Catalogue by IntegreatPLUS

Neighbourhood plan Exhibition Catalogue

Cottingham

www.integreatplus.com

Wider View

gateway site

Cot-B Badgers Wood hed

Gre

Lin

Low er D

Cot-K Park Lane

drain

ges

COT-D

hgate

ensi

Med

ium

Nort

Den

Hig

sity

Ne w

sit

ac ce ss ro u

Improved junction and new access point at Park Lane curve.

New pedestrian and vehicular route through The Lawns linking to bus stop and providing relief to Park Lane. Pedestrian only link through Ferens Hall site.

Attenuation

Improved junctions onto Northgate and Harland Way

Pa rk

The Lawns University of Hull Grade II*

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

Attenuation pond / landscape feature in location of historic drainage ponds at lowest point of site. This forms part of a green buffer zone to the east and west of the site reducing visual impact of the development on surrounding properties

Possible junction improvement to increase traffic flow. The curve on the bend of Park Lane to be increased to improve turning. This junction is also the start of the proposed new route to Northgate

Green space in between higher density blocks with pedestrian crossings over access road. Buildings to reference the listed halls of residence in scale, materiality and massing. Internal spaces can also be used for parking

Proposed pedestrian link and vehicular route to provide safe route from the new development to Northgate. Green tree/hedge planting along route to provide attractive route. This may also reduce traffic impact on Park Lane

Existing sewage works to be screened from new development as part of green buffer zone. Hedges to line route providing access for maintenance and repairs. New access to Badgers Wood to loop round again creating seperation from housing

Pedestrian and cycle links to me made available through green buffer zones as an attractive and safe route. These should link to the wider green network of the village

Sports fields moved to Cot-K to replace that being lost on the development site. Associated infrastructure, services and parking will also need to be provided in this area

Potential extra development area (in red) formed by re-routing the access road to Badgers Wood. This would allow more dwellings to be built in a more high density area. Green links to connect all areas of the new development

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving south/west towards The Lawns

2) Wherever possible existing hedges and landscape features will be protected and enhanced, defining street edges. Trees to the edge of the site boundary will screen the development from the surrounding properties, with extended green areas located directly adjacent to existing properties, minimising the effect of the new development, as well as masking the sewage works. Existing playing fields will be relocated to Cot-K with appropriate facilities, including off-road car-parking. 3) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, low or medium density housing will be provided, which steps down in height to the open areas to the north. To the south of the site, higher density, up to four stories, will be acceptable, stepping up to match the massing of the university accommodation. Higher and more focused density will allow an increase in green amenity space between buildings, encouraging an increase in soft landscapes and vegetation cover. 4) Housing will pay reference to the more contemporary surrounding listed buildings, by using a similar massing, material palette and typology of dwelling. This will allow the setting of the listed buildings to be maintained and enhanced. New housing which overlooks these listed buildings could echo the distinctive plan form and settings, and at the same time maximising the south facing aspect. 5) Vehicular access points need to be considered that minimise the traffic impact on Park Lane and mitigate the sharp curve to the south east of the site. Access routes in the new development could also form a replacement access to Badgerâ&#x20AC;&#x2122;s Wood, freeing up further space on the site for development. An access road and pedestrian/cycle route from Northgate to the Park Lane bend through The Lawns following the original route of Park Lane would be one way of limiting extra traffic on Park Lane, linking up to the existing bus route that serves The Lawns. The provision of a pedestrian / cycle route from Park Lane through the Cot-D site and / or The Lawns is an essential element in this regard. The existing junction between Park Lane and Northgate should be improved to improve traffic flow and highway safety. 6) Provision will be made across the site to reduce the impact of water/flooding and sewerage, which are key issues for the development. Hard and soft landscaping should be permeable to allow ground water storage, and attenuation ponds provided to the east of the site where historical ponds were located. Rainwater harvesting and grey water re-use should be promoted with suitable storage facilities, alongside Sustainable Urban Drainage methods. 7) Sustainability should be an integral consideration for the new development. Car usage should be discouraged through sustainable transport connections, housing tenure and typology. Utilisable spaces on roofs and walls should be harnessed to achieve certain sustainability measures. In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes.

