Rushcliffe Design Code Framework

 

Rushcliffe Design Code

Contents

Introduction

0. Planning and Design Process
1. Street Hierarchy and Servicing
   • 1.1 Street hierarchies
   • 1.2 Tertiary streets
   • 1.3 Secondary streets
   • 1.4 Main streets
   • 1.5 Designated parking
   • 1.6 Shared parking areas
   • 1.7 On street parking
   • 1.8 Cycle storage
   • 1.9 Recycling and waste storage
2. Infill and Intensification
   • 2.1 Area type (local character)
   • 2.2 Development pattern and grain
   • 2.3 Backland developments
   • 2.4 Scale of development and building height
   • 2.5 Corners
   • 2.6 Enclosure
   • 2.7 Space between homes
3. Multi-dwellings and Taller Buildings
   • 3.1 Scale and context
   • 3.2 Outlook
   • 3.3 Solar orientation
   • 3.4 Elevation and roofscapes
   • 3.5 Private amenity space
   • 3.6 Active frontages
   • 3.7 Balconies
   • 3.8 Shared external spaces
   • 3.9 Windows
   • 3.10 Entrances
   • 3.11 Impact, boundaries and public space
   • 3.12 Materials
   • 3.13 Adaptation
4. Landscape
   • 4.1 Sustainable Drainage Systems 
   • 4.2 Biodiversity
   • 4.3 Trees and planting
   • 4.4 Public realm and shared amenity
   • 4.5 Play
   • 4.6 Wayfinding & navigation
   • 4.7 Management plans and companies
5. Householder
   • 5.1 Context and character
   • 5.2 Neighbour amenity - privacy, overbearing, light, impact
   • 5.3 Side extensions
   • 5.4 Rear extensions
   • 5.5 Dormers
   • 5.6 Outbuildings
   • 5.7 On-site renewables
   • 5.8 Materials
   • 5.9 Front garden
   • 5.10 Rear gardens
6. Rural
   • 6.1 Conversion of existing rural buildings
   • 6.2 Replacement dwellings in the open countryside
   • 6.3 Equestrian development
7. High Streets and Local Centres
   • 7.1 Active high streets and retail centres
   • 7.2 Shop frontages and signage

Appendix 1 Glossary of Terms

 

Introduction

What is an authority wide design code?

An authority wide design code is a set of design requirements that set the expectations for design quality across the Rushcliffe Borough Council. They have been created with local stakeholders, communities and their representatives to establish a vision for new  development in their area small and large. The aim of the design code is to provide clarity through rules and supported by good practice design guidance to allow applicants to bring forward proposals with confidence.

Why do we need a design code

Design Codes are a requirement of the Levelling Up & Regeneration Act (LURA). The Act makes it a requirement for every local
planning authority in England to prepare a design code for its area. 

What are benefits of a design code

The following design code has been prepared to assist residents, architects, developers, builders and planning professionals when
designing development proposals whether small or large. The code will be used by Rushcliffe Borough Council to set clear design code
(or rules) and design expectations through guidance to support development proposals and aid in the determination of planning applications.

The design code document will also outline the process, considerations, qualities, and opportunities that will help to deliver high quality new development in Rushcliffe. The design code is not drafted as a substitution for design talent and does not intend to impose any
particular tastes. The code is about promoting process and design rigour that lead to good design practice and proposals. In this way it aims to provide certainty in relation to design approaches likely to be deemed acceptable and consistency when determining design quality.

What the Design Code will and won’t do

A design code can be used to provide clarity on what is expected of applicants when submitting a design proposal, in some areas setting out the minimum requirements to achieve design quality. It may also set mandatory requirements and discretionary guidance.

It is relevant to all scales of development such as medium to large scale residential schemes, mixed-use developments and large regeneration sites across the Borough. Whilst parts of a code may also be important considerations for smaller sites, and homeowners wishing to extend their properties, and for other uses such as commercial development.

A design code cannot introduce new areas of planning policy, nor can it make new land allocations.

We acknowledge there are limitations to the code which are beyond the limits and managed through statutory or regulatory bodies. These include, but not exclusive to:

• Energy: Energy conservation is currently established through Building Regulations set by central government using Approved Documents. Approved Document L: Conservation of fuel and power sets minimum values for thermal transmittance (u-values), air permeability and efficiency of heating systems.
• Highways: The regional highways authority is Nottingham County Council who manage and set their own design standards.

Engagement Process - Summary

The findings were wide reaching, (and as to be expected given the wide geographic nature of the borough), but broadly with many common themes emerging between officers, elected members and the general public.

Overall, sustainability, better design quality and access to good quality open space was high on the agenda. Threading these together was a strong emphasis on active travel and movement to create more enjoyable places to walk and bike, as opposed to default to the car. Respondents highlighted the existing landscape and access to green space as key strengths. Alongside this was the unique architectural character and heritage of existing towns. However, participants highlighted car parking and the design of parking as a weakness that detracted from the enjoyment of new and existing communities. This was followed by high levels of traffic negatively impacting the quality of high streets, towns and villages, as well as being inhibitive to promoting active travel. 

A more detailed summary of our findings can be found in the Baseline document.

Vision and Area Types

 

Key

Urban = dark blue 

High streets = light green (within Bingham, Cotgrave, East Leake, Keyworth, Radcliffe on Trent, Ruddington and West Bridgford)

Riverside = orange

Key settlements = dark red

Fairham - Site Specific Design Code = light green hatched

Gamston - Site Specific Design Code = dark green hatched

Local Development Order (LDO) - Site Specific Design Code = purple

Rural = cream

 

The consultant team alongside the council originally developed seven area types from their analysis of the wider borough. From this
process, the team focused on urban form as the defining factor. Through a consultation process, this was simplified further down
to five area types which define the broad geographical areas of Rushcliffe.

In parallel, vision statements for each area type were developed and consulted upon to establish the focus of the code. The overall
vision for Rushcliffe is:

“To secure well-designed, high-quality and sustainable development that reflects and enhances the local character of the Borough of Rushcliffe and supports vibrant and healthy communities.’

From this, the five area types and their visions are:

Urban (West Bridgford)

“To create new opportunities to live sustainably and increase the amenity for residents of the Borough’s principal urban area, including through improved connectivity.”

Riverside

To offer design approaches that find their distinction in the unique setting, challenges, and development pressures along the urban riverfront, by ensuring development respects and engages with the waterfront location, provides accessibility and connectivity to the riverside and connects with existing public rights of way, highways and cycleways.”

Settlements

“Integrate new development so that it belongs, captures the distinctiveness and best qualities of place, whilst adding something new and sought after.”

High Streets

“To promote vibrant high streets as places for investment and for people to spend time in, with a variety of reasons to visit. To ensure
our high streets are safe, accessible and easy to visit, as well as being positive places to live in and around.”

Rural and Farmland

“To keep villages as villages in scale and appearance, whilst adding new qualities to the local character. To maintain the agricultural
character of the countryside and avoid urbanising ‘creep’ into rural and farming areas, including an appropriate and sensitive approach
to the conversion of rural buildings. Continue a tradition of conserving, restoring and enhancing the diversity of landscapes, historic
farmsteads, wildlife and the wealth of natural resources, ensuring it may be enjoyed by all.”

Excluded from the authority wide area types is an existing Local Development Order (LDO) around land designated to shape the plans
for redevelopment of the Ratcliffe on Soar power station site. We recognise the existing order but will not be coding for it.

How to use the design code

Design codes are a set of rules – you must – you must not. They are collated as a downloadable table which is located at the heart of the Rushcliffe Design Code. Depending upon application type and scale, the table can be filtered to clearly set out which codes are relevant to your application.

Applicants are then required to mark their compliance and non-compliance with the design code at the submission of the planning
application. This will form a validation requirement to register the planning application.

The codes are structured around eight key topics, each supported by a detailed ‘design note’. These are:

0. Planning and Design Processes

1. Street Hierarchy and Servicing

2. Infill and Intensification

3. Multi-dwelling and taller buildings

4. Landscape

5. Householder

6. Rural

7. High Streets

Each design note is divided into sub-topics. A typical page may include the following:

• A prelude: why is this subject important
• Code: what are the rules – the musts and must not
• Guidance: promoting good design practice, they set out the should and should nots
• Illustrations or case studies: demonstrating how to apply code or guidance. Or examples of UK wide good practice
• Further supporting information: where topics are more complex or require situating, further detail is provided

 

 

0. Planning and Design Process

When to apply this design note

Experience has shown that when applicants and their design teams follow a robust planning and design process design quality is
understood at planning stages and can be upheld after permission has been granted.

Planning applications including Section 73 applications, will not be recommended for approval unless they can demonstrate how they have followed the Planning and Design Process and meet the relevant requirements of Rushcliffe Design Code.

Proposals for major applications must be accompanied by a Design and Access Statement (DAS) that includes a detailed account of how
the proposal has been developed following each of the nine stages of the Planning and Design Process.

Minor applications are not required to follow the Planning and Design Process but are advised to consult the document and use it as a best practice guide.

Purpose

To help speed up the planning process and improve the quality of design in Rushcliffe.

Following these nine stages will help applicants and their design teams to adopt good design principles and practices.

It outlines the planning and design process and considerations that will help to deliver high quality new development in Rushcliffe.

1. Context

During this first stage applicants should undertake research and fieldwork to develop their understanding of the role of the application site in its wider context through:

• Its history
• Any cultural aspects, the importance of the place to local people and the social networks of the area
• Its role as part of the economic landscape 
• Its role as part of the larger natural ecosystem and climate, wider Blue and Green Infrastructure
• The wider movement networks.

Preparation

Understanding the context and setting (RIBA 0 - 2)

• Context
• Stakeholders
• Benchmarking
• Site Appraisal
• Baseline

Design Scheme

Applying the understanding gained to design a proposal (RIBA 2 - 4)

• Concept design
• Review

Planning Application

Building Regulations and Planning Conditions (RIBA 4/5+)

• Submission
• Additional detail

2. Stakeholders

Applicants should identify who the relevant stakeholders are and have a plan for how and when they will engage with them.

Local stakeholders may include residents, local businesses, not-for-profit organisations, schools, religious groups, other prominent
informal networks such as local heritage groups, sports clubs, parenting group etc.

Authorities may include Local Planning Authority, Parish Councils, Highway Authority, Utility providers, Emergency Services, Severn Trent Water, Internal Drainage Board, Environment Agency and other relevant organisations.

Applicants should decide whether to seek formal pre-application input from Local Planning Authority before moving forward to stage 3.

3. Benchmarking (design quality)

For residential proposals, applicants must use a tool to help appraise design quality and use this to form the basis of pre-application
discussions with stakeholders.

It is recommended that applicants use Building for a Healthy Life (BHL). Where an applicant chooses not to use BHL they may use an
alternative approach but should make the reasons for this explicit in the DAS and if unsure consult the Local Planning Authority beforehand.

BHL is recommended on the grounds it has been created to allow a broad range of people to use it easily – from members of a local community, local councillors, developers to local authorities – allowing those involved in a proposed new development to focus their thoughts, discussions and efforts on the things that matter most when creating good places to live.

Applicants should use BHL to think about the qualities of successful places and how these can be best applied to their proposed
development in its wider context.

4. Site appraisal

The characteristics of a site will influence the layout and form of development. The response to those characteristics will significantly determine the distinctiveness of the design.

Site appraisals should be primarily map based using a number of topic-based ‘overlays’ where the appraisal is likely to be complex.
The analysis must include as a minimum, or justify where it does not include:

• Landscape and topography
• Site micro-climate
• Site ecology
• Existing site conditions
• Infrastructure
• On and off-site movement network
• On and off-site open space network
• Opportunities and constraints
• Heritage - above and below ground
• Green Belt

Landscape and topography: the three-dimensional aspects of the site are likely to exert as much influence on the character of any
development proposal as its two-dimensional form.

Site micro-climate: watercourses, flood risk, drainage, gradients, exposure to wind, sun path, sunny slopes and shady slopes.

Site ecology: habitat and biodiversity characteristics of the site, designations and protections, mature trees, TPOs, hedgerow and
ponds.

Existing site conditions: ground conditions, site boundaries, points of access, existing buildings and other structures on-site.

Infrastructure: utilities, nearby uses and facilities such as schools, heath care, shops etc.

On and off-site movement network: existing walking and cycling routes, public transport infrastructure, local street networks/hierarchies.

On and off-site open space network: green corridors, woodland, nature reserves, formal parks, squares, play areas, greens, sports fields
etc.

Opportunities and constraints: summarising all the above positive factors in the area which gives the site an identity and character and
identifying any negative aspects that redevelopment of the site could potentially improve.

5. Low Carbon and Sustainable Design

The National Design Guide sets out an energy hierarchy for reducing the carbon cost of new buildings. It is based upon three principles:

1. Reducing energy demand, both in construction and in use.
2. Using energy-efficient systems within buildings.
3. Maximising renewable energy sources, especially on-site generation, and community-led initiatives.

Applicants must complete the checklist in Appendix 1 of the Rushcliffe Low Carbon and Sustainable Design SPD and reference this in the DAS.

This stage will have implications for the proposed design as it may influence fabric-first decisions regarding building form, orientation, materials, procurement and on-site/on-plot renewable energy sources.

Low carbon and sustainable design principles should influence design development from the outset.

Pre-determined site layouts and forms of development can never be retrofitted to achieve the same outcomes.

6. Concept design

Concept designs should be articulated on a map/plan, or a series of drawings and preferably supported by 3D illustrative sketches and
annotations.

A concept design is not a detailed layout, but it must show the most important aspects of the proposed development such as the
basic design decisions about the function, appearance, and layout of the proposed development.

Proposals of over 50 dwellings should provide a concept masterplan indicating delivery phases.

By stage 6, applicants must be able to answer the following questions:

• What will be the character of the development?
• How will the opportunities and constraints identified during the site appraisal be resolved?
• If residential, how is the design approach responding positively to the 12 considerations of BHL?
• How is the design approach responding positively to input from the community and other stakeholders?

At this stage the applicant should also be able to answer questions about the intended approach to the following design considerations:

• What is the approach to accessing the development?
• What is the approach to prioritising walking and cycling ?
• How will the development address the site boundaries and look out on adjacent land and development?
• How will the existing site ecology, structures or buildings influence the layout and form of the proposals?
• How will the development be given identity and be legible?
• What is the site wide approach to:
  
  • Green and blue infrastructure
  • Location and function of open spaces
  • Sustainable drainage verges
  • Tree planting
  • Play spaces
  • Allotments
  • Foot/cycle-paths and cycle storage
  • Bin storage and collection points
• How will biodiversity net gain be delivered within the site?
• What is the approach for reducing the carbon cost of the development?
• What is the approach to ensuring vehicle circulation and parking will not dominate the character of the development?

