Space and layout

Framework and structure

Goal: Use an appropriate scale and density to create a place of human scale

^p49. The appropriate size for a perimeter block should strike a balance between adequate provision for amenity space and parking, while allowing a permeable street pattern for all modes.

^p50. Density should be appropriate to the location and respond to and/or enhance the character of the existing settlement. For larger development proposals, a range of densities, building types and forms will be required. Increased densities should be focused on key movement intersections, along strategic routes, where public transport facilities are provided, overlooking public spaces, or within the geographical centre of neighbourhoods, communities and villages. This varied density profile adds character and interest, supports local facilities and public transport and can provide the building mass to create strong framing of public spaces.

^p51. Successful communities require a full range of local services and facilities, including commercial, live-work, educational, health, spiritual and civic uses. These need to be conveniently sited and connected to residential areas by safe routes. Facilities are to be clustered around a high-quality public realm or public space, as a central focus. This could range from a village green or, a small public square, to a simple widening of the street.

Block Structure

Goal: Use an appropriate scale and density to create a place of a human scale

New development should respond to the existing pattern of development within a settlement (its grain) taking cues from existing block sizes, patterns of plot subdivision and relationship between the built and non-built private space. This will ensure that new development will integrate more effectively within existing settlements as a natural extension of the original structure. The appropriate ‘grain’ of a settlement should be drawn from the contextual analysis.

The structure/layout of a proposal must create or contribute to a grid form (be it regular or irregular) of perimeter blocks. The perimeter block is most appropriate for achieving successful development as it:

ensures the efficient use of land;
optimises connections to surrounding areas;
provides a clear distinction between public and private spaces;
enhances permeability and legibility;
increases natural surveillance of the street;
can work at any scale or location, and;
ensures attractive street frontages.

When designing the layout of development using perimeter blocks, it is important to ensure the blocks vary in size and shape according to the density, location within the masterplan and mix of uses. The blocks should take into account natural features, orientation and topography.

In general, blocks between 70 - 125 metres in length provide a better network for both pedestrians and vehicles. Given the size and character of the settlements in the South and Vale, larger blocks are unlikely to be appropriate.

The continuity of development, fine grain and subtle variety in form and massing can add a richness to proposed development that responds to the unique characteristics of both South and Vale.

The structure or layout of new development should be easy to navigate and easy to understand.

Applicants should demonstrate how the use of landmarks, markers and vistas has informed their proposal. The location of landmarks should be clearly justified.

Open Space

Goal: Use an appropriate scale and density to create a place of a human scale

The way in which landscape and open spaces are organised can make a significant contribution to the character and success of a development. It is critical that this is a consideration at an early stage in the design process and integrated with all other services and drainage requirements and informs the layout of new neighbourhoods.

The local context should be reflected in the design of local open spaces. This could be achieved through the use of landscape, materials, trees and other planting and street furniture.

Well-designed, accessible landscapes and public open spaces can improve social cohesion, health and wellbeing within an area.

All open space should have a purpose and be of the size, location and form appropriate for that use. Avoid space left over after planning (SLOAP) or pushing open space to the periphery of development. It is important that open spaces are high quality and have a specific role or function in order to avoid residual, unused or neglected open spaces.

Open spaces should be located within areas that are central to new and existing development, within walking distance and easily accessible. Opportunities should be taken to accommodate biodiversity within all types of open space, for example, by provision of wildflowers, trees and shrubs. However, the proposed landscape treatment/ biodiversity needs to reflect the open spaces function and location.

Applicants should link existing and proposed landscapes and open spaces together to form open space networks. Applicants should demonstrate within their application how proposed open spaces contribute and respond to the hierarchy of existing landscape and open space networks.

Consider opportunities to encourage local food growing such as community orchards, provision of allotments or other community garden projects.

Figure 20:

Establishing structure and a framework of parameters (major example)

Block Structure

Goal: Use an appropriate scale and density to create a place of a human scale

Use the physical characteristics of a site including topography, orientation, landform, geology, drainage patterns, field patterns, boundaries and vegetation cover to influence the form and layout of new development.