Cot-D Ferens Hall

Cot-C Harland Way

Cot-J Needler Hall

Cot-E Station Yard

9.6m

COUNCIL OFFICES

Development Principles

offer a natural edge to ldlife, as well as ng towards the

gateway site

green corridor

Castle Hill Hospital

improved bus links green corridor

Cottingham, providing t to the village. This s to the hospital imes of recovery.

Ro ad im pr ov em en ts

ork are available directly

ro ut e

d e Roa Castl

oute, the importance of ture development.

gr ee n

buffer green

ction. Local production ble future.

green corridor

gateway site

green buffe r

W ill er by Lo w

Cot-F Castle Rd

Ro ad

ature drain fe

by a frequent bus ducing the need for car

opment with the existing a catalyst for increased traffic calming

COT-B

Nurseries

University playing field

m the main road with cultural land towards the

ttenuation point for easing local flooding

1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced. Key views to and from surrounding listed buildings will be protected by the adoption of viewing corridors and green spaces, and the zoning of housing densities, linking the development to its surroundings and minimising impact on surrounding residents.

COT-K

Badgers Wood

Cot-A Harland Rise

Development Principles

humber bridge view landscape view

k to green route s stop y view Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created

Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses

1) The development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. The development will also be of a style and configuration sympathetic to the rural character of the location and the historical character of the wider village. Local design details and materials specific to Cottingham will be used to develop an imaginative sense of place and identity. 2) The scheme will be set around a variety of public open spaces designed to create opportunities for formal/ informal recreation as well as areas for new habitats and food production, forming a network of green routes that connect through to surrounding areas. Green buffer zones along Castle Road, Willerby Low Road and the southern site boundary will minimise visual impact and reduce audible traffic noise within. 3) The site will include a mixture of densities, suitably arranged to maximise viability and minimise impact on adjacent properties. Density of the development will be lower towards the east to minimise the impact on existing housing (dormer bungalow). Density will increase to the west where the site faces Castle Hill hospital (2 storey houses/flats). A maximum height of 2 storeys will be imposed across all densities. 4) Development will be strategically placed to form viewing corridors to key focal points (such as the Humber Bridge). Streets will be designed to encourage natural surveillance, defensible space and to avoid high speed traffic or â&#x20AC;&#x2DC;rat runsâ&#x20AC;&#x2122;. Cul-de-sac development may be one option to achieve this, but links between streets should still exist to promote interaction between residents. On all streets, shared surfaces will be considered as a way of slowing traffic and improving the landscaping of the development. 5) Access to the site will consider the effect on local roads, especially Castle Road. Access points to the extreme east and west of the site could minimise impact. Improvements of the Castle Road/Green Lane junction should also be improved if chosen as an access point. Roundabouts, traffic lights or other measures may offer improved traffic circulation at key junctions, though this will require more detailed discussions with highway engineers. 6) Management of water will be a key issue. Existing site drainage will be protected and enhanced as a landscape feature. New sustainable urban drainage (SUD) is to be included to maximise water storage capacity and form landscape features. Attenuation ponds will be created to the lowest points of the site. These could be used for recreational purposes and provide an attractive outlook to surrounding properties. More permanent water features

Cot-G/H Longmans Lane

An introduction to the

Cottingham Neighbourhood Plan

Throughout 2014, a small team of consultants commissioned by Cottingham Parish Council, have been working with local people, groups, and organisations to produce a Neighbourhood Plan for the whole of Cottingham Parish. A Neighbourhood Plan allows local people to draw up their own proposals for new development and environmental protection to supplement the policies and proposals contained in the East Riding of Yorkshire Councilâ&#x20AC;&#x2122;s own plans and policies for the area. This exhibition allows you to make comments on/have discussions around/ endorse the work which has been carried out to date. The Cottingham Neighbourhood Plan will comprise of three main elements: 1. 10 General Policies covering the whole of the Parish dealing with such issues as Sustainable Drainage, Design Quality, and the retention of open land between Cottingham and adjoining settlements; 2. A Design Handbook, offering advice and guidance to future developers throughout the Neighbourhood Plan area together with a set of criteria against which future planning applications can be assessed. At this exhibition you will find a large poster which illustrates the scope and thinking behind the need for a handbook. Further supporting detail on each section will be drawn up over the autumn which will form the complete handbook. It is expected that developers will need to apply rules of the guidance for a minimum of 80% of any proposed new development for each criteria as outlined on the poster.