At this stage the applicant must summarise stages 1-6 with supporting plans, drawings and photographs and this information
can be used in the Design and Access statement.

Applicants that choose to progress beyond stage 6 without pre-application input are at greater risk of failing to comply with this Planning and Design Process and the Rushcliffe Design Code.

7. Design Review

Applicants and their design teams should now conduct a review of their design development thus far and discuss with the Local Planning Authority whether a formal Design Review, using Design Midlands or another agreed forum, is appropriate.

Having conducted an appropriate review, applicants and their design teams should now produce a more developed proposal based on the analysis and evidence produced to date.

A draft DAS should accompany the developed design and explain the evolution of the proposal through stages 1 to 7 of the Planning and
Design Process.

8. Submission

In addition to satisfying all validation requirements, Full and Reserved Matters applications are expected to submit as a minimum the following to ensure design quality can be accurately appraised and determined :

• Sections through the site and street elevations along the main frontage(s).
• Siteplans giving accurate location of trees, hedges, other landscape features, all other relevant structures, all adjacent
  buildings, bus stops and bus routes.
• Coloured and annotated elevational drawings providing details of all building materials and finishes.
• Drawings showing details of boundary design, lighting, and street path materials.
• 3D visuals.
• Labelling of LEAPS and LAPS (Local Equipped Areas of Play and Local Areas of Play).

9. Additional detail

Once the proposal has obtained permission, some details can be defined through planning conditions. This could include final specification, environmental issues, circular economy, end-of-life disposal, or arrangements during construction such as phasing.

Masterplanning

area can be an effective way of creating successful development and navigating the planning and design process. This is because the masterplanning process can help to clarify policy and design expectations, set a clear vision for a site, inform infrastructure decisions and viability assessments, and identify requirements for developer contributions early in the planning process.

What is a masterplan?

A masterplan sets the vision and implementation strategy for an area focusing on site-specific proposals such as landscaping, layout and mix of uses, transport and movement, scale, massing and grain of development. A masterplan is often accompanied by a range of supporting evidence such as a local character study or landscape assessment. If a development is to be delivered in several phases, an implementation strategy should also be included.

Masterplans and Design Codes

Any masterplan being prepared for an area within Rushcliffe is expected to demonstrate how the mandatory requirements and further guidance within Rushcliffe area-wide Design Code can be implemented through the site-wide design proposal.

In some cases, it may also be necessary to set out how more detailed design requirements are being met in a separate site-specific
design code which can accompany or follow the overall Masterplan.

Masterplans for development sites can be produced by the landowner/ developer on their own, or in partnership with a local planning
authority. In all instances the masterplanning process should be collaborative and multidisciplinary and subject to a separate
community and stakeholder engagement exercise so that site opportunities and constraints are understood early on.

Care should be taken to ensure that masterplans are viable and understood by all stakeholders and include accurate representations of what the proposed development will look like. They must not be misleading to the public.

The level of detail included in a masterplan may vary depending on the complexity of the site. The National Model Design Code section 2.c Masterplanning includes guidance on what a notional masterplan is likely to include.

1. Street Hierarchy and Servicing

When to apply this design note

This design note is required to be followed as part of Rushcliffe Design Code on any development proposing the creation of any new
street or multiple new streets.

The term ‘street’ will be applied at the discretion of the Local Planning Authority to all routes providing access, vehicular or otherwise, that connects to,
through and out of new residential and mixed-use development.

All new development involving the creation of a single or multiple new streets or access routes must apply the Rushcliffe Street
Hierarchy. This hierarchy includes three street types each with varying spatial characteristics considering their role and function
in the hierarchy.

Pre-application

It is recommended during the pre-application stages that applicants discuss and agree in writing with both the Local Planning Authority and Highways Authority a proposed street hierarchy indicating street types for each and every new street being proposed.

This requirement covers all proposals ranging from the creation of a single street to a network of multiple new streets. The overall design of each proposed street must conform to the design parameters for the corresponding street type within this hierarchy (Tertiary, Secondary, Main).

It is anticipated that not all proposals will contain each street category.

Rushcliffe Street Hierarchy has been designed in consultation with Nottinghamshire County Council Highways Authority. Applicants must engage early with Nottinghamshire County Council and Borough Council Officers to explore adoptable street designs and any proposed variations from Nottinghamshire County Council Highway Design Guide to which all applicants proposing the creation of new streets must refer.

Rushcliffe Borough Council require  applicants and their designers to agree the general geometry of residential streets in consultation
with the Highway Authority. 

This design note follows the principles and guidance in Streets For A Healthy Life and applicants and their designers should consider this and other relevant design guidance including Manual for Streets I and II and Building for a Healthy Life.

1.1 Street hierarchies

Guidance

When considering the character of a new development it is common to consider creating a range of different house types, scales, materials and densities. But it is equally important to create a sense of character through a variety of streets and spaces. The spatial characteristics of different street types must be distinctive from one another. Distinction can be in the form of enclosure ratio, carriageway width, land use, landscaping, and parking.

Streets designed as part of new development should be designed for vehicles speeds of 20 mph or lower and should be designed to
give pedestrians priority over vehicle users.

A hierarchy comprises a network of streets and spaces progressing from the entry (or entries) to the development site progressing
down to the most minor streets and courtyards.

Rushcliffe Street Hierarchy

Tertiary: Quietest residential streets with lower levels of traffic. Often Homezone principles apply.

Secondary: The most common residential street. Non-residential uses can be present.

Main: Entry (or entries) to a development. Main public transport, vehicular and cycle routes

Rushcliffe residential street hierarchy is intentionally inverted to put the emphasis on the requirement to create streets that give people priority over vehicles, and which are safe and attractive to all users.

1.2 Tertiary streets

These quieter streets are designed for people first and are not normally bus routes. A tertiary street can have clear, designated footpaths or designed to Homezone principles with a level surface. Cyclists will share the main street surface with vehicles.

Traditionally this category might include Mews, Courts, Yards, Lanes, Closes and Cul-de-sacs. Tertiary Streets are quieter residential streets. They can be connected at both ends of the street, or no through routes, for vehicles (e.g. cul-de-sac).

Guidance

Enclosure ratio

Buildings are usually situated on both sides of tertiary streets giving a strong sense of enclosure to create a residential character and positive pedestrian and cycle environment. In some contexts a tertiary street can feel comfortable where the width of the space is less than the height of the buildings on either side.

Setbacks

Buildings may be set back by between 0.5 and 3 metres to provide a threshold or front garden. This may also accommodate a bin store,
cycle store and a low boundary wall, railing or fence.

Space for walking and wheeling

Tertiary streets may have a level surface, but this does not preclude footpaths. Surface materials should be suitable for use by disabled
people, avoiding using patterns that may create visual confusion and potential hazards for visually impaired users.

Cycling on the carriageway will normally be acceptable – see LTN 1/20 for further guidance. 

Pedestrian priority interventions

Tertiary street design must incorporate at least one traffic calming feature to help encourage slower traffic speeds every 40 metres,
or at least once where a street is less than 40 metres in length. These features reinforce pedestrian priority by intentionally forcing
vehicles and cyclists to slow down to walking speeds and/or come to a halt.

Vehicle speed

Tertiary streets must be designed for 20 mph or less, 15 mph for shared surfaces.

In curtilage parking

Vehicular access to plots is permitted from a tertiary street, but parking to the front of the building line is discouraged and should
not dominate streets.

On street parking

Can be provided, but not allocated. It is recommended that provision is made for one parking space per three dwellings.

On street parking must be designed as clearly defined parallel and/ or chevron bays integrated within the street landscape strategy.
Parking proposed on either side of a street should be staggered and not directly opposite.

Service strips

To be minimum 1 metres and must not read as a narrow footway.

Landscaping and trees

Verges and planting areas with street trees must be at least 2 metres wide.

Tertiary street design will not be permitted where:

• A lack of space to park vehicles is likely to result in pavement parking.
• Street is not part of a connected network for walking and cycling.
• ‘Segregation sandwiching’ occurs. A Segregation sandwich is where private access drives are segregated by a publicly accessible
  ‘central reservation’ or through route.
• Lack of differentiation between the surface of the street and adjacent on street parking bays.
• Planting strips are too narrow and will be difficult to maintain.

Options to create a comfortable sense of enclosure for residents and pedestrians in tertiary streets and secondary streets in urban
contexts.

1.3 Secondary streets

The most common form of residential street. These streets usually provide a link between a main (primary) street and form a network to tertiary streets and spaces.

Designed for 20 mph or less, secondary streets are people-orientated residential streets much like their tertiary street counterparts. They differ in that some non-residential uses such as cafes, community and retail space may be present and traffic volumes are slightly higher. They can also be good secondary locations for larger community facilities such as schools, health and community facilities.

These streets typically have a clear distinction between vehicular and pedestrian space, with defined kerbs and footways. Secondary streets are not usually bus routes and cycling in the carriageway will normally be acceptable.

 

Other features of interest include the use of timber posts to prevent fly-parking on the verge (always consult Highways Authority as
such features could be deemed as a maintenance issue). Also note the integration of on-street parallel parking bays and the visually
prominent uncontrolled pedestrian crossing. (Photographs by Rebecca Clark).

Other features of note include how street lighting and lack of crossovers onto driveways add to a safe and convenient pedestrian
environment. (Photographs by Rebecca Clark).

Guidance

Enclosure ratio

Can vary according to the adjacent land uses and local context. In an urban area secondary streets can feel comfortable where the width of the street is only a little wider than the height of the buildings. In suburban settings the width of the street can be at least twice that of the building height, allowing more space for conventional footpaths, verges, street trees and on street parking.

Setbacks

Buildings may be set back by between 0.5 and 6 metres to provide a threshold or front garden. This may also accommodate a bin
store, cycle store, a low boundary wall, railing or fence. Principal elevations and front doors should face the street with frontage access for all buildings.

Space for walking and wheeling

In most cases will have at least 2 metre wide footpaths on both sides of the carriageway unobstructed for pedestrians. Pedestrian
crossovers with dropped kerbs located across the mouth of side street junctions must maintain the trajectory of the footpath (desire
lines) and not deviate further down the side street.

Cycling on the carriageway will normally be acceptable – see LTN 1/20 for further guidance. Street lighting must be present.

Pedestrian priority interventions

Secondary street design must incorporate at least one pedestrian priority feature to help encourage slower traffic speeds every 50
metres, or at least once where a street is less than 50 metres in length. These features reinforce pedestrian priority by intentionally
forcing vehicles and cyclists to slow down to walking speeds and/or come to a halt.

Vehicle speed

Secondary streets must be designed for 20 mph or less.

In curtilage parking

Where curtilage parking is provided at the front of dwellings level footways must be maintained across driveway access points.

On street parking

Can be provided, but not allocated, on one or both sides of the carriageway. It is recommended that provision is made for one parking space per three dwellings and one additional visitor space per five dwellings. In streets of mixed land use a higher ratio may be
applicable by agreement.

On street parking must be designed as clearly defined bays integrated within the street landscape strategy.

Service strips

To be minimum 1.5 metres and must not read as a narrow footway.

Landscaping and trees

Secondary streets must integrate landscape and tree planting including SuDS. See Landscape section for further information on the design of SuDS. Verges and planting areas with street trees must be at least 2 metres wide.

Secondary street design will not be permitted where:

• A lack of space to park vehicles is likely to result in footway parking.
• Tandem parking is proposed.
• Street is not part of a connected network for walking and cycling.
• ‘Segregation sandwiching’ occurs.
• Lack of differentiation between the surface of the street and adjacent on street parking bays.
• SuDS are absent.
• Planting strips are too narrow and will be difficult to maintain.
• Footways undulate due to multiple driveway access points.
• Backs or sides of properties on to street create a deadening effect to the street.

Illustrative secondary street designed for low speeds incorporating examples pedestrian priority measures.

• Changes in road direction create traffic calming measures
• 0.5 - 0.6 metre setbacks
• Continuous pedestrian crossing

1.4 Main streets

Sometimes also referred to as primary streets, main streets are the strategic routes for vehicular traffic through a settlement but must also be designed to balance this function with the needs and safety of all users. Not all new developments are required to contain a main street.

 

• Active frontages and nonresidential uses
• Pedestrian priority feature
• Segregated cycle lanes

Guidance

Main streets must be designed with a clear distinction between vehicular, cycle and pedestrian space and can vary in their design
according to the specific context and function.

Protected space for cycling must be provided – see LTN 1/20 for further guidance.

A main street must provide direct access to a mix of land uses. Where it is only providing access to residential development the
street must be designed as either a secondary or tertiary.

The National Model Design Code stipulates that main streets may vary and take on the character of an avenue, boulevard or parkway,
especially in larger schemes.

Parkways

Streets with a wide central grass reservation with trees, along with carriageways and pavements. These are sometimes known as
‘parkways’ and can be suitable for new suburban development in Rushcliffe.

Boulevards

Streets with a central carriageway with secondary one-way streets for access and parking with landscaping with trees planted in the
reservations. Less appropriate to area types in Rushcliffe.

Avenues

Streets with a central carriageway and wide tree-line verges either side. Can be suitable for both urban and suburban settings within
Rushcliffe.

Public transport

Main streets must be designed to accommodate public transport, allowing for the integration of stops, even if no bus service is
planned in the short term.

Space for walking and wheeling

Main streets have footpaths on both sides of at least 2 metres unobstructed width for pedestrians with crossings as necessary. Street furniture should be provided as land uses dictate.

Pedestrian priority interventions

Main streets will tend to have straighter alignments, and therefore designers must use pedestrian priority features to help encourage
slower traffic speeds at least every 60 metres. These features must reinforce pedestrian priority by intentionally forcing vehicles and cyclists to slow down to walking speeds and/or come to a halt.

Vehicle speed

Main streets should be designed for 30 mph or less.

In curtilage parking

Where curtilage parking is provided at the front of dwellings level footways must be maintained across driveway access points.

On street parking

Defined car parking bays may be used on one or both sides of the carriageway integrated within the street landscape strategy.

Service Strips

To be minimum 2 metres and should not read as a narrow footway.

Landscaping

Street trees and SuDS are an important feature and must be present integrated within main streets.

Main (primary) street design will not be permitted where:

• There is insufficient protected cycle infrastructure.
• A lack of space to park vehicles is likely to result in footpath parking.
• Lack of differentiation between the surface of the street and adjacent on street parking bays.
• SuDS are absent.
• Planting strips are too narrow and will be difficult to maintain.
• Footways undulate due to multiple driveway access points.
• Backs or sides of properties on to street create a deadening effect to the street.

