop or link or a cul-de-sac. Special
surface finishes are required.
Access Way
25-50
Minor roads which can be either loop, link or cul-desac. Special surface finish will be required and the
use of rumble strips or humps at entry points. Car
parking must be provided within the curtilage of the
dwellings.
Access Lane
25-50
Similar to access way, particular for rural areas.
Shared surface roads.
Mews
25-50
Shared vehicular/pedestrian surface. They must be
short cul-de-sacs or loop roads in what is normally
high density development. Special surface finishes
and junction criterion will be required. Car parking
can be provided in a variety of ways; within the
dwelling curtilage, allocated spaces in parking courts
and communal parking areas, or a combination of
these forms of parking provision.
Residential
Square
as defined by space
enclosed
Shared vehicular/pedestrian surface. A central feature
should be located in the middle of the vehicle route to
aid driver orientation.
Home Zones
Comments
Multi-purpose local road, generally forming part of the
local county road network.
A street that is designed to prioritise its social and
environmental functions over its highways function.
___________________________________________________________________________________
34
Road Type
Private Drives
Maximum Number of
dwellings served
5
Comments
Shared pedestrian/vehicular surface. Adequate
turning facilities for cars must be provided as part of
drive layout where more than one dwelling is served.
Additional parking spaces for visitors will be required
where drives serve more than one dwelling.
___________________________________________________________________________________
35
Access for People with Impaired Mobility
Design Guidance for external access
___________________________________________________________________________________
INTRODUCTION
The following guidance note is intended to encourage applicants and those who wish to design, develop
and maintain the spaces surrounding buildings, and access to them, to consider the requirements for
access for people with impaired mobility.
The District Council, as Local Planning Authority wishes to promote and where possible enforce improved
access for people with impaired mobility.
The four main groups of people whose requirements should be considered are:
•
•
•
•
the wheelchair user;
ambulant disabled people;
blind or partially sighted people;
people who are deaf or hard of hearing.
It is important that the built environment is accessible to ALL members of the community, including
mothers with pushchairs, elderly people, those who are temporarily disabled as a result of an accident or
illness, those who are partially sighted or blind and people who are confined to wheelchairs or have a
mobility problem.
The Disability Discrimination Act 1995 aimed to end the discrimination that many disabled people face.
The Act gives disabled people rights in the areas of employment, education, access to goods, services and
facilities, and buying or renting property. It also allows the Government to set minimum standards so that
disabled people can use public transport easily. The Disability Discrimination Act 2005 amends or extends
existing provisions in the 1995 Act. In 2001, the British Standard Code of Practice BS8300 ‘Design of
buildings and their approaches to meet the needs of disabled people’ was published. It provides guidance
on good practice in the design of accessible domestic and non-domestic buildings. Part M of the Building
Regulations 2004 applies to applications for new development and extensions to non-domestic buildings.
From 10 August 2006 the majority of planning applications will need to be accompanied by a ‘Design and
Access Statement’ which has to detail how issues of access have been addressed.
It should be noted that the dimensions referred to in this document were correct at the time it was
adopted as Supplementary Planning Guidance in November 1999. Government advise published since
1999 has changed some of the requirements set out in this guidance. Designers are therefore
recommended to refer to the most up to date Building Regulations Approved Document before designing
any access schemes.
___________________________________________________________________________________
36
BARRIERS TO MOBILITY
External spaces should allow free access for people with impaired mobility. To achieve this it is necessary
to eliminate barriers which restrict or prevent movement. Many features of the environment which are
barriers to people with impaired mobility do not affect able bodied. Indeed, many of the features intended
to aid movement are impassable to people with impaired mobility. The list of potential barriers is long and
includes:
•
•
•
•
•
•
•
•
•
•
flights of steps
steep ramps and gradients
long walks or distances between resting
places
narrow gaps and openings
poor surfaces
kerbing
inadequate handrails and supports
variations in level
•
•
•
winding and splayed steps
obstacles such as street furniture, display
boards and parked cars
frameless and unmarked glass doors
inadequate facilities such as w.c’s, parking
places, telephones, seating etc
poor lighting
IMPROVING ROUTES
In our local well established village and town centres, it is difficult to make marked improvements to
pedestrian areas without incurring great financial costs, though ideally all routes should be accessible to
people with impaired mobility.
However, a gradual change is possible so that the busiest routes can be improved and the disabled
population given greater freedom of movement.
HISTORIC BUILDINGS
Historic buildings, especially listed buildings, can create access problems for people with impaired mobility
which are difficult to resolve because features such as steps and staircases are often an important part of
a building’s character. These problems can often be overcome if early negotiations with the planning
department are carried out. For example temporary measures can be taken which will not affect the long
term character of the building; for example:
•
•
•
an alternative entrance
a temporary ramp
temporary handrail to assist access etc
___________________________________________________________________________________
37
RAMPS AND STEPS
•
The maximum uninterrupted ramp length
should ideally be no more than 6 metres.
•
Level platforms should be interspersed with
level minimum dimensions of 1200 x 1200mm.
•
Minimum width 1800mm to allow
wheelchairs and prams to pass.
•
Where the site is constrained and
improved access into a building is