Exhibition

3. A series of Concept Statements for each of the main development sites proposed within the Neighbourhood Plan area. All three elements have been drawn up in extensive consultation workshops with local people, including residents in the vicinity of the proposed development sites. It is now time to share the results of this work with a wider and larger audience and we hope that you will provide us with valuable comments, suggestions and ideas as we move towards a local referendum and (hopefully!) formal adoption of the proposals within the Neighbourhood Plan. For further information please contact David Hickling the Neighbourhood Plan Coordinator on 01964-551017 or e-mail him on dave@plancoop.co.uk. Alternatively you can get in touch through Twitter or Facebook:

@CottinghamNP facebook.com/cottinghamnp

COT-A OUTLINE

COT - A

COT-A IMAGE 1

COT-A IMAGE 2

view to site from Harland Way

View along Harland Way looking north (Cot A on right)

Cottingham High School

COT - C

W ay

Northgate

Main focus today is on the areas outlined above at Cot A. Consideration should be made about how the site might link to other sites and the surroundings

COT-A IMAGE 3

COT-A CONTEXT

WHY ARE WE HERE? & GROUND RULES

• Think • Discuss • Share • Collaborate • Be concise • Be positive • Listen to others • Be imaginative View along Harland Way looking south (Cot A on left)

Access points and surrounding buildings / greenery

• Enjoy the evening

Location Specific Policies

Cot A â&#x20AC;&#x153;Development of this site should be in general accordance with the principles set out in the Concept Statement. All existing trees should be retained unless their removal is essential to provide access to the site, with at least three access points being formed onto Harland Way. Existing buildings should be retained wherever possible with views to the north preserved and higher density development located in the eastern of the site. The target density for this site is 123 dwelling units.â&#x20AC;?

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-A Concept Statement July 2014

Site Assets

south facing aspect

properties accessed via site

view north towards Beverley

COT-A general slope of site

village gateway

Cottingham High School character propert in pink

tree clusters

access road to properties at NE corner

•

Existing mature trees on and bordering the site act as habitats for wildlife and contribute towards the character of the village. As few trees as possible should be lost to maintain this character.

•

Development surrounding the site is low density and low height meaning that views and light levels are maintained.

•

Striking views towards the North towards Beverley from within the site. These far ranging views add to the rural feel of the village.

•

The site is well placed for connections to the wider transport networks and commuting routes.

•

The site is in close proximity to local schools meaning fewer requirements for car usage.

•

The site currently acts as a water storage location, allowing rainwater to soak into the ground. This aspect must be considered when any new development is proposed.

•

The site currently provides access to a number of properties who have a right of way across the land.

•

A number of existing buildings are of merit to warrant preservation across the site including the old stable block and the forge. These should be integrated into the new development.

•

Large and open south facing aspect which could be beneficial for achieving future environmental and sustainability needs.

a Ro e t a

ld Ke

Harlan

Prevailing Wind

View across Cot-A from Harland Way

d Way

View of existing entrance point from Harland Way

View of Cot-A from Harland Way - gateway site

Key site boundary main vehicular route site slope

link to green route bus stop key view

Main Considerations •

Balancing appropriate development with existing tree cover

•

Traffic and parking impact on surrounding roads

•

Inclusion of existing right of way across the site.