Servicing

It is important to ensure streets and public spaces are designed with management and maintenance in mind (Landscape Design Note 4.7). Even a well-designed space will end up having a negative impact on the environment and local community if it is not appropriately maintained in a discreet and proportionate manner.

1.5 Designated parking

As car ownership continues to increase, parking is now a significant design issue across Rushcliffe. It can be an emotive issue leading to
disputes between neighbours, missed bin collections and a contentious design issues leading to planning refusals.

Parking needs to be designed carefully, and parking capacity needs to be flexible. What works on one site, may not work on another. Where and how vehicles are parked has a massive impact on how a place looks, feels and functions. There needs to be a balance between achieving sufficient parking without it being over-dominant and detrimental to other aspects of good design.

 

Guidance

In curtilage parking

Parking within the curtilage of properties is generally better at the side of the house or partially behind the building line as opposed
to entirely to the front. Tandem parking will not be counted as two spaces.

Where parking is to the front of properties it must be integrated with soft landscaping, preferably equal to or greater than the size
of the parking area. Landscaping should be arranged in such a way that it is not easily converted into another parking space.

Carports and garages

Carports should be offset by 1 metre from the highway and garages must be offset by 5.5 metres from the highway and be of sufficient
dimensions to allow for the primary purpose of parking a vehicle. Accessible parking bays for M4/1 and M4/2 houses should be
+900mm and +1200mm respectively.

1.6 Shared parking areas

A move towards collective parking strategies will allow for streets that are not dominated by parked vehicles and maximise opportunities
for soft landscaping and amenity spaces which bring social and environmental benefits and may also allow for more efficient land uses.

 

Guidance

Rear courtyards

To be used sparingly. Poorly designed rear parking courts are often under-used by residents, leading to displaced parking in streets. Rear parking courtyards should be small in scale and must be directly overlooked by homes, with street lighting present. In rear spaces parking bays should be arranged in clusters of 4 or 5 integrated with areas of soft landscaping and tree planting.

Within rear courtyards homezone principles will help pedestrians take precedence over vehicle movements. Surface materials in
courtyards should vary from the surface material used for the carriageway on the rest of the vehicular network. Access must have
headroom for resident owned trade vehicles to enter to prevent displaced parking of larger vehicles.

Shared private drives

Applicants and their designers must justify every private drive being proposed to the Local Planning Authority and Highway
Authority and demonstrate why an adopted tertiary street cannot be used instead.

Any private drives serving 6 or more dwellings must be designed to adoptable standards with an entry point via a crossover maintaining
pedestrian and cycle priority and have a dwelling terminating the forward view. Dead-end shared drives should have a shared surface
and turning areas so that all vehicles, including deliver vehicles, can egress in forward gear.

Parking squares

Also known as front courtyards. These are areas devoted to residential parking, allocated or not, enclosed by surrounding houses. Squares can provide additional spaces for other nearby housing and visitors too. The optimum number of spaces will depend on the layout, types and density of housing proposed, but could be based on the number of homes within a 50 metre radius of the square with additional spaces for visitors and deliveries.

Parking square should also provide secure cycle parking and some seating is recommended.

Neighbourhood parking squares

Suitable only in larger developments. Neighbourhood-scale parking squares must be enclosed by local facilities on at least three sides,
exceptions to this may be where a parking area is associated with public open space or outdoor facilities in which case less enclosure
may be deemed acceptable.

Car parking provision is intended for users of the facilities such as shops, childcare, health and other community uses. The optimum
number of spaces would depend on land uses but is likely to be between 30 and 50 spaces.

1.7 On street parking

There will be circumstances where parking is better positioned within the street scene. Where possible parking should be parallel to the
street and integrated with planting and street trees.

 

Guidance

Unallocated on street parking

On street parking may be used on one or both sides of the carriageway, particularly in areas of mixed land use. These must be designed as clearly defined bays integrated within the street landscape strategy.

Electric vehicle charging

Electric (EV) charging infrastructure within streets must be incorporated within buildouts into the carriageway to ensure pavements are kept
clear and accessible. EV charging infrastructure must be provided as part of the default consideration in shared areas of parking such
as courtyards and parking squares, Applicants and their designers should refer to Building Regulations Part S and these requirements
must be viewed as a minimum.

Disabled and car club priority

Disabled parking and Car Clubs must be given priority in terms of access and convenience in relation to building entrances.

1.8 Cycle storage

New developments should make it more attractive for people to choose to walk or cycle for short trips helping to improve levels of physical activity, and reduce the impact of car use on air quality and local congestion.

 

Guidance

Communal storage

A common solution for groups of smaller properties or apartment buildings is to provide communal cycle parking facilities for residents only. These should be secure and located on the ground floor. Outdoor cycle storage should be weather-proof and located in well-overlooked and well-lit locations. Cycle storage solutions must take account of the need for at least a 2 metre circulation space, stacked storage solutions may provide a solution.

Visitor cycle storage

Publicly accessible cycle parking for visitors is needed in convenient locations close to the entrances to homes, shops and other facilities. It should also be included in all publicly accessible shared parking areas such as residential and neighbourhood parking squares. Whilst visitor cycle storage may differ from that provided for residents, it must always provide secure and overlooked facilities positioned close to entrances to buildings.

Location

Cycle storage should be easily accessible, located close to entrances to make the choice to cycle convenient and desirable to move around the neighbourhood or access local services.

Biodiversity

On-street cycle storage is a great opportunity to enhance biodiversity through green roofs or insect habitats.

1.9 Recycling and waste storage

Most properties in Rushcliffe now have at least three wheelie bins. Often the most convenient and practical storage point is at the front
of properties but is important to avoid bins left out in haphazard and unsightly ways. Convenient and practical storage solutions need
to be integrated sensitively and screened from view. Other design considerations are to enable the flow of air and avoiding building
entrances becoming cluttered.

 

Guidance

Waste collection strategies must be made explicit at pre-planning stages. Sometimes a combination of different strategies may be
appropriate across larger sites and different housing type and tenure groups. For example, whilst housing in rural and suburban areas may be expected to accommodate bin storage and collection solutions on plot, apartments and medium-density housing in urban areas may suit collective, not individual, strategies.

Bin storage solutions must be enclosed to provide a positive outlook for residents and designed as an integral site feature, designed to
be robust, secure and ventilated. Applicants and their designers should also consider fire compartmentalisation, cleaning and maintenance, and efficiency through internal rotation of bins via a management strategy.

Designing bins stores to share an architectural language with the main buildings on a site will maintain the quality of the development. Off-the-shelf retrofitted solutions are often visually intrusive, inconvenient or have a short design life.

Biodiversity

Communal bin stores should integrate green roofs and insect habitats to support biodiversity.

 

Left - Individual

• Covered rear bin store
• Clear 1 metre service lane
• Allocation space for collection day

Right - Collective

• Integrated bin stores
• Shared bin stores
• Allocated space for collection day

2. Infill and Intensification

When to apply this design note

Infill and intensification development takes place within an existing built-up area, it can be on a small-scale such as the development of a gap site within an existing street frontage, or on a larger scale. For example where a proposed change of land use or demolition(s) results in new development opportunities.

This type of development is usually on brownfield land (previously developed land) and usually viewed positively due to being inherently more sustainable than expansion into greenfield sites.

The priority when designing for infill and intensification is to be a good neighbour to surrounding buildings and uses.

2.1 Area type (local character)

The National Planning Policy Framework, National Design Guide and Rushcliffe Borough Local Plan require that new development responds to the distinctiveness and
character of the existing built and natural environment.

 

Guidance

The scale, proportions and grain of new development should have regard to surrounding development and the Area Type visions set
out within the introduction. As infill and intensification occurs the overall scale of development should be appropriate to each area
type. For example, urban scale development will be inappropriate in a rural or village settings and suburban scale and forms will be
inappropriate in compact urban areas of West Bridgford and Trent Riverside.

Successful design approaches rarely copy what’s already there but rather take inspiration from it. Applicants and their designers are
encouraged to observe, absorb, and reinterpret local context and character by analysing the local vernacular of a site. Understanding
what local features are of importance to the local character and using this understanding to inform the design of new development.

2.2 Development pattern and grain

In addition to the overall scale and visual impact of new development, applicants and their designers must demonstrate that their design solution is derived from and responds positively to the prevailing pattern and grain of development found locally.

New development proposed across the borough will need to consider how proposals respond to the prevailing pattern of development. Of particular relevance is the configuration of streets, plots, how building lines address the street, and the location of key open spaces in relation to buildings and groups of buildings.

Guidance

the overall character of the area and new development must take this into consideration. Orthogonal (with right angles) arrangements
are more likely to be found in the riverside and older parts of West Bridgford and the key settlements. Curved streets and spacious
plots with large gardens are more commonly associated with the detached and semi-detached suburbs of post-war development.
Irregular patterns of development can be found in the historic cores of the borough’s key settlements and majority of villages.

There are three main types of villages found in Rushcliffe. These are dispersed, linear and nucleated. Each have distinguishable
characteristics in terms of their development pattern as a response of their location and terrains as well as economic and social
functions overtime.

Another significant factor in determining local distinctiveness is the rhythm and variety of buildings and plots, or plot structure.
This is referred to as grain and it derives from the size, frequency and configuration of plots. A greater frequency of smaller plots is
known as fine (or tighter) grain, whereas fewer and larger plots is known as coarse (or looser) grain.

New development needs to indicate a proposed plot structure, which together with the way buildings join and relate to the street
will have a substantial impact on how it responds to local character and distinctiveness.

Streets found in suburban neighbourhoods, villages and rural areas typically have greater variation in plot structure. Inner urban
streets tend to have a great uniformity. For infill development in conservation areas, it is important that historic plot patterns are
understood and respected.

2.3 Backland developments

Backland development is considered the development of land that sits behind an established building line of existing housing or other
development. This type of development often occurs in areas where principal properties have large rear gardens, such as in parts of West Bridgford or where urban and suburban blocks have at their centre garages or outbuildings usually reached via a narrow access from the public highway.

 

• Contextual, low-rise infill
• Limited and carefully designed windows to limit overlooking
• Limited opening/ demolition
• Parking non-central

Guidance

Where the principle for development is agreed, backland development should be designed from the perspective of bringing forward benefits to adjoining residents, including increased security.

Building scale and massing must not exceed that of surrounding existing buildings. Access arrangements should be proportional to
the scale of the development, appropriate to the level of use and must not over- dominate a host street.

When designing backland development designers should consider how building line, connected buildings, minimal setbacks, the
proportion of the building line occupied by buildings, landscaping, and the orientation of entrances and windows can be used to create
a strong sense of enclosure.

Where views into a backland development are created along new points of access, these sight-lines must be terminated by a building
or key group, rather than for example, a gap or minor structure such as a garage or a side elevation.

It can be difficult to achieve the same level of vehicle access and parking arrangements in backland development as for unrestrained sites. In the riverside area type and parts of West Bridgford and the key settlements that benefit from a high level of accessibility
to the public transport network, lower parking ratios and car-free backland developments may be supported.

Gates across the entrance routes into backland development will not be permitted as a default position. Design solutions which prevent vehicle ingress, but do not inhibit pedestrian access, are acceptable, providing allowances are made for emergency and other service vehicles to access the site where necessary.

2.4 Scale of development and building height

Scale is the impression of a building when seen in relation to its surroundings. Scale can also refer to the size of parts of a building or its
details, particularly as experienced in relation to the size of a person.

Sometimes it is the total dimensions of a building which give it its sense of scale, and at other times it is the size of the elements and the way they are combined. Sometimes people use the word ‘scale’ simply as a synonym for ‘size’.

This ambiguity means that when discussing the scale of a proposed development it is important that it is made clear what is meant when using the term scale.

Guidance

The impression of the overall scale of an area is influenced by prevailing local building heights, the skyline, key views and the relative prominence of local landmark buildings such as a church spire. What most people regard as the ‘right scale’ of development will fit comfortably within its surroundings. Of paramount importance is how the proposed height and massing of new development responds to the position, mass and height of the surrounding buildings.

In all cases of infill development, but especially where new development is seeking to gently intensify local densities, design proposals must ensure access to daylight and sunlight, privacy and outlook for future residents and neighbouring buildings are safeguarded  through design.

The urban and riverside area types have greatest scope for variance from the prevailing scale and the creation of new landmarks.

Outside of West Bridgford in the key settlements, rural areas and villages, the hierarchy in scale of development is largely set. New
development that challenges these hierarchies of scale will be subject to intense scrutiny and is unlikely to be popular with locals.

Variations in scale can contribute to creating attractive and memorable places by making them more legible, by creating a strong sense of enclosure around public spaces and introducing landmarks.

Suburban areas can benefit from subtle changes and variations in scale to create local landmarks and frame views. Urban sites offer a distinctly different scale with streets resulting from historic patterns of development and often made up from street after street with buildings of a consistent height and character. Along the riverside the scale of development is generally greater, and opportunities exist to juxtapose the scale of new development and create variations and landmarks.

2.5 Corners

Buildings should respond to their double frontage with windows, entrances and openings onto both street elevations.

• Low walls maintained around perimeter
• Windows from habitable rooms, especially on the ground floor

Guidance

Street corners require special consideration. Buildings must respond to their double frontage with windows, entrances and openings onto both street elevations ensuring surveillance of the public realm and avoiding blank elevations facing the street.

Corners may be appropriate locations for taller buildings to help create legibility and identity to street networks. The increased scale
should always be appropriate to its context and fully justified.

2.6 Enclosure

Enclosure is formed by the width of a space relative to the heights which mark the edge of that space, usually buildings or trees. Enclosure impacts how people feels when they’re within a space, affecting their sense of comfort, the types and level of activity taking place and the speed through which people and vehicles move.

Guidance

Streets with a higher level of enclosure are more common in the centres of settlements where streets and spaces are more people
orientated. Levels of enclosure tend to weaken towards the edge of settlements where development tends to be more car orientated.

Townscape enclosure can be formed from perimeter blocks. Whether formal (orthogonal) or informal (irregular), grid structures
are an efficient way of dividing space into public fronts and private backs, leading to street-focused layouts.

In urban areas, historic market towns and villages centres enclosure should support people-focussed streets and spaces. These
contexts typically offer greater variation with street networks formed from a pattern of narrow streets and alleys, courtyards and
informal squares and larger civic spaces.

Streets and buildings will be less compact as enclosure recedes in suburban areas and rural developments. With this lower level of
enclosure comes more space and opportunities for landscaping, tree planting and larger gardens.

By arranging the buildings first to form street enclosure (rather than plotting the streets first) designers have a better opportunity
to respond positively to local characteristics such as street enclosure, building lines and grain.