New development should respond to the existing pattern of development within a settlement (its grain) taking cues from existing block sizes, patterns of plot subdivision and relationship between the built and non-built private space. This will ensure that new development will integrate more effectively within existing settlements as a natural extension of the original structure. The appropriate ‘grain’ of a settlement should be drawn from the contextual analysis.

The structure/layout of a proposal must create or contribute to a grid form (be it regular or irregular) of perimeter blocks. The perimeter block is most appropriate for achieving successful development as it:

• ensures the efficient use of land; • optimises connections to surrounding areas; • provides a clear distinction between public and private spaces; • enhances permeability and legibility; • increases natural surveillance of the street; • can work at any scale or location, and • ensures attractive street frontages.

When designing the layout of development using perimeter blocks, it is important to ensure the blocks vary in size and shape according to the density, location within the masterplan and mix of uses. The blocks should take into account natural features, orientation and topography.

In general, blocks between 70 - 125 metres in length provide a better network for both pedestrians and vehicles. Given the size and character of the settlements in the South and Vale, larger blocks are unlikely to be appropriate.

The continuity of development, fine grain and subtle variety in form and massing can add a richness to proposed development that responds to the unique characteristics of both South and Vale.

The structure or layout of new development should be easy to navigate and easy to understand.

Applicants should demonstrate how the use of landmarks, markers and vistas has informed their proposal. The location of landmarks should be clearly justified.

Open Space

Goal: Use an appropriate scale and density to create a place of a human scale

The way in which landscape and open spaces are organised can make a significant contribution to the character and success of a development. It is critical that this is a consideration at an early stage in the design process and integrated with all other services and drainage requirements and informs the layout of new neighbourhoods.

The local context should be reflected in the design of local open spaces. This could be achieved through the use of landscape, materials, trees and other planting and street furniture.

Well-designed, accessible landscapes and public open spaces can improve social cohesion, health and wellbeing within an area.

All open space should have a purpose and be of the size, location and form appropriate for that use. Avoid space left over after planning (SLOAP) or pushing open space to the periphery of development (unless there is strong justification to create a landscape buffer, forinstance to reduce the impact of road/rail noise, to retain gaps between settlements or link open spaces). It is important that open spaces are high quality and have a specific role or function in order to avoid residual, unused or neglected open spaces.

Open spaces should be located within areas that are central to new and existing development, within walking distance and easily accessible. Opportunities should be taken to accommodate biodiversity within all types of open space, for example, by provision of wildflowers, trees and shrubs.

Applicants should link existing and proposed landscapes and open spaces together to form open space networks. Applicants should demonstrate within their application how proposed open spaces contribute and respond to the hierarchy of existing landscape and open space networks.

Figure 20a:

Establishing structure and a framework of parameters (minor example)

Identifying patterns of development

Historic (organic) pattern

Dispersed
(cul-de-sac) pattern

Perimeter block
pattern

Commercial/industrial
pattern

Figure 21:

Identifying the structure of an area, its density and character

Working with block structures

Locate site

Identify block structure

Work with existing densities

Ensure development retains structure and character

Figure 22:

Understanding and working with specific block characteristics and densities

Applying structure and density

Figure 23:

Setting out blocks and defining density, density is considered as the quantity of dwellings within a set (measured) area.

Working with a perimeter block

Figure 24:

Design example of perimeter blocks

Steps

Inform your design:

Identify the existing grain (pattern of development) in the vicinity of the site;

Identify the density of existing development in the vicinity of the site;

Characterise the general type and tenure of properties in the vicinity of the site.

Communicate your design:

Provide a plan indicating the existing pattern and scale of development within the relevant context of the scheme;

Prepare a statement on density, setting out how the development makes an effective use of land;

Provide a plan showing the distribution of uses, as well as the mix of house types and tenures. It is useful to also prepare a table showing the following information;

Provide a plan showing the location of landmark buildings and focal points;

Provide a plan showing the walking routes and related distances to local facilities and services (not ‘as the crow flies’).