required, then a single wheelchair
width ramp could be installed with
a minimum width of 1200mm.
•
Preferred ramp gradient 1:20, max 1:15.
•
In order to assist ambulant disabled people,
i.e. people who encounter difficulties
when walking on steep ramps (more
than 1 in 20), steps should also be
available, with a level platform at any
door entrance.
•
Handrails to both sides of ramps and
steps.
•
Handrails to be rounded and easy to
grip; hardwood or nylon-coated are
more comfortable, and should be
brightly coloured as an indicator
and aid to people who are partially
sighted.
•
All surfaces should be non-slip.
•
All stepped approaches to be suitable
for ambulant people with impaired
mobility, treads minimum 280mm and
risers a maximum 150mm.
___________________________________________________________________________________
38
TEMPORARY RAMPS
•
Preferred ramp gradient 1:20,
max
1:15.
KERBS
•
Kerbs should be 100mm high
(maximum 125mm).
•
Kerbs should be ramped at all crossing
points.
•
Dropped kerbs should be almost flush
with drainage channels or feathered
into the channel.
•
Dropped kerbs should not be placed
where they are likely to coax
wheelchair users or cyclists into
unappreciated dangers.
•
A minimum width of 900mm pavement
should be provided behind the ramp to allow
safe passage along the pavement.
•
Kerbs should be textured to assist blind
people or people with partial sight.
•
All proposals on public highways
should be in accordance with
Oxfordshire County Council Highway
Standards.
___________________________________________________________________________________
39
PATHS
•
Paths should be firm, nonslip and well laid.
•
Path edges should be well defined.
•
Railings, where provided, should have
low rail for detection by blind people using
canes.
•
Handrails should extend beyond changes of level.
•
Colour contrast can assist partially sighted
people.
•
Acoustically, surfaces should offer
reasonable echoes to help blind and
visually impaired people gain
directional guidance.
•
All routes should be well lit.
•
Bollards, flower tubs, seats, lampposts etc. should be so located as to
allow 900mm clearance for wheelchair
passage.
CAR PARKING
•
Car parking should be as close as
possible to the building it is to serve.
•
Car parking should be located close to
an accessible entrance.
•
Car parks should ideally be undercover.
•
In pedestrianised areas, car parking
for disabled people should be within
50 metres of destination if parking
uncovered, 100 metres if covered.
•
Bays should be wide enough for
wheelchair transfer to and from the car.
•
Car parks should include designated
spaces for use by people with impaired mobility.
•
They should have clearly signed entrances.
•
When designing a car park, normally
5% of spaces should be allocated for
disabled users only.
___________________________________________________________________________________
40
SHOPPING AREAS
•
Shops, banks, post offices, restaurants
and other building uses within town centres,
all need to be accessible to the disabled user,
wherever feasible.
•
Projections from the shopfront, both
horizontal and vertical, should be handled
carefully; for example hanging signs should
be located at least 2300mm above pavement
level.
•
Also street furniture, bollards, lamp-posts, and
pavement signs should not form dangerous obstacles
on pavements and should allow sufficient width for
wheelchair passage etc (at least 900mm width).
SHOPFRONTS
•
Care should be taken over the junction of external
paving and shop finish; use of a ramp, rather than
putting a step in a shop doorway (see entrance
alternative ‘A’).
•
The external ramp is not necessarily the
only solution, in some cases it may
be possible to provide a level external
threshold and internal ramp plus steps
to each the original design level (see
entrance alternative ‘B’).
•
Where shopfronts are renewed or
altered, planning permission may be
required and accessibility for disabled
shoppers may be suggested or even
made a condition of obtaining consent.
___________________________________________________________________________________
41
DOORS AND ENTRANCES
•
Some shops dispense with doors, except for
security purposes, and here there should be
cues for visually impaired people, such as a
change in surface texture, colour, lighting, or
a combination of these.
•
Other users will benefit from these
dimensions being above the stated minimum.
•
Other factors which make for property
accessible doorways are:
-
identifiable and user friendly fittings;
-
door closers which do not require
excessive pressure;
-
well positioned glazing for good
visibility when entering or leaving
the premises.
OTHER FACILITIES
•
To encourage an external environment that is
accessible to all, street furniture and other facilities
should be well suited to the needs of people with
impaired mobility.
•
Furthermore street furniture should be located in a
way which does not clutter pedestrian routes and
hinder access.
TELEPHONES
•
New telephones should be fully accessible to
disabled people and other users. These are always
of great value to people with impaired mobility,
particularly as a means of calling up transport.
___________________________________________________________________________________
42
SEATING
•
Provision of seating is appreciated by many,
whether specifically disabled or not.
•
Seating points can be provided by using proper
seats or ‘perches’, provided they are set at the
appropriate height and with adequate support.
•
Resting places at 50 metre intervals should be
provided, where possible, with seating for ambulant
people with impaired mobility.
•
Rest areas should include high level seating (900mm)
which are especially suitable for people with stiff hips.
CHECK WITH A PLANNING OFFICER
•
Please remember that if there is an access problem,
a planning officer or the Council’s Access Officer may be
able to advise on possible solutions.
USEFUL ADDRESSES
•
Centre for Accessible Environments
70 South Lambeth Road
London SW8 1RL
020 7840 0125
www.cae.org.uk
•
Disabled Living Foundation
380-384 Harrow Road
London W9 2HU
020 7289 6111
www.dlf.org.uk
•
RADAR
12 City Forum
250 City Road
London EC1V 8AF
020 7250 3222
www.radar.org.uk
•
Dialability
Oxford Centre for Enablement
Windmill Road
Headington, Oxford
OX3 7LD
01865 763600
___________________________________________________________________________________
43

Planning Advisory Notes - Vale of White Horse District Council

Transcription

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