•

Incorporation and respect of important existing buildings on and surrounding the sites

•

Protecting and enhancing existing green spaces

•

Safe entrance and exit points onto Harland Way

Development Principles views to the north

1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced, especially the more characterful green areas and tree belts along Harland Way and other site boundaries.

possible access point with lane improvement

Attractive tree clusters to the centre of the site should also be maintained and used as focal points for the landscape design. mews

2) The eastern portion of the site to the right of the existing access road should be considered for medium or high density development. Here, the existing stable block should be used and refurbished; with adjacent blocks taking reference from the shape and forms of the existing building.

green viewing corridor

w n vie gree

Suitable arrangement of these blocks can form small green and parking spaces for residents. The remainder of the site should include lower density development to a maximum of 2 stories, designed in such a way to take advantage of orientation and location.

rrido

o ing c mews

landscape around existing tree clusters

Cottingham High School

The slope of the site should be used as an advantage in this situation, allowing properties access to increased light and green views. mews

2 storey

ldg

pedestrian links

4) The existing private right of way that bisects the site should be maintained and enhanced to make it into more of an attractive and safe route for residents to serve a proportion of houses on the site. 5) Vehicular access points need to be considered that minimise the traffic impact on Harland Way, and have a suitable view of the road to allow safe entrance and exit.

pedestrian links

d oa R ate

3) Key views from the site towards Beverley should be encouraged by the adoption of viewing corridors and by the arrangement of varying housing densities.

Harlan

d Way This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and infrastructure design will emerge and vary as further work is undertaken.

Vehicular access points on Harland way to serve small clusters of houses separately. Where small access point is required through existing tree belt, location chosen to have minimal impact on existing trees.

Existing stable block to be refurbished and developed at higher density mews style housing. Parking to be provided peripherally and a central green space provided for resident use.

Housing clusters to be connected by green pedestrian and cycle links to promote less frequent car usage. Green links to orient north-south to act as viewing corridors to the stunning views northwards.

Small green public spaces to be formed around existing tree clusters on the site. This will protect the trees and provide a unique setting for residents, improving visual amenity and promoting a sense of place.

High density housing designed to reference the stable block in form, appearance and materiality. Blocks to be arranged in such a way to leave potential for both landscaped green space and parking provision.

Righ of way currently across the site to be maintained and enhanced as an access route for existing and new housing. Areas of the site that border existing houses to be screened by green and planted edges including trees.

Green spaces could include smaller local attenuation ponds and surface water storage from the house clusters to manage drainage across the site.

Old forge building to be reused and reanimated perhaps as a feature open to the public. In general the existing and characterful buildings across the site should be improved by providing an improved setting.

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development towards Newgate Street.

Vehicular access should be split into a number of smaller entrances ensuring a bottleneck does not occur which would be detrimental to the development and highway safety. The separate entrances should serve small clusters of houses with limited interconnection to reduce rat-running. 6) Pedestrian and cycle links should be provided between the development clusters to promote sustainable methods of transportation. These landscape routes could form the main viewing corridors outlined above. Green spaces for residents (both public and private) should be formed around existing tree clusters and form nodal points on the green cycle and pedestrian routes. This will encourage a sense of identity that is recognisable as part of the village. 7) Surface water attenuation should be provided either as part of the green spaces network or as a larger area to the south east of the site at the lowest point. This will maintain the water storage capacity of the site. 8) In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes. Design review should be used as a tool for achieving the best and most considered design outcomes.

COT-B IMAGE 1

COT-B IMAGE 2

Main focus is on the area outlined above

View across field towards Badger’s Wood

View across field from Badger’s Wood looking towards Park Lane

COT-B IMAGE 3

COT-B CONTEXT

Badger’s Wood COT B

Pa rk L

an e

COT B OUTLINE

University of Hull

View towards Park Lane

Access road to Badger’s Wood

University of Hull Accommodation

Location Specific Policies

Cot B/K â&#x20AC;&#x153;Development of this site should be in general accordance with the principles set out in the Concept Statement. Existing hedgerows and trees should be retained wherever possible and a new boundary created that merges the new development into the open space to the north. Higher density development should be provided in the southern part of the site, where the existing access road to Badgers Wood should be incorporated into the new development. A new access to Badgers Wood from Park Lane should be provided via the site and improvements to the junction of Northgate and Park Lane facilitated by the site developers together with a footpath / cycle-way link to the Cot-D site. The target density for this site is 53 dwelling units.â&#x20AC;?

