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LEGEND
ake
Site boundary
Qu
(2.69ha)
Proposed residential area
(2.02ha: 65 dwellings @ 32dph)
Cricket Ground
Public open space
(0.67ha)
Attenuation pond
Local equipped area of play
(LEAP)
Existing trees/shrubs
and hedgerow
LEGEND
(to be gapped up as appropriate)
Site boundary
(2.69ha)
Proposed tree
Proposed residential area
(2.02ha: 65 dwellings @ 32dph)
Indicative vehicle access
Public open space
(0.67ha)
Attenuation pond
Indicative primary movement
Allotment Gardens
Local equipped area of play
(LEAP)
Pedestrian/cycle link
Existing trees/shrubs
and hedgerow
LEGEND(to be gapped up as appropriate)
K E N
N E T
Club House
Indicative secondary
movement
Track
Proposed
tree
Site boundary
A(2.69ha)
N D
A V O
N C A
Indicative
vehicle access
Proposed residential
area N A L
(2.02ha: 65 dwellings @ 32dph)
To
wing Pa
th
Pumping station
Sports Ground
Emergency gated access to
rugby club
Boundary fence
Indicative
primary
Public open
space movement
(0.67ha)
Indicative secondary
movement
Attenuation pond
Figure 7.8: Site access and movement network
Pedestrian/cycle
link of play
Local equipped area
(LEAP)
Pumpingtrees/shrubs
station
Existing
Land off Quakersand
Road,
Devizes: design and access statement 57
hedgerow
(to
be gappedgated
up asaccess
appropriate)
Emergency
to
rugby club
Proposed tree
Boundary fence
Indicative vehicle access
NODE urban design Creating a sense of place
AD
7
Quakers Road, Devizes
Design and access
Building for Life
As part of the design team’s holistic process towards
achieving a high quality design solution, the proposed
development has been assessed against the standards
set by Building for Life 12: the national standard for welldesigned homes and neighbourhoods.
Land off Quakers Road, Devizes: design and access statement 58
The table opposite sets out the 12 criteria organised
under three headings and demonstrates how the
submitted scheme meets these objectives.
NODE urban design Creating a sense of place
Adding to the neighbourhood
• The scheme integrates coherently with its context. It provides a
Q1. Connections: ‘Does the scheme
pedestrian and vehicular access point onto Quakers Road, together
integrate with existing roads, paths and
with an additional pedestrian / cycle access point to the south of
surrounding development?’
•
the site and an access into the landscape to the north, allowing
for easy and convenient access and egress and high quality
connections into the existing pedestrian movement network.
The proposed design also provides legible and safe pedestrian
routes through the site, along streets and within open space.
• The site lies on the edge of Devizes town centre. Within the town
Q2. Facilities: ‘Will new residents be
there is a wide range of local retail provision, including large food
close to existing local services, or will
stores. Other uses include a leisure centre, cafes, several bars,
the development provide shared places
hotels, a number of schools, including The Trinity Primary School,
for the new and existing residents to
located close to the site and Devizes School.
meet?’
• The site is therefore located within close proximity to a good range
of local facilities. Larger scale facilities are located within Bath to
the west of the town and Swindon, to the north-east of the site.
Q3. Transport: ‘Does the development
have access to public or shared
transport?’
•
•
Q4. Inclusivity: ‘Is the development
accessible to all?’
•
•
The site is located in close proximity to a large number of bus
routes which connect Devizes to the wider area. The closest bus
stop, in both directions, is located on the A361 to the east of the
site, for services between Swindon and Trowbridge. There is a bus
stop on Quakers Road to the immediate north of the site, which
services Bus Route 1, a route around Devizes.
There are a number of sustainable transport routes to nearby
towns and villages including Bath; Avebury; Swindon; Chippenham;
Trowbridge; Lavington and Urchfront.
The site has been designed to allow safe and convenient access
into and through it, including by wheelchair users. Gradients within
the site do not inhibit movement by vehicle or on foot.
The scheme will provide a mix of market and affordable housing in
a range of sizes to ensure that the development is accessible to a
diverse range of people.
Figure 7.9: Building for Life 12 assessment
Land off Quakers Road, Devizes: design and access statement 59
NODE urban design Creating a sense of place
7
Quakers Road, Devizes
Design and access
Creating a place
Q5. Identity: ‘Does the scheme have
local or distinct identity?’
•
•
Q6. Working with the site: ‘Does the
scheme take advantage of existing
topography (the lie of the land),
landscape features, existing buildings
and its orientation?’
•
•
•
•
Q7. Using buildings to define streets:
‘Do buildings shape streets and turn
corners?’
•
•
•
Q8. Sense of direction: ‘Do the
buildings and layout make it easy to
find your way around?’
•
•
•
Land off Quakers Road, Devizes: design and access statement 60
This design and access statement demonstrates the detailed
level of contextual analysis that has been undertaken in order to
establish the character of the local area. This analysis has directly
influenced the design of the development in a number of ways,
including the layout of streets, the density of development, the
use of a mixture of dwelling types and sizes, building lines and
indicative development form.
Although this is an outline application, the design advocates
the use of architectural detailing and materials that have been
influenced by positive local character features.
The scheme has been sensitively designed to incorporate existing
landscape features, including mature trees around the site
boundary which help to contain the site from its surroundings.
Existing views towards the tower of St Mary’s Church have been
preserved through the sensitive layout of the site.
It is also proposed to create a water sensitive urban design
network within the site that provides a series of sustainable urban
drainage ponds to mitigate for the site’s potential impact on the
local drainage network. The pond would also provide an attractive
ecological feature.
The existing topography of the site does not pose a constraint to
development and is able to be accommodated within the scheme.
A key design principle for the development is that perimeter blocks
should provide enclosure to the street and secure private space at
the rear of properties.
Specific buildings which turn the corner have been provided to
provide overlooking of corners and terminate views.
Feature buildings utilising 2.5 storeys are also advocated for usage
at the site gateway and in other key locations such as to define a
vista down a street to help terminate views.
The development provides a connected and legible road layout
that makes it easy to find your way around.
Views from the primary access road make clear connections to
primary pedestrian routes and key public spaces.
Buildings are located to terminate views and provide visual interest
within the site, aiding legibility.
NODE urban design Creating a sense of place
Getting the details right
Q9. The pedestrian: ‘Are the streets
pedestrian, cycle and vehicle friendly?’
•
•
•
Q10. Car parking: ‘Is the car parking
right for the street?’
•
•
•
Q11. Private and public space: ‘Are
private and public spaces clearly
defined, well managed and safe?’
•
•
•
Q12. Storage, bins and recycling: ‘Is
there adequate storage for bins and
recycling, as well as vehicles and
bikes?’
•
The scheme has been designed with paramount importance placed
on the pedestrian and cycle experience.
The scheme is highly legible, with connected streets that make
movement through the site simple and convenient.
A number of shared surface streets are provided that remove
the segregation between highway and footway placing greater
emphasis on pedestrian and cycle priority.
The design of the scheme has taken steps to ensure that parking
can be accommodated in a way that will have minimal impact on
the street scene.
Parking is predominantly indicated on plot, with garages and
driveway parking proposed adjacent to or in front of houses,
providing convenience for owners and reducing the potential for
streets cluttered with cars.
Some on street parking will be provided on the shared surface
streets.
The strength of the perimeter block layout ensures that public and
private spaces are clearly defined.
Built form provides the edge of perimeter blocks with secure and
private rear space utilised for gardens.
Active rooms are orientated towards the street and public spaces
to provide high levels of passive visual surveillance from residents,
increasing safety.
The scheme is proposed at a moderate density appropriate to
its setting, with ample space provided on plot around dwellings
allowing for storage space, such as bins and recycling.
Figure 7.9: Building for Life 12 assessment (continued)
Land off Quakers Road, Devizes: design and access statement 61
NODE urban design Creating a sense of place
7
Quakers Road, Devizes
Design and access
Meeting the requirements of the Devizes Area
Neighbourhood Plan
The Devizes Area Neighbourhood Plan established a series
of requirements for new development. Our proposals have
sought to meet these requirements in the following ways:
Homes near town: New housing to be within 20 minutes’
walk of the Market Place
The Quakers Road site is located less than 10 minutes’
walk (less than 800m) from the town centre, accessible via
Quakers Walk.
Small & friendly: Ensure that new developments have no
more than 65 houses
The submitted scheme provides 65 houses, set within an
appropriate landscape context.
Good looking: Use quality design to enhance the local area
Our proposals have drawn on local character in
determining the block structure and layout of the
masterplan, together with providing guidance for the
development of more detailed proposals. Further details
of the specifics of the scheme’s architectural character will
be provided through the reserved matters process.
Brownfield first: Reuse previously developed sites
Although the site was not previously developed, it has
been the subject of planning permission, demonstrating
that it was previously considered suitable for
development. It is also enclosed by built form to the
north and east, so the development of the site would not
expand the built envelope of Devizes.
Minimal traffic impact: Avoid congestion on the A361
An transport assessment of the highways impact has been
undertaken for the scheme and accompanies the planning
application.
Walk to school: Build homes close to schools
The proposed site is within a very short walk from the
recently completed The Trinity Primary School which is
Land off Quakers Road, Devizes: design and access statement 62
located in the adjacent development to the north. The
proposals provide good quality connections to Quakers
Road to the north, allowing easy access to the school.
Meet our needs: Ensure our town can supply enough
houses for local demand
Development of the site would enable the delivery of a
critical mass of residential homes which would otherwise
require a number of smaller sites to come forward.
Built by locals: Use local builders for local house building
projects
Although we are supportive of this in principle, the
commissioning of builders is a matter for later in the
project process.
Summary
Node Urban Design has been commissioned to prepare a
masterplan and design and access statement in support
of an outline planning application for a residential
development on land off Quakers Road, Devizes.
The application proposes:
Outline application for a residential development of up
to 65 residential dwellings on land off Quakers Road,
Devizes with all matters reserved except access.
Conclusion
This design and access statement has demonstrated
that the quantum of development proposed for the site
can be comfortably accommodated in line with national
policy and guidance together with local policy, including
the Devizes Area Neighbourhood Plan. The proposal
would create a high quality new residential development
in a sustainable and logical location where new residents
would assist in supporting existing services within
Devizes.
NODE urban design Creating a sense of place
Land off Quakers Road, Devizes: design and access statement 63
NODE urban design Creating a sense of place
For further information contact:
Node Urban Design Ltd
Innovation Court
121 Edmund Street
Birmingham
B3 2HJ
T: 0121 667 9259
W: www.nodeurbandesign.com
Creating a sense of place
Urban Design • Landscape• Heritage
Land off Quakers Road, Devizes: design and access statement 64
NODE urban design Creating a sense of place