• Continuous
  crossing points
• Opportunities for taller buildings
• Parallel parking bays
• Segregated cycle lanes
• SuDS and trees
• Wider pavements to support non-residential ground floor uses

 

• Continuous crossing points
• On curtilage/ side parking

 

• Compact front gardens
• Narrow surfaces to supports cars and cycles

 

2.7 Space between homes

The distance between homes has an impact upon privacy and overlooking, loss of light and overshadowing, over-dominance and
enclosure.

Guidance

Basic standards including a conventional back-to-back separation of 21 metres for two storey homes are useful reference points but
are not mandatory. Strict adherence to these standards will in some instances limit design variety, unnecessarily restrict density and
may not reflect local character.

Privacy

Where local context favours non-conventional distances design strategies must mitigate impact on residents’ privacy and overshadowing. Considering splayed or offset façades, offset windows and landscaping.

In most cases homes will have a more public side (front) and a more private side (rear) but not always and designers will need to make use of other design aspects such as internal layouts, window orientation and profile, balconies and other external elements to give residents a sense of control over the privacy of their own home. Where possible, the more private spaces of a home; bedrooms and bathrooms should be located on the more private side of the building.

Plot coverage

Will vary according to location and context. In order to prevent sites being over-developed proposals should leave sufficient open space
around a new dwelling for outdoor activity and access.

In detached and semi-detached family housing the proportion of plot area to building footprint should generally be greater than 60:40. In terraced housing and other more compact housing types the ratio may be much closer to 50:50 or in some cases with a higher proportion of built footprint to open space.

3. Multi-dwellings and Taller Buildings

When to apply this design note

Rushcliffe has a range of scales (size of buildings) which we have defined by the areas types set out and consulted on in the baseline study. We are setting out two different urban scales for apartment buildings which are defined as follows:

Multi-dwelling: are defined as two or more dwellings, 2 storeys and above. They can come in a variety of arrangements, but usually have shared entrance(s) and circulation. They may contain apartments across single floors, duplexes or even triplexes.

Multi-dwelling are applicable to the Riverside, Urban and Key settlements area types only.

Taller Buildings: are defined as two or more dwellings over 5 storeys and above. They can come in a variety of arrangements and
will have shared entrance(s) and circulation. They may result in a significant change to the skyline of Rushcliffe and are subject to
further scrutiny.

Taller buildings are applicable to the Riverside area type only.

Process

Apartment buildings can provide a range of benefits as part of new housing options in Rushcliffe.

• Allow for choice – they add to the range of new living spaces available; housing for younger generations looking for their first  home, and older generations looking to downsize
• Allow for increased site density
• Common in the adaption of existing structures (offices to residential)
• Allow more people to live in central and urban locations

The baseline study for the code identified existing pressure to add new development particularly residential in the Riverside area type where there is a precedent of post-war, new-build and adapted building for apartment living.

Apartment living has a number of advantages, but not all apartments are created equal. The term ‘typologies’ refer to the common
variations found that relate to the horizontal and vertical circulation (how people access their homes via stairs, lifts and corridors for
example), and the relationship between one apartment and its neighbour.

How these principles are designed result in many different layouts and forms that can cause both positive and negative factors in the
quality of homes being designed. 

Typologies are also not singular, they can be formed from combinations. The following section sets out the nuances of some of the key apartment typologies in relation to the following:

• Relationship between block depth (or ‘thickness’)
• Outlook from homes (or aspect)
• Private amenity
• Shared amenity
• Sociability

Differences between building typologies also determine the character of streets and spaces between the buildings. Typologies that have clearly distinguished front and rear elevations (terraces houses, dual aspect apartments) lend themselves to clearly distinguished public streets – an entrance at the front, and more private, domestic spaces to the rear.

Typologies with central corridors and cores will have frontage on all sides, creating less clearly distinguished streets and spaces
between buildings and single-aspect dwellings that have only a public-facing front elevation but no rear.

There is no one singular solution, but ensuring a mix of typologies enables:

1. A finer grain of urban development with more porous site edges.
2. Variety in the heights, types and articulation of buildings creating intricacy in groundscape and roofscape.
3. A variety of public and private streets, courtyards and spaces between buildings.
4. A variety of house types to attract a range of potential future residents and enable residents to move home within a neighbourhood helping support more stable and resilient communities.

Linear Apartments

 

• Block Thickness: 10-12 metres
• Aspect: Dual
• (Potential) Private amenity: Front and/or back gardens, balconies, winter gardens
• (Potential) Shared amenity: Gardens / courtyards
• Potential sociability: Medium
• Street types: Clear front and back, regular entrances

Point Block

 

• Block Thickness: 18-25 metres
• Aspect: Single/corner
• (Potential) Private amenity: Balconies, winter gardens
• (Potential) Shared amenity: None
• Potential sociability: Low - Medium
• Street types: Frontage on all sides

Deck access - internal/ external deck access

 

• Block Thickness: 12-14 metres
• Aspect: Dual
• (Potential) Private amenity: Ground floor gardens, balconies, winter gardens
• (Potential) Shared amenity: Gardens/ courtyards
• Potential sociability: High
• Street types: Deck side and private side

Hybrid Example 1

 

• Block Thickness: 18-22 metres
• Aspect: Single/corner
• (Potential) Private amenity: Balconies, winter gardens
• (Potential) Shared amenity: None
• Potential sociability: Low - medium
• Street types: Frontage on all sides

Double-loaded corridor apartment

 

• Block Thickness: 18-22 metres
• Aspect: Single/corner
• (Potential) Private amenity: Balconies, winter gardens
• (Potential) Shared amenity: Gardens/ courtyards
• Potential sociability : Low
• Street types: Frontage on all sides

Hybrid Example 2

 

• Block Thickness: 18-22 metres
• Aspect: Single/corner 
• (Potential) Private amenity: Balconies, winter gardens
• (Potential) Shared amenity: None
• Potential sociability: Low - medium
• Street types: Frontage on all sides

3.1 Scale and context

Riverside

The Riverside is defined by larger and taller buildings from Trent House, the City ground, former Civic Centre, (now Waterside Apartments) and County Hall amongst many. The Riverside should be the only area considered for tall buildings.

Guidance

The Riverside is a suitable place for densification given its proximity to West Bridgford and Nottingham City centre but also comes with the complexities of being in flood risk zone 2, with new development having to be designed carefully alongside existing heritage, ecology and highways infrastructure.

Urban, Key settlements

The Urban area type, West Bridgford has some opportunities for sensitive infill and intensification of plots, as well as utilising larger, but
limited brownfield sites for intensification.

Guidance

Key Settlements area types present opportunities for sensitive infill and intensification of plots. Some Key Settlements also have brownfield sites and peripheral land for housing. Extensions whether small or large should be considered as a continuation of the key settlements area type.

As with all area types, applicants will be expected to demonstrate how apartment typologies, whether standalone, or part of a suite of other housing typologies have been developed to respond the immediate scale and context.

3.2 Outlook

Outlook refers to the outlook from a home and is more often referred to as aspect. Outlook or aspect from a home can be singular, dual
or multiple depending on the type of apartment developed and is determined by vertical and horizontal circulation. Apartment typologies
come in a variety of arrangements, each with their own pros and cons. It is the responsibility of the design team to demonstrate suitable solutions that respond to the uniqueness of each site’s context, surrounding scale, aspect and orientation.

Aspect determines a resident’s outlook to the world. It can be rich and varied allowing multiple outlooks in different orientations, and it can be singular and limiting.

Dual/multiple aspect homes are often defined by:

• Homes with daylight both sides - reducing ‘dark space’ at the centre of the building plan.
• Improved solar gain and ability to mitigate against glare or excess solar heating.
• Natural, cross ventilation and cooling potential.
• Better opportunities for privacy by having a front and back elevation.
• Flexibility in how spaces are inhabited.
• Options to provide alternative outlook where noise (roads, train lines, junctions) or poorer air quality affect the site.
• Possibility of a window to the kitchen and bathroom to allow better air movement, moisture and odour control (in addition to mechanical ventilation).
• Avoiding excessive net-heat gains (which can lead to overheating) or net-heat loss (which can result in higher energy  consumption).

Single-aspect homes are often defined by:

• Maximised site density/ net to gross ratios.
• Central horizontal corridor without natural light or ventilation.
• Prone to overheating risk due to exposure to solar gain or require additional heating due to lack of solar gain.
• Passive ventilation strategies are less effective and they typically rely on mechanical cooling and heating systems, building-in energy dependence.
• The location of building services along corridor spine walls also limits scope for internal reconfiguration and they lack the flexibility that many people desire from their homes.

Guidance

All new and adapted homes should be dual or multiple aspect unless there are exceptional circumstances which make this unreasonable or unsuitable. Primary living and bed spaces should be orientated to take advantage of the best views, preferably south facing (with suitable external shading).

Deep, narrow, single aspect living will not provide a suitable quality of accommodation.

A range of site layout options should focus on optimising the site layout demonstrating how an applicant has maximised dual aspect
typologies at the earliest feasibility stages.

3.3 Orientation

Aspect and orientation cannot be thought about in isolation and will be determined by site, context, topography, access and landscape. The orientation of a building and the outlook from within the apartments establishes the principles for heat demand (and loss) and the overall energy consumption.

South facing windows can normally be designed to achieve a net heat gain. However, the amount of south facing glazing should also be optimised to prevent the risk of summer overheating.

East/West windows can provide useful gains, they can often lead to overheating due to the low and prolonged angle of the sun at the start/ end of the day which can be difficult to reduce. 

Large North facing windows nearly always lead to net heat loss and need to be optimised – typically made smaller.

Guidance

As outlined in guidance on outlook, primary living and bed spaces should be orientated to take advantage of south facing orientation
when accompanied with optimised window sizes and suitable external solar shading. A building’s orientation combined with its
glazing ratio is key to minimising energy demand.

Beyond optimising heat gains and loss, the immediate surrounding context can be a contributing factor in determining orientation. In
particular, careful consideration should be given to busy roads or train lines which may contribute towards a poor quality of living by excessive noise and air pollution. Habitable rooms should be located away from these areas or mitigated against through good design such as winter-gardens.

North and north-east facing properties have a significantly higher heating demand.

3.4 Elevation and roofscapes

There are no hard and fast rules about the design of elevations. The main components when considering elevation design should be:

• Groundscape - how the building meets the street.
• Mid-rise – the bit in-between.
• Roofscape - how the building meets the sky.

Guidance

Groundscape

How the building meets the street is important. This is space most experienced by passersby and residents on arrival. The groundscape should be considered the public facing part to a building and its design will be broadly dependant upon the scale of the building and the immediate surrounding context.

In an immediate urban context, the groundscape could be expressed through taller proportions and/or alternative active commercial uses such as shops or offices. The taller the building, the greater and more generous the contribution of the groundscape should be. The public realm around tall buildings should too increase in generosity with the height of the building.

In a domestic context, the groundscape could be expressed through taller proportions or through alternative ground floor typologies
such as duplexes which can be expressed in the elevation design.

Mid-rise

Apartment typologies offer an efficiency through repetition of floor plan. The mid-rise therefore is likely to display this repetition and
rhythm of floors. Depending on the approach, in simple terms this could be expressed as a horizontal rhythm or a vertical rhythm. This
can be achieved through arrangement of constituent parts such as, balconies or even rainwater pipes that reinforce rhythm.

Roofscapes

The roofscape is were the building meets the sky and forms the wider roofscapes of the surrounding area. Modern roofscapes have
to work hard. They perform a vital role in water management and energy generation and can offer habitat in the form of green and
brown roofs to wildlife. The roof form is also part of the distinctive character of the architecture of a new development, and a key way
in which designers can demonstrate and respond to the surrounding context; either following the forms of surrounding buildings, stepping with the topography or offering a contrast with something new.

Roofs spaces can be congested spaces for roof gardens, plant equipment, communal TV and satellite aerials, bio-diverse roofs (green and brown) and energy generation through photovoltaic panels (PVs). Therefore access to them is important. Applicants should demonstrate how these roof spaces must be safe to access and maintain. Roofing membrane, gutters and PVs (to operate efficiently) all require regular inspection by maintenance teams. They should therefore be safe places to access and not require specialist training or safety equipment.

Roof design for photovoltaic panels (PV) should prioritise asymmetric south-facing or east/ west roof pitches for maximum PV energy generation. PVs should be kept away from parapets/ upstands to prevent overshadowing and underperformance. Designers should therefore consider locating roof plant to the north to avoid overshadowing. Where on-site renewables are not required, or not currently financially viable, they should be designed and orientated for future adaption.

The roofscape is an important design feature and the plant assembled here needs to be considered in terms of integration. Applicants should provide detail to demonstrate their integration within the overall elevation design. Visible or finishing materials to conceal plants and mechanical roof equipment not of equal quality to the elevation of the building should not be proposed.

Fully glazed roofscapes or ‘set-backs’ should be avoided as they are an overheating risk.

X = Roofscape

Y = Mid-rise

Z = Groundscape

3.5 Private amenity space

Private outdoor space is desirable in all circumstances to create quality places, built for longevity and to support the wellbeing of residents. This could come in the form of a garden, balcony, terrace or wintergarden. A wintergarden is an enclosed balcony with a large ratio of glazing.

Guidance

In very exceptional circumstances, existing site conditions may make it impossible to provide private outside space for some or all dwellings, particular with retrofit. For instance, outside space should not be located adjacent to areas with high levels of noise or air pollution (but wintergardens could be). To compensate, some/ all dwellings in a development may instead add amenity space on to the internal living space.

In the instance of balconies and wintergardens, written agreements with tenants could be used to ensure they are not misused for storage, BBQs or any misuse that may result in a fire risk.

3.6 Active frontages

A variety of strategies can be used to provide activity at the ground floor. This is often referred to as active frontages and all buildings should be designed to ensure activity throughout the day as a means of providing passive surveillance to the street.

Activity can be brought about by several means:

• Ground floor apartments to be accessed via front doors accessed from the street (not via communal entrances)
• Commercial, office or retail function on ground floor with large windows free from vinyl or obstructions

Guidance

Car parking should be carefully considered so as to not create inactive frontages. Car parking should not be visible within courtyards as it results in a very poor outlook. Instead, applicants will need to develop solutions to integrate parking within the landscape and housing.

Inactive frontages can be created via concentrated location of service doors to waste, plant and back of house which will negatively effect to the public realm. The location of car parking can also contribute to the inactivity. Blank frontage should be avoided.

3.7 Balconies

Balconies are essential to providing private amenity space at density. Balconies should be usable places to sit, socialise and grow small plants.

Guidance

Privacy should be carefully considered in relation to the design of the spaces to ensure that residents maintain their privacy and feel
comfortable to use these spaces well. For instance, fully glazed balconies rarely offer adequate privacy for residents to use these spaces freely. Juliets do not represent a balcony providing amenity.