Group 1

Group 2

Group 3

Location Specific Policies

Cot C â&#x20AC;&#x153;Development of this site should be in general accordance with the principles set out in the Concept Statement. The layout of the site and dwelling designs should take full advantage of the extensive views to the south-west and the opportunities afforded for solar gain. Existing hedgerows and trees should be retained wherever possible with additional planting on site boundaries. The main site access should be taken off Harland way at the northern extremity of the site. If required, access to smaller areas could be provided from Mill Lane and / or Eppleworth Road, but there should be no provision for through- traffic. Lower density development should be provided in the eastern part of the site, (including frontage development along Harland Way), with medium and higher densities towards the central and western sections. The target density for this site is 250 dwellings with dwelling heights not to exceed two-and a half storeys.â&#x20AC;?

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-C Concept Statement April 2014

gateway site

Site Assets

Har

break

in tre

high point of site

land

Cottingham High School

Wa y

hedges

aquifer protection zone

e l

tre ad

farmland view across fields drain

green corridor

Mill Lane south facing aspect Prevailing Wind

Learning Resource Centre Cemetery

•

Far reaching and stunning views across the countryside towards the urban forms of Hull, providing a transitional setting from open space to village centre to those living in and visiting the village.

•

Low traffic levels throughout most of the day, passive surveillance and defined boundaries provide a safe environment for residents.

•

Proximity of the school for local families to attend via sustainable transportation methods such as walking and cycling.

•

Local character of streets along Harland Way and Eppleworth Road is worthy of preservation. Low density of housing and generous plot sizes result in very green and wooded streetscapes.

•

Location for agriculture and food production. Local production and consumption helps to develop sustainable living patterns.

•

Biodiversity across the site in planted areas and historic hedgerows, acting as a habitat for numerous forms of wildlife.

•

Capable of storing surface and ground water, reducing the impact on surrounding flood defences and infrastructure. Springs also emerge across the site.

•

Large, south facing aspect suitable for passive solar design and promoting well lit homes and public spaces.

•

Surrounded by bus stops on Harland Way and Eppleworth Road, providing links to wider transportation networks without the need for a car.

•

South east of site within close walking distance of the village centre along the historic route of Mill Lane.

Key site boundary main vehicular route site slope

Eppleworth Road Site view from Eppleworth Road Looking North

View along Harland Way

View looking south west across countryside

link to green route bus stop key view

Main Considerations •

Visual impact on surrounding properties

•

Traffic and parking impact on surrounding roads

•

Locating development to protect views and visual amenity

•

Incorporating private and public green space / networks

•

Promoting the creation of place and distinctiveness

•

Managing water, drainage and sewerage effectively

•

Promoting sustainable design options

Development Principles 1) Development will be designed to work with the natural assets of the site, and allow the key positive aspects to be maintained and enhanced. Key views to the South West will be protected by the adoption of viewing corridors and green spaces, and the zoning of housing densities, linking the development to its surroundings and minimising impact on surrounding residents.

gateway site

d Way

Harlan

contin u

ation

of tree

Cottingham High School

2) Site boundaries will be screened by the inclusion of wide and planted landscape strips, providing improved cycle and pedestrian routes to surrounding transportation networks. Existing hedges and landscape features will be protected and enhanced, defining street edges and plot boundaries.

aquifer protection zone

e l

tre

new backing onto old

springs feature

view across fields along viewing corridors

drain

landscape feature to act as wind break to prevailing wind

3) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the east of the site, low density housing with plot sizes similar to properties on the western side of Harland Way will be created. These will back onto the existing boundaries to provide improved security for all properties. Density can increase further west across the site, but consideration is needed when building near the aquifer protection zone. To the north of the site, new properties should face onto Harland Way to continue and enhance the character of the street.

possible cluster development served by Mill Lane

green corridor

Mill Lane secondary route Addition to site boundary to meet Eppleworth Road Cemetery

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

Eppleworth Road

Attenuation pond / landscape feature located above protection zone to store surface water. This will form the end of the viewing corridors, connecting the main site to the surrounding countryside visually and acting as a wind break

Possible junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)

Low density development to the north of site to pay reference to existing properties and ‘finish the street’. Continuing of tree line and large front gardens to reflect those surrounding

Proposed pedestrian link (arrow) and crossing point (pink) across Harland Way to provide safe route for students from new development and surrounding. Green tree/hedge planting to all boundaries to screen development

Public landscape focal point and infrastructure viewing corridors with views towards open countryside. Forms centre of wider network of routes for recreation and habitat creation. Existing water springs to be worked into this area

Allotments to reflect the use of the site as a food production area, placed to minimise impact on surrounding properties.

Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on surrounding streets and improve pedestrian safety

Safe pedestrian route across the site avoiding the traffic on Harland Way. Position to be located under surveillance from surrounding properties to improve safety and comfort.

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving west. Maximum 2 and a half storeys across all areas

4) Housing will be a maximum of 2 or 2 and a half storeys across the entire site. In low density areas, detached, semidetached and bungalow properties are envisaged, and in higher densities, terraced, mews or sympathetic apartment typologies are considered appropriate. Materials should reflect the local vernacular and be of a very high quality, arranged in such a way to appear individual and not ‘off the shelf’. 5) Vehicular access points to be considered at the north of the site onto Harland Way, along Mill Lane, and/or via Eppleworth Lane adjacent to the cemetery. Internal road layouts should be designed to slow traffic considerably, and discourage use as a shortcut, but avoid isolated cul-de-sacs. Pedestrian access points should be numerous, and located within green boundary zones. Improved routes from the village to the school should be considered, avoiding Harland Way. In general, development should aim to reduce vehicle and parking issues along Harland Way. 6) Provision will be made across the site to reduce the impact of water/flooding and sewerage, which are key issues for the development. Hard and soft landscaping should be permeable to allow ground water storage, and attenuation ponds provided where necessary, either above or below ground. Rainwater harvesting and grey water re-use should be promoted across the development with suitable storage facilities, alongside Sustainable Urban Drainage methods. 7) Sustainability should be an integral consideration for the new development. Areas for food production and allotments should be included to reflect the current productive nature of the site, alongside passive design principles such as solar orientation and efficient building fabrics. In general, consideration of the Building For Life 12 principles will be encouraged to promote successful placemaking and attractive streetscapes that encourage ownership and reduce opportunities for crime or antisocial behaviour.

COT-D OUTLINE

COT-D IMAGE 1

COT-D IMAGE 2

Main focus today is on the area outlined above at Cot-D. Consideration should also be made to surrounding development sites with them being in close proximity

View across field towards Ferens Hall from Northgate

View towards Ferens Hall

COT-D IMAGE 3

COT-D CONTEXT

COT-B

COT-K

Par k The Lawns

Lan

COT-D

Northgate Harland Way

Access road through the site

Access points to the site

Location Specific Policies

Cot D â&#x20AC;&#x153;Development of this site should be in general accordance with the principles set out in the Concept Statement. Ferens Hall will be retained and converted into residential units, with any new development to the north and west of the existing buildings, the design of which should reflect the character of existing buildings surrounding the site. A new public open space should be created on the existing open parkland to the south of the existing building. The target density for this site is 106 dwelling units.â&#x20AC;?

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-D Concept Statement May 2014

Site Assets

Nor te thga

hedges

COT-K

Pa rk

Ferens Hall

symmetry line

view across fields

high point of site

Parking Area

COT-B The Lawns University of Hull

south facing aspect

Prevailing Wind

Harland Way

drain

•

Established and mature tree clusters to the south of the site provide a distinct and natural character area which is held in high regard by the local community and forms part of the identity of the village.

•

Some basic access and road infrastructure already exists across the site. This could be expanded upon for any new development meaning less intrusive and disruptive work.

•

Location of existing road routes offer buffer zones to surrounding properties, ensuring development hasn’t encroached too closely.

•

Good bus service nearby connecting the Lawns to the middle of Cottingham and Hull city centre. This could hopefully minimise the dependence on car usage and promote more sustainable methods of transportation.

•

Buildings on site have high architectural merit and provide a sense of place for this area of the village. The symmetry, materiality, massing and formal arrangements of the elevations are successful and could be utilised in future designs.

•

Historical aspect to the site as the possible location of the castle moat and outer wall. This element to the south of the site could be better promoted and utilised.