Support your design:

National Design Guide (2019)

Building for a Healthy Life (2020)

Oxfordshire Strategic Housing Market Assessment (2013)

An historic core, more dense and compact development structure (Faringdon)

An historic core, more dense and compact development structure (Abingdon)

Ensure the scheme:

uses a range of appropriate densities that do not detract from the character of the local area and uses land effectively. Increased density is focused around key movement intersections, along strategic routes, and overlooking public spaces, or within neighbourhood, community, and village geographical centres. Higher density sustainable developments are encouraged;
has a mix of local services and facilities, uses, housing types, and tenures that meet local and district needs and are justified in terms of planning policy and viability;
consists of perimeter blocks that respond to the grain of the existing settlements taking cues from block sizes, plot patterns, and the relationship between built and open space;
back-to-back distances are a minimum of 21 metres between facing habitable rooms; back to boundary a minimum of 10.5 metres; back to side a minimum of 12 metres; front to front a minimum of 10 metres. Where these distances are not met, demonstrate how the design proposals ensure that privacy is maintained. These distances may not be sufficient when adjacent uses are of a sensitive nature (i.e. school, hospital, nurseries, leisure and recreation, etc.);
places landmark buildings and focal points in prominent locations that help people to navigate;
provides a sense of enclosure appropriate to the street hierarchy and to achieve a human scale;
positions buildings to make the most of daylight and sunlight, wherever possible, and provide a sun angle diagram to illustrate how this would be achieved;
addresses the edges of the site in a positive way by facing properties outwards and not placing side and rear fences next to the open space or open countryside. Applicants (where applicable) will be required to demonstrate how their proposals provide a positive edge with a clear and well-defined external image;
considers the existing plot pattern. If smaller than the Design Guide standards, develop to stated standards; if it is bigger, proportionally match the existing plot pattern (where development is adjoining);
provides a clear distinction between private and open space. Boundary treatments between private and open space or open countryside can take many forms including: planting, hedges, walls, and fencing. The chosen boundary treatment should reflect the character of the area whilst being secure and of high quality. Depending on the adjacent land use, estate railing/stock proof fencing and hedge planting may be appropriate;
avoids awkward or vulnerable corners within the design proposal to ensure land efficiency, and a clear definition of public and private space.

Note: All design principles are applicable to all scales of development unless otherwise specified; *minor applications, **major applications

Framework and structure

Goal: Use an appropriate scale and density to create a place of human scale

Block Structure

Goal: Use an appropriate scale and density to create a place of a human scale

Open Space

Goal: Use an appropriate scale and density to create a place of a human scale

Focal point

Goal: Use an appropriate scale and density to create a place of a human scale

Green corridors

Goal: Use an appropriate scale and density to create a place of a human scale

Lower density areas

Goal: Use an appropriate scale and density to create a place of a human scale

Positive relationship with the street or adjoining development

Goal: Use an appropriate scale and density to create a place of a human scale

Figure 20: Establishing structure and a framework of parameters (major example)

Block Structure

Goal: Use an appropriate scale and density to create a place of a human scale

Open Space

Goal: Use an appropriate scale and density to create a place of a human scale

Focal point

Goal: Use an appropriate scale and density to create a place of a human scale

Green corridors

Goal: Use an appropriate scale and density to create a place of a human scale

Lower density areas

Goal: Use an appropriate scale and density to create a place of a human scale

Adjoining onto existing development

Goal: Use an appropriate scale and density to create a place of a human scale

Figure 20a: Establishing structure and a framework of parameters (minor example)

Figure 21: Identifying the structure of an area, its density and character

Figure 22: Understanding and working with specific block characteristics and densities

Figure 23: Setting out blocks and defining density, density is considered as the quantity of dwellings within a set (measured) area.

Figure 24: Design example of perimeter blocks

Steps

Inform your design:

Communicate your design:

Support your design:

Design principles - Framework and structure

Figure 20:

Establishing structure and a framework of parameters (major example)

Figure 20a:

Establishing structure and a framework of parameters (minor example)

Figure 21:

Identifying the structure of an area, its density and character

Figure 22:

Understanding and working with specific block characteristics and densities

Figure 23:

Setting out blocks and defining density, density is considered as the quantity of dwellings within a set (measured) area.

Figure 24:

Design example of perimeter blocks