Solid upstands (brick/metal/ timber) or heavily opaque glazing should be considered as these help to create privacy. Shelter and comfort should also be considered, including solar shading to be considered in some instances depending on orientation. See Windows (3.2.4) for more details.

Careful consideration should be given to the drainage of balconies and terraces to meet the current requirements of warranty providers/building control, but also to prevent staining or runoff on to residents below. Drainage should be accessible for maintenance
and management purposes with a secondary overflow spout to indicate any blockages.

'Juliet balconies' will not be accepted as balconies as they do not contribute to any additional external space.

3.8 Shared external spaces

Living at density should come with significant benefits to the residents living there and should not be about maximising land values at the expense of creating sustainable and desirable places to live. Offering shared external space provides opportunities for community
gardening, food growing and composting. 

Guidance

All apartments should have at least one secure outdoor shared communal amenity space. These spaces should be overlooked by residents and accessible to all tenants. These spaces are essential to supporting communities, where family sized homes (+2 bed/3 person and above) are concerned. They should be designed for people of all ages to meet people, socialise, relax, grow food, play and support biodiversity.

Creating homes that will support family lives is important. Providing space for children to develop physically, emotionally and cognitively
is an important stage in their development. It is therefore essential that we give space to children young and old.

For developments with a potential occupancy of ten children or more, development proposals (in addition to private external space)
should provide:

• Appropriate play provision in the form of every child anticipated in a development = 10 square metres of external play space provided.
• Overlooking by surrounding developments.
• Accessibility to all via level thresholds and not involve stepped access.
• Designs that take advantage of direct sunlight.
• Suitable management arrangements in place to ensure play spaces are cleaned and maintained.

‘Catalogue play equipment’ should generally be avoided as it is often generic (and provides limited interest for children), is costly, and typically requires an intensive maintenance and inspection routine. Bespoke play environments are preferred.

Design teams should look to design elements of landscape that provide ‘multiple affordances’, i.e. different uses for different people such as a low-level wall that might retain a planting bed, whilst also providing a seat for residents to sit and chat, or a child to walk on and practice balancing. The goal is for low maintenance elements where their use is open to interpretation.

Roof terraces are another means to provide external space at density. Communal terraces will need to provide a range of facilities to cater for residents including:

• Seating.
• Canopies and shelter.
• Safe, level thresholds– step free access for all.

3.9 Windows

The design of windows and openings define the appearance and character of a building and provide rhythm to the street. The right size
and type of windows, located carefully in the building façade will ensure that homes have good quality natural light, natural surveillance, comfort, passive and purge ventilation (with dual or corner aspect homes). They can also contribute towards internal overheating if oversized in East and West orientations or a net heat loss if primarily on North elevations requiring a larger heat load (and unnecessary cost) to residents.

Guidance

As a general rule of thumb, designers should aim to locate larger windows on the lower floors where access to natural light can be compromised and consider reducing glazing areas higher up the building where there is more daylight available and less overshadowing from neighbouring buildings.

Wider, shorter windows:

• Improve daylight distribution in rooms.
• Moderate overheating risk and are typically easier to shade.
• Increase openable area for ventilation.
• Provide increased privacy to bedrooms.

The south facing of homes should be prioritised for living spaces. Fixed shading on southern facades can provide solar shading in the
summer, whilst also supporting heat gains in the winter.

Design teams should aim to increase the pane-to-frame ratio by avoiding unnecessary transoms and mullions as these will significantly reduce thermal performance. Sash windows should be avoided (unless in a conservation context).

Large format windows running floor to ceiling as standard throughout homes can be problematic for a number of reasons. Poorly orientated they can contribute to net heat loss and gains/overheating as they are typically the poorest thermally performing building element (even with triple glazing). To overcome this, external shading is required to prevent overheating adding cost. Basic internal layouts of furniture (and flexibility) is compromised with residents left with no choice but to abut beds, desks and storage blocking the glazing and visible to the outside.

This does not mean that glazing should be mean spirited, but proportionate to the design of the home and quality of space inside. In
the right place, large glazing can contribute to the quality of the home – creating an immediate relationship between interior and exterior spaces and allowing good natural light into key habitable rooms.

 

Full height windows are likely to result in overheating issues and/or energy intensive mechanical cooling. Reductions in window sizes should be considered to mitigate this.

Infill details should not compromise the thermal transmittance. Insinuated render (see example) is preferred over integral window panels as they compromise the buildings performance.

3.10 Entrances

Entrances are the arrival point for residents and should offer shelter and protection from the elements.

Guidance

All entrances should be clearly illuminated and have level access over the threshold. They should have some form of canopy or protection from the weather which should be integral to the design of the buildings.

The scale, location and design of the entrance should be appropriate to the type of building and number of people using it. For larger buildings entrances will need to be larger and more generous in scale, with robust materials and detailing reflecting the heavier usage.

3.11 Impact, boundaries and public space

Tall buildings have an impact on their surroundings and the taller they are the greater the impact can be. Visual impact is important as tall buildings are likely to be visible from wider West Bridgford. Visual impact needs to be assessed from the perspective of several different scales; in relation to its immediate neighbours; close-up as part of the townscape; and in terms of long-distance views and impact on the skyline. 

Tall buildings have a pronounced functional impact on their surroundings. This is because of the human activity they generate;
pedestrian activity; parking and servicing; shadowing and other climatic considerations such as wind and down drafts.

Guidance

Tall buildings will typically be proposed in high population areas and should serve local residents at the ground floor with ‘other uses’ - commercial premises, offices, shops, creche, restaurants etc. Where other ground floor uses are not suitable in lower rise
apartments, applicants should provide front door access to each ground floor apartment as a means of providing an active frontage.

3.12 Materials

There are no hard and fast rules when it comes to building envelope design and the selection of materials. The process of selection is a
combination of factors including the context, durability/longevity, maintenance and embodied carbon. Careful consideration should follow throughout the design process from the external envelope, to structure and foundation, to finishes and fixtures and evidenced in the planning process.

Guidance

Simplicity is often key in robustness of detail, buildability, long term maintenance and weathering. Multiple cladding combinations are
generally discouraged unless carefully considered and necessary. Junctions between materials are the most common areas for visible
weathering issues and maintenance complexity.

Material selection is always a balancing act.

A solid clay fired brick may be extremely low maintenance, but comes with a high embodied carbon cost and increased loading on 
concrete foundations that may run contrary to climate goals. Brick slips on a secondary fixing frame allow the appearance of brick
with lower carbon cost and lighter dead weight to the structure.

External renders require painting every 5-10 years, but with the right selection of insulation can be very low in carbon, ideal for retrofits and don’t require any foundation reinforcement. However, poor details and interfaces around render with rainwater goods or exposed steel components may result in staining and additional maintenance costs.

Rainscreen cladding is a catch-all terminology to describe a range of panels of differing quality. They vary from high pressure laminates (HPL), to fibre cement based products and folded aluminium. The quality is in the detail and commitment of the applicant to select materials that should weather well. Products that are susceptible to UV damage and bright paint applied colours should be avoided as they are likely to degrade over the medium term.

3.13 Adaptation

New buildings need to be adaptable to ensure long term sustainability of developments. This is particularly relevant to purpose built student accommodation.

 

4. Landscape

When to apply this design note

This design note provides essential guidance on integrating new development within our existing areas of landscape and public realm. It outlines the design requirements that designers and developers should follow when creating new places in Rushcliffe.

The guidance aims to ensure that new landscape and public realm enriches the quality of life for all users, promoting ecological health,
social interaction, and cultural identity.

All sections of the design note should be consulted to ensure that landscape and public realm is multifunctional, combining sustainable urban drainage, biodiversity, trees and planting, public realm and shared amenity, play, wayfinding and the use of management  companies.

4.1 Sustainable Drainage Systems (SuDS)

As climate change will lead to an increased likelihood of flooding from the Trent and its tributaries, Sustainable Drainage Systems  (SuDS) can contribute significantly to reduction in the impacts of flood risk across the area.

SuDS features include rain gardens, swales, retention ponds, detention basins, bio retention, strips, green roofs, and permeable surfaces. SuDS features slow surface run-off and allow rainwater to be stored close to where it falls. Water can then be utilised as a resource, for example, to irrigate trees and planting.

Blue infrastructure refers to networks of rivers, canals, lakes, ponds, reservoirs, streams and ditches throughout the landscape. SuDS
systems within a site connect to wider blue infrastructure networks, overflowing into urban wetlands and natural water courses.

Guidance

Sites should incorporate best practice with regard to sustainable drainage and the management of flood water.

The layout and design of all new development should be planned with a SuDS system which takes account of wider blue infrastructure beyond the site boundary, avoiding any increase to the risk of flooding elsewhere, and where possible reducing flood risk - unless it can be demonstrated that such measures are not viable or technically feasible.

Proposals for new development should demonstrate that SuDs are integrated throughout the site layout and design rather than
restricted to isolated locations, incorporating attenuation in to the heart of proposed schemes.

SuDS features should incorporate trees.

SSuDS features should provide multifunctional benefits, for example, by enhancing biodiversity, and providing opportunities for
combining SuDS and recreation.

New development on greenfield sites should reduce or maintain runoff levels compared to those present prior to development.

Below ground storage tanks should be avoided and only used as a last resort when surface attenuation has been proven to be unfeasible.

Guardrails should only be erected around attenuation ponds where there is identified need to mitigate risk presented by water.

Refer to

• The SuDS Manual (C753) published by CIRIA
• First Steps in Urban Water: Managing Water as a Resource (2023) published by TDAG
• Greater Nottingham Blue-Green Infrastructure Strategy (2022)

Narrative

Sustainable Drainage Systems (SuDS) are critical to flood attenuation and water resource management. As stated in the Local Plan, flood risk is a significant issue in Rushcliffe, and some parts of Rushcliffe are prone to flooding from surface water runoff. This is likely to be exacerbated by more extreme weather conditions brought about by climate change.

Rushcliffe Borough Council has signed the Nottingham Declaration on climate change which is a public statement of intent to work with the local community and businesses to respond to the challenges of climate change. This includes preparing for the changes climate change will bring.

SuDs systems should be planned for exceedance during extreme or prolonged rainfall events to minimise the damage of surface water flow.

4.2 Biodiversity

The word ‘biodiversity‘ refers to the variety of life on earth, including the different species of animals, plants, and micro-organisms that coexist globally. It also refers to the variety of ecosystems and their component habitats. Examples include wetlands, grasslands, rivers, agricultural and urban landscapes.

Existing grassland, woodland and wetland habitats mean Rushcliffe is an important area for some species of plants and animals. In 2015 there were 8 nationally important sites (SSSIs) and 214 Local Wildlife Sites (LWS) listed within Rushcliffe, in addition to Local Nature Reserves (LNRs).

Biodiversity Net Gain (BNG) is a way of creating and improving natural habitats. BNG makes sure development has a measurably positive impact (‘net gain’) on biodiversity, compared to what was there before development. A Biodiversity Net Gain of 10% is mandatory for new development unless exempt. Rushcliffe will require BNG of 20%.

Guidance

All new development which falls within one or more focal areas identified in the Rushcliffe Biodiversity Opportunity Mapping Report should be informed by the opportunities for improvement identified, and must demonstrate how it would deliver these opportunities.

All new development should protect existing biodiversity features wherever possible and improve these where appropriate. All new development should demonstrate mitigation measures to minimise impacts to biodiversity.

All new development should provide additional features designed to benefit certain species or groups, for example, bee bricks, nesting
boxes for birds, bat boxes, and features for reptiles, amphibians or invertebrates. Wherever possible the selection of features should
contribute towards the delivery of objectives for priority habitats and species identified in the Nottinghamshire Local Biodiversity Action Plan.

Proposals for new biodiversity features should demonstrate how they are strategically located, planned and managed to provide connections with existing blue and green infrastructure. 

Proposals for new development should include a planting design which provides a diverse mixture of plants, shrubs and trees to provide habitats and food for wildlife throughout the year. Where hedgerows are within the red line boundary and watercourses are within 10 metres of the red line boundary, Biodiversity Net Gain (BNG) for hedgerows and watercourses must be provided unless the development is exempt from BNG.

Protecting existing high value biodiversity assets is of greater value than replacing them with new. Ancient coppiced woodland in
Nottinghamshire (Bunny Old Wood West).

Brownfield sites pose huge potential for biodiversity gains. Once the centre for ground-breaking research into road safety, Buckler’s Forest in Crowthorne was re-naturalised into a space where both people and wildlife could thrive.

Refer to

• Rushcliffe Biodiversity Opportunity Mapping Report (2015)

Narrative

The Rushcliffe Biodiversity Opportunity Mapping Report underpins the wider work of the Nottinghamshire Biodiversity Action Group and
complies with the Lawton Review of wildlife conservation ‘Making Space for Nature’ which promotes the protection and enhancement of
a network of habitats (which are better, bigger, and more connected) rather than individual sites in isolation.

The Rushcliffe Local Plan states that the East Midlands currently compares unfavourably with other regions in England in terms of the
surface area covered by designated nature conservation sites, has lost more wildlife than any other region in England and has lost large
amounts of its wildlife habitats with losses continuing and those that remain becoming increasingly small, isolated and fragmented. There is a recognised need to deliver a major step change increase in the level of biodiversity across the East Midlands.

Opportunities within new development to incorporate new biodiversity features include wetlands, green roofs, native species,  hedgerows, and unimproved grassland.

4.3 Trees & Planting

Trees and planting are building blocks of a larger connected green infrastructure network. Trees have a positive impact on the attractiveness, value, viability, quality and sustainability of new development. Benefits include creating welcoming, attractive and
distinctive places, enhancing biodiversity, dealing with stormwater and enhancing thermal comfort.

Guidance

Green Infrastructure

• Proposals for new development should follow the guidance to plan and design good green infrastructure provided in the Green
  Infrastructure Planning and Design Guide published by Natural England.
• Proposals for new development should follow the Green Infrastructure Standards published by Natural England is to drive improvement in the quantity and quality of green infrastructure.
• New development should address the opportunities to protect and enhance green infrastructure set out in the Greater
  Nottingham Blue-Green Infrastructure Strategy (2022).
• New development should explore opportunities to both provide new green infrastructure and upgrade existing green infrastructure.
• Green infrastructure proposals should demonstrate how they respond to local landscape character by protecting, conserving or enhancing the different landscape types in Rushcliffe in line with the recommendations of the Greater Nottingham Landscape Character Assessment.
• Green infrastructure should be multifunctional, for example: by providing access to employment and leisure facilities; physical activity and wellbeing opportunities; biodiversity opportunities; and tackling and adapting to climate change.
• Where proposed new development has an adverse impact on GI corridors or assets, alternative scheme designs that have no or little impact should be considered before mitigation is provided, as stated in the Local Plan.
• New residential development should provide communal green space and food growing sites as a component of the green infrastructure network.
• New development should prioritise the modification of the degraded soils and avoid importing manufactured topsoil where possible.
• New residential development should incorporate vegetation and features for wildlife on structures associated with  provision of services or storage, for example, cycle and bin stores, service buildings, sub stations.