•

Community based facilities exist at The Lawns Centre, including function and meeting rooms. This has the potential to be expanded as part of the development of the surrounding sites or other facilities added.

•

The proximity of adjacent development sites provides the opportunity for shared access points, facilities and transportation networks if adequately co-ordinated.

Key site boundary main vehicular route site slope

The Lawns Bus Stop Site view from Northgate looking towards Ferens Hall

View across site along access road

View of Ferens Hall

link to green route bus stop key view

Main Considerations •

Visual impact on surrounding properties

•

Traffic and parking impact on surrounding roads

•

Locating development to protect views and visual amenity

•

Incorporating private and public green space / networks

•

Incorporation of existing buildings on site

•

Using existing infrastructure to minimise impact

•

Protecting valued green space and historic trees

Development Principles No

1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced, especially the more characterful green areas to the south.

e gat rth

2) Key views from Northgate to Ferens Hall will be protected by the adoption of a viewing corridor and this area could form part of a new ‘Village Green North’, a community recreation space protected from future development. 3) Ferens Hall will be kept and refurbished to form accessible residential accommodation. Surrounding development should take reference from the Hall as a starting point for design and massing choices, whilst ensuring the key features and symmetries of the hall are not compromised. The internal courtyard will be landscaped to provide amenity space for residents of the apartments.

hedges parking area

Extensions and additions to the hall to the north may be possible where they respect the main building and the central symmetry line.

symmetry line

W oo ers Ba dg

4) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, medium density housing will be provided, which steps down in height to respect the residential buildings on Ferens Gardens and Lawnsgarth.

Link to Park Lane The Lawns University of Hull Grade II*

rk a P te m ga o r th f Parking k or n li /N Area te ay a W rn d tl e lan a r le Ha b i ss to Po ane L

The Lawns Bus Stop

Harland Way

One way system

Pa rk

‘Village Green North’

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and infrastructure design will emerge and vary as further work is undertaken.

Planted green boundary zone to minimise visual impact on surrounding properties. Where this is adjacent to low density housing, this zone could be formed from private gardens backing onto existing gardens, improving screening and security

Possible parking area to service the conversion of Ferens Hall. This should sit away from the rear boundaries of Lawnsgarth residents, seperated by a green planted zone to minimise visual impact.

Remove barriers to main road and encourace pedestrian movement into the green space. The area could form a new village green for Cottingham, providing valuable natural and amenity spaces

High density development directly adjacent to the rear of Ferens Hall. This could form an extension to the building where there are currently lower ancillary buildings. Symmetry should be considered to respect the existing building

Water and pond features to south of the site in the historic location of the castle moat. This could form an attractive amenity space and a visual link to the main street. These should respect the historic tree and root systems

The central courtyard of Ferens Hall should be landscaped to provide an attractive outlook and amenity space for residents of higher density zones.

Possible pedestrian links from new access road into the development. This route should provide a safe and attractive route to discourage car use and encourage walking, especially to the more high density zones.

Junction improvements to improve traffic flows. This is to be discussed with traffic engineers. A new access route for vehicles and pedestrians/ cycles could run through The Lawns providing an alternative to using Park Lane

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving east towards The Lawns

To the west of the site, higher density up to three stories will be acceptable, stepping up to match the massing of The Lawns university accommodation and Ferens Hall. Higher and more focused density will mean an increase in green amenity space between buildings, encouraging an increase in soft landscapes and vegetation cover. 5) Vehicular access points need to be considered that minimise the traffic impact on Northgate. A car access road and pedestrian/ cycle route from Northgate to the Park Lane bend through The Lawns would be an ideal way to limit extra traffic on Northgate and Park Lane, linking up to the existing bus route that serves The Lawns. Aside from this, vehicular traffic should enter the site using the existing infrastructure, and take a route to minimise the impact on the surrounding residential properties, perhaps in a one way system. 6) Adequate parking should be provided for the higher density development in locations that either currently act as surface parking, or are screened from their surroundings by existing tree cover. Parking in general should be arranged to minimise visual impact on surrounding properties and be permeable in nature to minimise surface run off. 7) