Design Codes: What we’ve learnt so far…
Firstly, what is a Design Code?
A Design Code aims to set out design guidance for future Reserved Matters (RM) applications to ensure a high quality and contextually appropriate design comes forward. The content of a design code will vary depending on each site, the scale of the proposals, the uses which are proposed and the characteristics of the site and surroundings.
Typical contents include:
· Framework or Regulatory Plan – This sets out the overall principles of where the development, open space, access and drainage etc. will be located, providing a clear definition of the key elements that are important to the quality of the design.
· Site Wide Principles - These could include aspects such as block structure, building heights, car parking provision or sustainability measures. The site wide principles define the characteristics that the different areas of the scheme will have in common.
· Landscape Section – This should set out the key characteristics of the open spaces within the scheme and the key landscape corridor connections, demonstrating the different types of green spaces created and the benefits they will bring.
· Movement Section - Design codes often set out a movement hierarchy, explaining the characteristics of different street types that are found within the scheme. It can also be useful to set out the main connection points for key roads and pedestrian connections, which will allow for flexibility of the exact route to be designed as the RM layout develops.
· Character Areas - Creating different character areas provides the opportunity to create variety within the scheme which will add to the richness of the place and make it an enjoyable place to live.
UDB have produced several Design Codes for sites of differing scales. We have found it useful within each of the character areas developed to set out mandatory fixes for each area for the different qualities that make up the place, such as density, building types, storey heights, materials and details. This provides a benchmark against which RM applications can be compared to ensure they are meeting the quality of design set out in the code.
We tend to use descriptive words such as frequent or minimal, to set out differences between character areas, rather than prescriptive numbers, which will guide the RM application, but not be too prescriptive. For example, detached buildings may be ‘frequent’ in a green edge character area, but ‘minimal’ in the development core.
Why produce a Design Code?
Benefits:
· For the applicant, it gives the opportunity to demonstrate how the site can be developed in an attractive way which responds to local context and issues such as climate change.
· For the Local Authorities (LA), they can use this as part of a planning condition, so that they can ensure RM applications come forward in a similar way to what has been shown at the Outline Application stage.
· For subsequent RM developers, it gives an indication of what the LA is likely to find acceptable as part of those applications, which will reduce uncertainty and should streamline the RM process.
Drawbacks:
· It brings forward the need to do the additional design thinking regarding elements of the design, such as character and landscaping, into the Outline Application stage, which is an extra upfront cost for the developer.
· Design codes need to find a balance between providing enough information to ensure quality at the RM stage, whilst allowing enough flexibility for housebuilders to develop the site effectively.
Lessons learned so far…
1. It is important to make the design code as clear and easy to interpret as possible. It is likely the code will form a separate document to the Design and Access Statement so that the code can be conditioned by the LA.
2. It can be useful to show how the characteristics that are proposed will ensure the scheme integrates with its surroundings. This could be done through a character assessment section, or showing local examples of the design characteristics that are proposed within the main body of the document.
3. Showing visual examples of how the characteristics proposed could come together is a good way to help the LA and future users of the document visualize the plans. This could include 3D images, street elevations or sketches.
4. There is no ‘correct’ order or contents, and each code will vary depending on the site and LA within which the site sits. Once a LA has produced its own design code then the contents of site-specific documents should be reflective of these.