Trees & Planting

• Proposals for new trees and planting should include a diversity of species which have been selected to respond to local landscape character, to provide value for wildlife, to reduce vulnerability to the risk of disease, and increase resilience to climate change.
• Planting schemes outside of residential gardens should select tree and shrub species from the guidance published by Rushcliffe Borough Council on tree and hedgerow planting to enhance landscape character, as applies to each of the four regional character areas in Rushcliffe.
• Amenity grassland should be planted with flowering lawn seed mixes.
• New development should incorporate both new and existing trees. In addition to complying with Tree Preservation Orders (TPOs) and hedgerow protection legislation, mature trees, shrubs and hedgerows should be retained where possible.
• New planting should strengthen existing tree lines and hedgerows, and/or create new native hedgerows.
• New streets should incorporate trees with tree pits with a minimum volume of 7 cubic metres to enhance resilience.
• Maintenance of new and existing trees should follow the council’s Tree Management and Protection Policy.
• Mowing should be reduced or delayed to allow wildflowers to grow and provide food for pollinators. Consider mowing strips around the edge of unmown areas to present an impression of ‘management’.

Refer to

• Green Infrastructure Planning and Design Guide published by Natural England
• Green Infrastructure Standards published by Natural England
• Greater Nottingham Blue-Green Infrastructure Strategy (2022)
• Rushcliffe Borough Council: Tree and Hedgerows Planting to Enhance Landscape Character
• Rushcliffe Borough Council: Tree Management and Protection Policy 2023
• Tree Species Selection for green Infrastructure: A Guide for Specifiers published by Tree Development Advisory Group

Narrative

The National Planning Policy Framework 2021 defines Green Infrastructure (GI) ‘as a network of multifunctional, green and blue spaces, and all the natural features, urban and rural, which is capable of delivering a wide range of environmental, economic, health and wellbeing benefits for nature, climate, local and wider communities and prosperity.’

Elements of a green infrastructure network vary in scale from strategically important green spaces, linear infrastructure such as roadside verges and access routes, to small features which appear throughout the landscape such as domestic gardens, hedgerows, street trees, ditches, or ponds. A single green infrastructure design can provide multiple functions and benefits.

New developments provide an opportunity to enhance green infrastructure, both within the site or off-site.

4.4 Public Realm and shared amenity

Public realm is defined as the spaces between buildings that are freely accessible to people. It includes streets, amenity spaces, open spaces, green spaces, sports and recreation grounds, cycle ways and pedestrian areas.

Shared amenity refers to communal spaces or facilities designed for shared use by residents or the public. Shared amenities typically include parks, green spaces, playgrounds, seating areas, gardens, and other recreational facilities that are intended to enhance the quality of life and social interaction.

Guidance

Public realm

The spatial design of public realm, including the layout of elements such as street furniture, planting, trees and lighting, should allow for flexible and meanwhile use, enabling activities and events of varied scales and places to dwell.

Public realm design proposals should incorporate trees and planting which support biodiversity and the creation of new habitats. See 4.2 Biodiversity.

The design of public realm should provide spaces with shelter or partial shelter from wind, rain and sun.

Public realm design should encourage and support active and healthy lifestyles.

Future users of a space should be actively involved in the briefing, design, and development of public realm design. Proposals for engaging future users should identify specific measures to increase the accessibility and inclusivity of the engagement process to enable a diversity of people to participate. 

Safety and surveillance

New residential development must be designed to maximise natural surveillance of access routes and public open spaces.

Lighting must create a welcoming and safe environment which encourages the use of outdoor spaces.

Trees and planting in urban areas should be designed and maintained to allow visibility and sightlines to facilitate surveillance avoiding the creation of isolated spaces. Maintenance of trees should follow the council’s Tree Management and Protection Policy. 

Street furniture

All street furniture must be consistent in design ‘style’ (style, colour and material) and quality across new development whilst achieving
any required distinction between street hierarchy and routes.

Street furniture must be integrated into the design of the public realm.

Street furniture must be positioned to maintain clear walking and wheeling routes, and maintain visibility of entrances and facilities.

Seating

A variety of seating should be provided alongside space for people in wheelchairs to interact with others.

Seating should include opportunities to sit on the periphery of a space, areas which encourage social interaction, and accessible seating with arms and backrests.

Seating should be provided along all walking and wheeling routes to provide opportunities for people to take a rest.

Bins

An adequate quantity and capacity of bins should be provided to support a litter-fee environment.

Bins should be located conveniently with clearly marked options for recycling.

Emptying of bins should be specified in the management and maintenance documents.

Lighting design

Lighting must be present on main, secondary, and tertiary streets.

Lighting in the public realm must not cause a nuisance to residential windows.

Lighting design should take in to account the character of the local townscape or landscape, by selecting an appropriate type, scale and style of lighting for the context.

Designs should seek to reduce the number of lighting columns as these contribute to clutter in the public realm. This might be achieved by using multi-headed columns, by combining lighting with other items of street furniture, and considering wall mounted luminaires where appropriate. Luminaires should be specified for low energy consumption.

Lighting should be designed to minimise their impact in areas which are close to or within green infrastructure and wildlife habitats.

Wayfinding furniture

Signage and wayfinding, including graphic and text-based information must meet inclusive design requirements.

Wayfinding furniture should complement other aides to navigation such as spatial hierarchy, design legibility and material consistency.

It should be consolidated and only used where additional information is required to avoid excessive clutter in the public realm.

Materials

Materials should be chosen which reduce the carbon footprint of the development. The choice of materials should aim to reduce environmental impact, by considering embodied carbon, sustainability of the supply chain, and ongoing sustainability in use.

New development should seek to reuse materials on site wherever possible.

Material choice and design should remain consistent to express the relationship between different areas and the street hierarchy in the
public realm.

Materials should be robust and age well, with a life cycle and maintenance requirements which suit the development.

Proposals for new development should demonstrate that they have considered the character of areas surrounding the site boundary
when specifying materials.

A balance of material transition and continuity should be considered at thresholds and changes between site edges and the wider public realm.

Hard surfaces in the public realm should be porous to minimise stormwater runoff and be coordinated with sustainable urban drainage networks.

Sealed surfaces should be avoided.

Detailing of hard and soft landscape materials adds a richness to the experience of a place and should be encouraged early on in the design process to ensure adequate allowances are made for it during the viability and costing process.

Refer to

• Engagement Overlay to the RIBA Plan of Work
• Artificial lighting and wildlife Interim Guidance: Recommendations to help minimise the impact artificial lighting

Narrative

Good public realm design makes public spaces and routes pleasant, easy to use, and legible for a diversity of users. It also considers inclusivity, accessibility, safety and maintenance, as well as how to support community interaction, outdoor activities and wellbeing.

Public realm combines different elements within a successful spatial and functional design. These include street furniture, lighting, trees and planting, hard materials and surfaces.

4.5 Play

Policy for play areas is based on three levels of provision for play friendly spaces that are accessible and inclusive. These relate to the size and level of equipment provided but also the age of the children for which it is designed. Inclusive play spaces should also consider the needs of children with special needs and disabilities, including access for wheelchairs and mobility aids, and multi-sensory play.

Opportunities to play can also be provided outside of designated play areas. Examples include integrating playful elements along active travel routes and encouraging exploration and play in green space. Natural play space can include trees, planting, natural play features such as logs and boulders, and opportunities to learn about wildlife. A multifunctional approach can provide health and wellbeing benefits to children and young people through access to nature, support biodiversity, and link to the green infrastructure network.

Guidance

Proposals for play provision within new development should provide accessible and equitable spaces for children and young people of
different ages and genders.

Play provision within new development should include opportunities for children and young people to play together.

Proposals for play provision within new development should complement provision available in the wider locality.

Play spaces should be located away from busy roads, noise, pollution and water bodies including sustainable drainage features which hold water.

Play spaces should be located alongside other amenities. Combined facilities encourage children, young people and adults to spend
time outdoors together, promote social interaction, increase natural surveillance and a perception of safety.

Fences and gates should only be provided where they are necessary, for example, to contain young children or to keep animals out.

New residential development should incorporate doorstep play spaces.

Refer to

• Make Space For Girls: for guidance on how to make new developments inclusive for teenage girls.
• Rushcliffe Play Strategy.

The three levels of provision are:

• Local Areas of Play (LAP) aimed at very young children, with a few fixed items of play near to the home, and a minimum activity zone area of 100 square metres.
• Local Equipped Areas of Play (LEAP), with at least five pieces of equipment for slightly older children, and a minimum activity zone
  area of 400 square metres.
• Neighbourhood Equipped Area of Play (NEAP) aimed at older children, with at least eight pieces of equipment often complemented by other facilities including Multi Use Games Areas (MUGAs) and skateboard parks, with a minimum activity zone area of 100 square metres.

4.6 Wayfinding & Navigation

Connections that enable transport, active travel, communication, and social interactions across urban and rural areas improve accessibility and mobility for residents, with a positive impact on health and wellbeing.

A well-connected street network enables easy movement by providing straightforward ways to get from one place to another, with short routes and few dead ends.

 

Guidance

New residential development should maximise walkability.

New residential development should provide access to green space by providing links to parks, green spaces and rights of way.

New development should help to achieve continuous routes connecting the city centre with the urban fringe and wider countryside and major leisure destinations.

Narrative

Active travel means getting about in a way that makes you physically active, like walking, cycling or wheeling. It enables people to make short journeys, such as getting to the shops or local school, cycling to work or a public transport hub. Encouraging more active travel provides many benefits – in terms of improved public health and air quality, increased road safety, better street life, and reduced carbon emissions.

4.7 Management Plans and Companies

The management of landscape and its associated public realm is crucial to maintaining a functional, healthy, and pleasant place to live.
Management and maintenance of places is generally concerned with incorporating the processes associated with preserving their quality
or condition. Good management and maintenance contribute to the resilience and attractiveness of a place and allows communities to have pride in their area.

Guidance

Management plans of public spaces (including private streets and open spaces) should highlight what will be Adopted by the Highway
Authority and where shared spaces may be jointly or privately managed.

Management plans, where appropriate, should encourage and curate positive activity in the public realm. This might include taking responsibility for unassociated seating, caring for planting, providing sports accessories, and organising social or cultural events.

Management plans should include comprehensive maintenance instructions that balance the ambitions of biodiversity, user experience and cleanliness.

Low maintenance strategies should be designed into schemes where appropriate to reduce scope of required management.

Robust and appropriate materials should be used that balance design intentions with longevity and maintenance. Damaged materials should be replaced with like-for-like to maintain quality of design.

The Landscape Management and Maintenance Plan (LEMP) should outline the strategies for preserving the existing ecology and
maintaining the landscaped areas within a development. It should ensure that the planned landscape functions effectively, serving
purposes such as creating habitats and offering recreational zones.

Developers should consider submitting a Construction Environmental Management Plan (CEMP). A CEMP document outlines how a developer will minimise any negative environmental impacts of a specific construction project. A CEMP should also demonstrate that a construction project complies with any relevant environmental legislation.

Narrative

Management plans set out the approach to adoption and management, and can range from the environmental, meaning wildlife is catered and cared for, right up to the bustling urban centres and high streets, where our streets and public spaces are managed to maintain thriving places. 

The best examples of successful management plans include the potential for community engagement and management, shared
responsibilities, and clear goals and outcomes. Management companies should use this guidance to inform the creation of their  management plans at the earliest stage possible or where a Management Company is being brought in to look after the management and maintenance of a private place, should ensure they are managing it in accordance with this guide.

5. Householder

When to apply this design note

Extensions and alterations to existing homes are often needed to accommodate the changing needs of households. The guidance
in this section relates to changes to individual houses in the form of alterations, extensions and annex buildings.

• To provide clarity for householders planning to extend or make alterations to their existing home.
• Ensure that extensions and adaptations do not unreasonably reduce the privacy of neighbouring properties.
• To ensure changes do not result in the loss and continuity of historic streetscapes.
• To ensure that changes are not detrimental to the architectural qualities and characteristics of the original building and its setting.

Process

When considering an extension or alteration to your home, you will need to determine if the proposed works require the submission
of a householder application (planning application), or whether it is covered by ‘permitted development’.

The easiest way to understand which planning route and process is required, is to use Rushcliffe Borough Council Householder Enquiry Service or pre-application advice service.

Check, Do I Need Planning Permission webpage.

Process flow

Plan to alter or extend your home

Householder Enquiry Form or pre-application  advice with Rushcliffe Borough Council (Engage design professionals: architect, surveyor, engineer, builder)

Type of development (it is recommended you speak to neighbours at this stage to: discuss design, changes and likely impact, party wall agreement)

Permitted Development

• Lawful Development Certificate

Conservation Area

• Permitted development
  • Lawful Development Certificate
• Development
  • Householder planning application

Development

• Householder planning application

Listed Building

• Householder planning application

 

Professional services

Engaging a design professional, such an architect, is recommended. They will guide you through the process from initial ideas, to engaging specialist consultants and ensuring the right permissions are in place.

The Architects Registration Board maintains the UK Register of Architects, and only people on the Register are legally allowed to use
the title ‘architect’.

Selecting a reputable builder can also help to ensure that design and construction processes run smoothly. The

Federation of Master Builders has a ‘Find a Builder’ tool, allowing you to search for professionally vetted builders.

Development

Householder applications will be reviewed against this design note, and other relevant policies such as conservation area management
plans. The application must be approved before building work commences otherwise you will be in breach of planning law.

Permitted development rights

Permitted development (PD) rights allow you to extend or alter your home without applying for planning permission in certain situations. Please use the following guides produced by central government:

• Government Guidance: When is permission required?
• Government Technical Guidance: Permitted development rights for householders
• Planning Portal: Do you need permission?

It is the responsibility of the applicant to find out whether your alteration will need an application for planning permission. Permitted
development rights are subject to change and, even where the proposal is classified as ‘permitted development’. householders should
apply for a Lawful Development Certificate to verify that the work was legally permitted at the time it was carried out.

Conservation Areas

There are a number of Conservation Areas in Rushcliffe. These are outlined in detail in Area Management Plans and Character Statements.

Listed Building Consent

Listed buildings have statutory protection against extensions and alterations which could harm their special architectural or historic interest. Extensions and alterations, including internal changes and works to curtilage listed buildings require Listed Building Consent. External works to a listed building may require a detailed planning application as well as an application for Listed Building Consent.

Speak to neighbours

Alteration and extensions to individual dwellings can sometimes cause disputes between neighbours. When you apply for planning permission, your neighbours will be informed of your application and will have the opportunity to comment on the proposals.

It is not the role of the planning system to resolve private issues between neighbours, but we highly recommend speaking with neighbours informally prior to submitting any application to avoid any misunderstanding. Early conversations allow concerns to be
raised during the design phase and can help avoid disputes at a later stage.

Working on or near the boundary or shared party wall will be subject to the Party Wall Act 1996. It covers shared walls, fences, gutters
and foundations and provides a framework for protecting both parties’ interests during construction work on a party wall or structure. Boundary issues are usually a civil matter rather than a planning consideration, and it is the applicant’s responsibility to ensure that you comply with the Party Wall Act when planning and undertaking any construction project.

More information is available here:

• GOV.UK - party walls and building works
• RICS Consumer Guidance to Party Walls
• Or appoint a RICS approved chartered surveyor

5.1 Context and Character

The context of a home is important to consider when designing alterations and extensions.

Character of the original building:

• When was it built?
• What makes it different from other homes?
• What are its characteristic details and architectural language?
  • Materials, lintels, decoration
  • Windows
  • Form, size and layout
  • Architectural period

Character of the outdoor space:

• Are there existing trees or hedgerows?
• Does it have gardens, front, back, size?
• What are the boundary wall details and finishes?
• Is there topography or changes in levels

Character of the immediate surroundings:

• How does it relate to neighbouring houses - detached, semi-detached or terraced
• What is the street outside like – is it tree-lined, are there consistent garden walls, building frontages, entrances?

Character of wider local area:

• What is the dominant architectural period? Rural cottages, Victorian or post-war for example?

Guidance

Good householder developments respect the context and character in which the home is situated. Proposed alterations or extensions
respond positively to features in the environment, rather than remove or undermine. Planning decisions will reflect the context of each application. A particular type of extension may be appropriate in one area but inappropriate in another.

Each home contributes to overall character of a street or neighbourhood. Alterations and extensions should be sympathetic, preserve or enhance that character. Openings, ornament, lintels, eaves and materials should usually be aligned with features on the existing building. The shape, pitch and materials of the roof can also have a significant impact on cohesiveness, and so extensions are expected to match the roof form of the original house. Extensions should ‘support’ the existing character rather than undermine or dominate.

Changes to the proportions and mass of a home should not imbalance the street scene. The assumption is that extensions are expected to be smaller in volume and in height than the original house in most cases. Extensions should not result in harm to a street scene by respecting established building lines and form.

Householder applications may be brought forward in the context of historically poorly-designed neighbouring extensions. These extensions may have been constructed under previous and superseded guidance. The existence of previous poor developments will not necessarily be considered as sufficient justification for non-compliance with current design standards and planning officers reserve the  right to determine planning applications on their own merits according to current policy and guidance.

5.2 Neighbour amenity – privacy, overbearing, light, impact

Changes to a property will in most instances result in a change to the outlook for the people who live around you. As outlined,  applicants should speak with neighbours early on about their proposed plans.

Alterations and extensions that change the building volume through dormers affecting the profile of the roofline, and extensions that extrude beyond the existing footprint of the building may impact a neighbouring property and alter the quality of light and privacy.

• Juliet Balconies should not impact privacy
• Projecting balconies will result in a loss of privacy to neighbouring properties
• Raised decking should not impact privacy 
• Roof Terraces provide elevated vantage points likely to damage privacy

Guidance

Proposed extensions and alterations to a home must not damage or be detrimental to the privacy of a neighbouring property. Privacy may be harmed through increased overlooking via (but not exclusively):

• New raised decking, landscape or raised structures
• Projecting balconies
• Roof terraces
• Juliet balconies

Whilst it may be possible to screen balconies or roof terraces between properties, the screening is likely to increase the mass and
overshadowing of the neighbouring property (see principles below).

When designing an extension, applicants should endeavour to be a ‘good neighbour’ and mitigate the impact of any changes on their
neighbours.

To measure impact and loss of light, some simple principles have been established to help applicants and their designers assess the
impact of their proposals on their neighbours.

A new extension should not obstruct light into a neighbouring property if the following principles are followed:

Principle 1: For facing buildings, a 25 degree line drawn from the window of the habitable room should not be obstructed by a new
extension.

Principle 2: Extensions should not adversely impact neighbouring homes. A 45 degree drawn from the highest point on the proposed
extension should not result in adverse overshadow. Where there are two windows, the overshadowing should not obstruct one of the
windows. Where there is only one window to a habitable room, it should not be obstructed by the 45 degree line.

5.3 Side extensions

Side extensions can have a significant impact on character and historic continuity of a street. Any proposed extension should respect the street pattern and elevation.

Guidance

Overdevelopment of side extensions will result in a ‘terracing’ affect, where the continuity of detached or semi-detached streets are changed into terraced streets.

Extensions should be subservient unless in exceptional circumstances. Side extensions on corner plots should have a minimum one windows (or more) from a habitable room at ground floor level on to the public realm with landscaping and boundary details to complement the street.

To protect the privacy of neighbours, windows on the side elevations of extensions close to a neighbour’s boundary should be avoided.

Where side extensions result in the loss of a location to store waste and recycling, it should be re-provided in a suitably designed external bin store.

• Bay window features
• Low level boundary walls
• Windows from ground floor habitable rooms

• 1 metre access/service route maintained
• Significant set-back from primary elevation
• Subservient roofline to primary house

 

5.4 Rear extensions

Overshadowing, loss of privacy, loss of light and any overbearing impact on the existing building and neighbouring buildings are the key issues when determining applications for rear extensions. Overdevelopment of a site can result in long term damage to an area.

 

Maximum built area in relation the overall plot size

Undeveloped curtilage (square metres) - see note below	Maximum footprint as a percentage of undeveloped curtilage
Less than 100 square metres	40%
100 - 500 square metres	30%
500 - 1000 square metres	20%
Over 1000 square metres	15%

Note: Undeveloped curtilage = Total plot area minus footprint of the original building

Maximum built area in relation the overall plot size - Example

Example	1 - in diagram above	2 - in diagram above	3 - in diagram above	4 - in diagram above
Undeveloped curtilage - square metres	100	250	750	1200
Maximum footprint new extension	40	75	150	180

 

This standard must be applied in conjunction with other standards in the design code. Those standards may further reduce the buildable areas.

 

Guidance

Roof form is important when impacting neighbouring homes. Flat roofs can be one of the most efficient forms in keeping the roof
profile and impact low. Whilst mono-pitched roofs tend to impact adversely on one neighbouring property.

On corner plots where single storey extensions are visible from the public domain, they should be considered in the context of the
street pattern.

Roof terraces and balconies which provide external access from upper floors will not be accepted where they result in substantial
overlooking issues and loss of privacy for neighbours.

Where a rear extension extends beyond the gable wall, side extension code and guidance applies.

5.5 Dormers

Dormer windows can be a useful way to create additional rooms within the roof space of an existing building. Dormers should appear as a feature within the roofscape and not dominate or overwhelm the building and/or terrace.

 

Guidance

Dormer windows should normally not be wider than the windows below in elevation. Deviations from this principle should only be
allowed if exceptional design and quality are demonstrated. Large dormers, particularly on corner plots can detract from the character
of the area and damage the continuity of the streetscape. Some roof spaces, particularly existing houses with shallow pitches may not be suitable for conversion to habitable rooms. External drainage from new bathrooms in the attic space should be discrete and
incorporated into the design proposal at planning stage.

 

• Showing an example of developed dormer using principles
• Zone of developable area for a dormer

5.6 Outbuildings

An outbuilding is defined as a separate, secondary or independent building within the boundary of the land of an existing primary house.
Typically, they will share the same services such as entrance/driveway, parking arrangement and garden(s) and be dependant and support one another.

If the new outbuilding is intended to be occupied independently, sold separately, or a guest house/rental, applicants will need to apply for planning permission for an additional dwelling.

Guidance

Outbuildings must be for ancillary residential functions only for example a games rooms, home office, garden room, garage or storage. A clear dependency to original homes should be maintained in perpetuity.

5.7 On-site Renewables

Integration of renewable energy sources for individual homes will make an important contribution to decarbonising domestic power use. The careful integration of technologies however should not detriment the immediate housing area or cause nuisance through noise.

Guidance

Photovoltaic Panels (PV) should be designed as part of the building form.

On primary elevations or visually prominent roofs, PVs should be:

• Mounted as integral photovoltaic tiles.
• Set into the profile of the roof structure.

On secondary or rear elevations, PVs should:

• Not extended further than 200mm from the profile of the existing roof structure.

New development should not overshadow neighbouring roof mounted renewable energy installations.

Air Source Heat Pumps (ASHP) should not be located on primary or side elevations. ASHP if correctly installed and well-maintained
should be below 45dB (the background noise of urban areas is typically 60dB).

• Rear locations of the property are suitable.
• Preferably away from neighbouring properties.
• ASHPs produce little noise, but consideration should be given to their relationship to the windows of neighbouring properties.

Solar Thermals should be designed as part of the building form.

On primary elevations, they should be:

• Set into the profile of the roof structure.

On secondary elevations, they should:

• Not extended further than 200mm from the profile of the existing roof structure.

5.8 Materials

Material choices will be subject to a range of different considerations, including:

• Appropriateness to the age and architecture of the original house.
• Context and location of the proposed new building or extension, whether to the front, side or rear, and how it relates to the
  surrounding streets and buildings.
• Carbon impact of different materials.
• Availability and cost of materials.

Where extensions are visible from the street, the impact of material selections on the surrounding area will be prioritised in determining
the planning application. Materials should reflect the qualities and characteristics of the street and should not add new materials to the
street palette.

5.9 Front Garden

The front garden is an important space and often a defining feature reflecting the age and architectural quality of historic houses and
streets. They provide an important threshold between the public street and privacy of home. Well-maintained front gardens also contribute to a pleasant streetscape. Poorly adapted gardens and boundary walls can harm the appearance and continuity of streets and impact biodiversity and resilience to flooding in the local area.

Guidance

Any alterations should respect and enhance the local character maintaining or carefully adapting boundary details and materials.

Porous surfaces such as planting and soft landscape should be maximised to allow runoff water to be absorbed and held on-site.
Non-porous surfaces (blacktop and block or concrete paving) should be kept to a minimum as they reduce biodiversity and
contribute towards increased runoff and localised flooding.

Changes to boundary walls and dropped kerbs to gain access over the highways (pavement) requires planning permission on classified
roads and will not be supported.

Bin stores (see storage) are strongly encouraged to conceal bins and bikes whilst maintaining frontages.

5.10 Rear Gardens

Private gardens provide important amenity space which supports household well-being. They can also:

• Support and enhance biodiversity.
• Provide on-site water management.
• Reduce run-off surface water into drainage system.
• Support local wildlife and their movement from one garden to another.
• Allow space for growing food and other plants.

Guidance

Gardens make an important contribution to the local green infrastructure network and wildlife corridors. Gardens should be maintained with planting and soft landscape in order to fulfil their function as part of the green infrastructure network.

Water butts are strongly encouraged to reduce run-off water into surrounding surfaces and drainage.

6. Rural

When to apply this design note

• To preserve and enhance the distinctive rural buildings and landscape of Rushcliffe.
• To support new uses and life for buildings to ensure they exist for future generations.
• With conversion of exiting rural buildings, the aim should be to retain the character and architectural integrity of traditional rural buildings.

6.1 Conversion of existing rural buildings

Traditional buildings are those built before 1919 with solid wall construction. In Rushcliffe many farmsteads and other traditional
buildings are heritage assets which make an important contribution to landscape character and local distinctiveness. They do so through
a diversity of uses which are of benefit to local communities and economies.

Without appropriate uses to fund their long-term maintenance and repair, they will disappear from the landscape. Whilst poor  adaptation poses a threat, new commercial, residential or other uses that enhance their historic character and significance are to be encouraged.

Converting traditional buildings to a new use when they are no longer suitable for their original intended use is a good way to protect the heritage of an area and reducing the environmental impact of creating a new building. Conversions must be sympathetically carried out in a way which does not erase the previous history of the building or site.

Not every building will be suitable for a new use. New uses must be carefully considered to make sure they are appropriate for the existing building.

Guidance

The conversion of a traditional existing rural building should preserve the key defining aspects whilst enhancing the building with new sensitive and respectful changes that do not compromise it. Applicants should maintain existing features including lintels, key stones, brick coursing and brick types, matching new to the original proportions and materials.

Openings, windows or doors that define the elevation of a rural building should be maintained. New openings or changes should 
complement the scale and proportion of existing features and should not undermine the defining features. For instance, new floor plates should not be positioned across existing window openings, proposed internal layouts should respond to bays of the original building, disproportionately large new openings in elevations and roofs will not be accepted. Internal plans should demonstrate the layout reflects the historic pattern of rooms without adversely affecting the external appearance. Existing openings should not be blocked-up or removed before proposing new.

• Avoid a regular pattern of openings – too domestic in appearance.
• Filling in existing openings with glazing, set back with a reveal, is acceptable.
• Juliet balconies will not be accepted.

A rooflight can provide additional light or support internal adaptation of the layout without adversely changing the elevation. However, rooflights must be used minimally as they are an alien feature in a traditional rural building. Proposed rooflights should be of a low-profile ‘conservation’ rooflight.

Ventilation

• Ventilation features retained.

Barn doors/shutters

• Doors/shutters can be retained as a wall feature. Blocking-in of existing openings with masonry is not acceptable.

Boundaries

Avoid new boundary walls. Post and rail fencing and/or native hedges are acceptable. Timber close-boarded fencing is not acceptable.

• Planting of ornamental species, such as Leylandii, is not acceptable.

Extensions

• Extensions must retain the traditional form of the buildings. In Rushcliffe these are generally courtyard, U-shaped or L-shaped.
  An off-shoot extension mid-range is not acceptable.

The transition between existing and new elements of a traditional rural building can be challenging. One acceptable approach could be the use of glazed ‘links’ that provide a transition. ‘Links’ should be considered as minor elements in elevation and mass.

Garages

• Cartsheds, where present, should be re-used as garages before new garages are proposed.
• Domestic/suburban garage typologies are not acceptable.

Materials

• For small-scale work, sound second-hand materials should be used.
• For large-scale work on a roof, natural slates or tiles should be used. Concrete roof tiles are not acceptable.
• UVPC window and door frames are not acceptable as they have a bulky profile. Modern narrow-profile materials, such as brushed aluminium, are acceptable.
• UVPC gutters are not acceptable. Cast iron is acceptable.

