Pathfinder conversations: Uttlesford District Council

Summary

Project team

Uttlesford District Council

Scale

District-wide

Context

Rural

Focus for code

Improving the design quality of new development across the district so that it reflects the rich heritage and local design character which Uttlesford is known for.

Date for implementation

Autumn 2023

Key actors

Team overview

Principal Urban Design Officer, closely working with planning policy and development management team.

Consultant involvement

LDA design were brought in to bring multi-disciplinary expertise spanning urban design, landscape and ecology, engagement, and planning.

What are you trying to achieve with the code?

The majority of new housing appears on greenfield sites on the edge of existing settlements and the main design issues in the district tend to occur in these locations. We receive applications with poor connections to existing communities, poor provision of infrastructure and under provision and poor design of open spaces. Developments are often generic in character and designed around highways and cars rather than people and planet. We hope the code will be an opportunity to make a big impact on design quality.

How did you apply or divert from the NMDC?

The NMDC encourages the use of area types. We were unable to set area types as our local plan is out of date and we haven’t yet prepared site allocations for our emerging local plan. We considered all sorts of different options but realised many of our schemes will encompass multiple area types. We decided that instead of rules for area types we would devise rules based on the number of homes. Larger numbers of homes need to provide more open spaces, mixed uses, character areas and different street types. Our thresholds start at infill schemes of one to nine homes and go all the way up to large developments of 5,000 homes.

How does the code tie into local priorities and strategic objectives?

We want to see development that takes into account the local vernacular and sits well in the landscape. We want schemes that include new facilities for communities and encourage active travel. Embedding that into the code was very important to us.

What are the unique challenges posed by coding in a rural context?

The way that you draw from context is very different for a rural design code. In a rural context, because it’s a greenfield development, you’re trying to recreate something from scratch. When preparing a design code in an urban context you have existing conditions to work with.

Translating local character into your code is a challenge in rural areas. We analysed local character in all its forms, from layout and landscape to building form. It goes a lot deeper than just materials and detailing. We then distilled those fundamental elements into diagrams which can inform a new approach. We want to encourage developers to make a direct link to an element of character, but not reproduce it exactly. For example an Uttlesford high street is characterised by buildings that are joined together with a variety of roofs and materials. We have taken those three concepts and set requirements to inform new development, taking account of these existing characteristics.

What actions have helped the development of the design code?

We’ve tested the design code as much as we can, just by talking through it and imagining different scenarios based on our detailed knowledge of what typically comes forward in planning applications. I don’t think you’re ever going to cover everything in every scenario with a district wide code. It will be interesting to see, after a year of testing in the real world, which requirements and guidance we need to amend.

How did you make sure that the code is accessible and easy to understand?

We’re condensing our design code to draw out the key rules and we will offer levels of detail as required by each person, which will hopefully make it a lot easier to use. Anything that’s already written in the National Design Guide, or is supporting text, will go in a PDF version of the code which we’ll upload to the website and will be there for everyone to view. That will be linked back to the National Design Guide which will link back to the NPPF. So people can just look at a succinct design code point, and then see all the policy that backs it up.

We’re going to have an internal spreadsheet for development management officers which will be even more broken down. I think we need all that information to give the rules context, but the reality is that development management officers are not going to trawl through 200 pages for every application so we need to make it easier for them.

What advice do you have for other Pathfinders coding in rural areas?

Building for a Healthy Life and Streets for a Healthy Life are a really good starting point at the beginning of the design coding process when you’re looking at a blank page and feeling daunted. I’d suggest going out and talking to local people as soon as possible and using those documents to start the conversation.

Character is such a big issue for design codes in a rural area. We’ve discovered from our consultations that there is a challenge with the perception of what buildings in rural areas should look like. It’s important to talk to your councillors and local people and make the case for contemporary design.

We found that, by showing good quality schemes in our area, we helped groups to understand what is possible. We organised a study tour to Cambridge where Councillors got to see first-hand how applying urban design principles can improve amenity, car parking and cycle design.