• Glazing of barn door opening
• Insertion of glass link between barn and stable block
• Retention of ventilation features
• Room layouts in conversions of traditional rural buildings respond to the bays of the existing building

 

6.2 Replacement dwellings in the open countryside

 

Guidance

Detrimental impacts on the countryside or unneighbourly effects due to bulk, scale, massing or design could render the proposal
unacceptable.

Replacement dwelling within 50% rule, C6.7 are unlikely to be considered disproportionate in size increase alone.

Replacement dwellings should not result in an urbanising effect on the character and appearance of the countryside. 

For example, the replacement of a small country dwelling with a disproportionately large house in volume, elevation, siting and mass
can radically harm the rural character of a village.

A replacement dwelling should follow the existing siting and building line unless the dwelling is an anomaly within the surrounding context. Replacement dwellings should reinstate building lines which may have been lost through more recent development. The height should not significantly exceed the existing height. Additional floors are unlikely to be accepted.

Replacement of dwellings outside the Green Belt should not increase more than 50% in volume from the existing dwelling, including outbuildings within 5 metres of the host dwelling.

 

6.3 Equestrian development

Equine sports and leisure play an important role in the rural economy of Rushcliffe. The following section provides clarity on ensuring that this economy is supported with clear guidance on changes to the landscape or buildings for personal or professional use. These may include stable buildings, jumps, muckheaps, field shelters, exercise arenas and anything else needed to care for the welfare of horses.

The objective is to find development to enhance and preserve the rural architecture and landscape.

Permitted development rights allow you to keep as many horses as there are people in a household. Once this number is exceeded, planning permission will be required.

Outdoor riding area and jumps fall under a separate use class, Use Class F2. Stables and the storage of the horses is a sui generis (class of its own) use.

 

Guidance

Stable buildings:

• Stables should be located close to existing buildings and trees to maximise protection and minimise visual impact.
• Stable box dimensions should meet the recommendations of the British Horse Society.
• Concrete blockwork, brick or stone is not an acceptable construction material, however internal blockwork of up to 1.2 metres
  or low brick plinths below timber walls is acceptable.
• The application must propose sufficient grazing land, as recommended by the British Horse Society, to support the number of intended horses.

Exercise Arenas/Maneges:

• Sited to be as inconspicuous as possible
• Surface materials must be visually unobtrusive – bark or  recycled chippings are acceptable.
• Post and rail fencing is acceptable
• Urban/close-boarded fencing is not acceptable.
• External column lighting should be avoided.

Hardstanding:

• Crushed stone, rolled gravel or grasscrete is acceptable

7. High Streets and Local Centres

When to apply this design note

Active high streets and the design of shop fronts play a significant role in shaping and maintaining attractive town, neighbourhood, and village centres.

Many high streets within Rushcliffe are situated within conservation areas. In these areas the priority should be to preserve and enhance the traditional design of shop fronts, including taking opportunities to reinstate traditional shop fronts where they have previously been lost. Outside of conservation areas a more contemporary approach may be appropriate provided the requirements set out in this design
note are followed.

7.1 Active high streets and local centre

Traditionally our high streets provide a focus of activity and a heart to our neighbourhoods. Trends in retail and how we access different
services have changed over time but the importance of the high street for local communities remains strong.

People are usually attracted to lively high streets, full of activity and bustle – a place to pop for daily essentials, or to browse and spend a large proportion of the day. The level and type of activity taking place along a high street is influenced by several considerations including the way buildings meet the street, the type and intensity of uses at ground floor level, and the ability of pedestrians to move about freely and cross the street safely and easily.

 

• Clear articulation of ground floor (surrounds and signage)
• Promote active travel - segregated cycle lanes along main streets
• Wide pavements with clear delineation of pavement licencing

Guidance

High Street design

New development on an existing high street or involving the creation of a new high street must promote active ground floor uses and enliven the public realm by orientating buildings to face the street, with their entrances located on the street frontage. Lots of windows will also increase overlooking onto the street, enhancing natural surveillance and promote a positive relationship between inside and outside.

People are naturally curious of their surroundings and many of us enjoy ‘people watching’ and watching the world go by. Mixing uses vertically along a high street (or within a local centre) with residential and workspaces above commercial and other public uses is a good way to maintain the upkeep of upper floors and helps prevent ‘dead space’ above commercial units.

Lining the edges of high streets with narrow fronted buildings with a direct frontage-to-pavement relationship helps bring life and
activity onto the street. Continuous building lines along the street will also encourage activity and avoid breaks in frontages which can
diminish the sense of enclosure and continuity. Applicants and their design teams should also consider the ‘ground floor zone’ where
buildings can ‘spill-out’ into the street in the form of dedicated pavement cafes and terraces without compromising on footpath space. A minimum of 2 metres unobstructed footpath should be maintained.

Retail centre developments

In most cases where a new retail centre is being proposed, a cluster of premises enclosing a central space is the preferred form of
development. This preference is supported by an understanding of existing local centres across Rushcliffe, where those within
nucleated settlements - that is where the local centre has developed around a central node, such as a marketplace – tend to support
higher levels of activity and uses than their linear high street counterparts.

The form (or shape) of focal place with buildings clustered around its edges, tends to encourage people to stay for longer and feel comfortable within the enclosed space where activity is generally high, but speed of movement is low. By contrast, a linear arrangement such as a row of shops, tends to increase the speed at which people pass through and reduce the level of activity taking place.

A proposed retail centre should have gently increased density (in relation to the surrounding development) to signify the increase in
intensity. This may include first floor residential uses above ground floor commercial and community uses.

New retail centres are generally better located in central, multipurpose locations for example near local parks and play areas or incorporating larger facilities such as schools and health centres.

Retail centres should have good access to public transport networks and promote active travel opportunities as well as provide sufficient
and well-integrated short stay parking appropriate to likely levels of use.

7.2 Shop frontages and signage

Rushcliffe expects well-designed shopfronts that contribute to the vitality and appeal of high streets and local centres but maintain
elements of variety and distinctiveness to guard against the risk of becoming a clone of identikit commercial high streets.

Guidance

The starting point in any well-designed shopfront is a design that is in keeping with the architectural language and period of the host
building. A modern shopfront design can harm the character of an historic shop/building and equally a faux-traditional shopfront can
look out-of-place in a contemporary setting.

Shopfronts must be legible and accessible to all users, regardless of age or ability.

Another important consideration is the design of neighbouring buildings and shopfronts. Designers should avoid shopfronts that create continuous matching fascia running across two or more properties where this spoils the vertical rhythm of the street created by individual plot widths.

Designers should not be afraid of variation as subtle changes in heights and alignment often help to create a more aesthetically pleasing composition of shops along a street frontage.

Signage

Fascia illumination should emphasise the lettering and logos of the shop. Projecting signs should be located below first floor-windows.
Images on adhesive material covering the majority of shop windows should be avoided.

• Clear designation of pavement licencing
• Pavements free from A-boards
• Separation from through traffic using planting/SuDS

• 200 - 900mm cill
• Full height glazing (internal shutters)
• Signage

Security shutters

Internal shutters comprising of a mesh or lattice structure allow light to penetrate and reduce the negative appearance during times
when the shop is closed.

 

Appendix 1 Glossary of Terms

Accessibility means that people can do what they need to do in a similar amount of time and effort as someone that does not have a
disability.

Active travel means getting about in a way that makes you physically active, like walking or cycling.

Air Source Heat Pump (ASHP) is a type of low carbon heating source. It transfers heat from the outside air to water, heat from the
air is absorbed into a fluid. This fluid then passes through a heat exchanger into the heat pump which raises the temperature and then transfers that heat to water, which heats yours rooms via radiators or underfloor heating.

Amenity relates to the pleasantness or attractiveness of a place. Householder planning applications are assessed on visual amenity (the aesthetics of the proposal) and residential amenity (the impact on neighbours’ outlook, privacy and access to light). 

Bay window is a window which projects outward from the main walls of the building, forming a bay in a room.

Biodiversity Net Gain (BNG) is an approach to development. It makes sure that habitats for wildlife are left in a measurably better state than they were before the development. Developers must deliver a BNG of 20%. This means a development will result in more or better quality natural habitat than there was before development.

Blue infrastructure is a network  of water-based features that provide ecological, social, and economic benefits.

Building line is an established line on a street created by the placement of buildings in uniform alignment: an extension which would project across this line may be harmful to local character, interrupting the uniformity of the street.

Building Regulations are a set of statutory approved documents which set out national minimum standards for specific aspects of
building design and construction.

Canopy is an overhead roof structure with open sides, used to provide shelter from rain immediately outside the entrance of a building, or to add decoration to a building.

Certificate of Lawfulness is a certificate issued by a Local Planning Authority to confirm that any specified use or development of land is lawful (also known as a Lawful Development Certificate) Character is the distinctively recognisable nature of a building or place.

Classified road is a road which is classified in accordance with section 12 of the Highways Act 1980 due to national, regional or local importance as a main thoroughfare. Numbered roads are signed as M (Motorway), A- or B-roads, and there are some classified  unnumbered roads (sometimes known as C-roads). Smaller local roads are unclassified.

Conditions are planning conditions imposed on a grant of planning permission, requiring additional approvals for specific aspects of the development or restricting the way in which the site is used to make the proposed development acceptable in planning terms.

Canopy cover is the area of the ground covered by the leaves, branches, and stems of trees or shrubs as viewed from above. Clear path width is the surface area conventionally described as the carriageway. In the case of some tertiary streets this part of the street may be shared by all users.

Enclosure is defined by the width of a street relative to the height of buildings at their edges. For example, where a street width is
twice the height of the buildings this is expressed as a ratio 1:2.

Footpath parking is where people park their vehicles partially or wholly on spaces intended for pedestrians only.

Flood attenuation is the process of reducing the intensity and duration of flooding by storing and releasing water at a controlled rate.

Homezones are streets where people and vehicles share the whole of the street space safely and on equal terms, where quality
of life takes precedence over ease of traffic movement. Vehicle speeds are reduced to walking pace.

Inclusivity is the fact of including all types of people, things or ideas and treating them all fairly and equally.

Legibility means the extent to which a place is recognisable and coherently organised. A legible layout contributes to identity, improves distinctiveness, and enables clear, memorable images of place.

Landscape Management and Maintenance Plan (LEMP) sets out how a particular development will maintain the retained landscape
and existing ecology of the site. It should include plans to ensure the designed landscape fulfils its roles, including providing habitats
and recreational space.

Local Biodiversity Action Plan (LBAP) is a comprehensive strategy designed by communities of local authorities to safeguard the biodiversity of a specific region.

Management Plan - A Landscape Management and Maintenance Plan outlines the strategies for preserving the existing ecology and maintaining the landscaped areas within a development. This comprehensive document encompasses measures to ensure that the planned landscape functions effectively, serving purposes such as creating habitats and offering recreational zones. Mono-pitch roof is a single-sloped roof surface which slopes from one side of a building, or building element, to another (also known as a lean-to roof).

National Design Guide is a UK Government publication which illustrates how to achieve well-designed places.

Notification for Prior Approval is a process of informing the Local Planning Authority of intentions to exercise certain permitted development rights prior to the development taking place, sometimes taking the form of a fast-track planning process.

Obscure glazing is glass used in windows and doors which cannot be seen through in order to protect privacy, such as frosted or patterned glass. Obscurity is measured on a scale of 1 to 5, where 1 offers very low levels of privacy and 5 offers very high levels of privacy. Level 3 will normally be the minimum expected when obscure glazing is requested to mitigate privacy issues.

Offshoot is a protruding section of a dwelling, common in terraced houses which extends into the rear garden or yard on one side of the property, often housing a kitchen and/or bathroom.

Original building is defined as the dwelling as it was first built, or as it stood on 1st July 1948 if the structure was first constructed
before 1948.

Outlook is the external space that can be viewed from a habitable window, which is protected by planning controls to prevent a sense of excessive enclosure or loss of openness: this is different to a view, which is related to a specific object or scene visible from the window, and which is not protected by planning controls.

Overdevelopment is defined as a quantity of built form or intensity of use on a particular site which is excessive in terms of its impact on local amenity and character.

Pedestrian priority interventions are features such buildouts of landscape and street trees, visual narrowing, controlled and uncontrolled pedestrian crossings.

Private drive is an access street or driveway that has not been designed to adoptable standards.

Party Wall Act is a legal framework for preventing and resolving disputes in relation to party walls, property boundaries and excavations near neighbouring buildings: these disputes are not relevant to planning processes or decisions.

Permeable surface is where a material allows liquids or gases to pass through it or in-between, such as permeable paving which
allows natural drainage

Permitted Development A type of development covered by the General Permitted Development Order, which can be carried out without planning permission.

Rain gardens are relatively small, planted areas designed to receive rainwater flowing from paved surfaces or from drainpipes. Rain
gardens are designed to intercept and slow the flow of water that might otherwise directly enter conventional drains.

Resilient trees and planting can survive and thrive in the face of climate change and other environmental pressures.

Rainwater harvesting A technique of collection and storage of rainwater for re-use on-site rather than allowing it to run off.

Rooflight is a window built into a roof to admit light and ventilation (also known as a skylight).

Segregation sandwich is a publicly accessible route through the centre of two parallel private drives and or adopted vehicle surfaces,
often physically segregated and contained by fencing.

Surface run-off is where water that flows over the surface of the ground instead of being absorbed by the soil.

Sustainable Drainage Systems (SuDS) are a collection of water management practices that aim to align modern drainage systems with natural water processes as part of a larger green infrastructure strategy.

Section drawing is a 2D drawing which shows a view of a building or structure as though it had been sliced in half or cut along another imaginary plane (usually a vertical plane).

Street scene is the appearance and character of an area (usually a linear street) created by the form of buildings and open spaces,
relating to the massing and scale of building but also to floorspace and street furniture details.

Subservient Where a certain part of the building (generally an extension) appears less important or prominent than the rest of the building due to its massing, placement or materials.

Terracing effect is a term used to describe the closing of gaps between houses by extending the houses sideways, thus giving the appearance of a continuous building mass.

Thermal transmittance Is a measurement of how well a building element, such as a wall, roof, or floor, resists heat loss. It's sometime referred to as a u-value and expressed in units of W/m²K, which represents the rate of heat flow through 1 square meter of
a structure with a temperature difference of 1 degree. A lower U-value indicates better insulation, and is important because Building
Regulations set maximum permitted U-values for each element.

Topography is the shape and features of land surfaces, such as slopes, hills and mountains.

Townscape The appearance of an urban area; an urban landscape.

Tree Preservation Order (TPO) An order made by a Local Planning Authority to protect a specific tree or group of trees.

Walkability helps to connect communities and provide alternatives to driving.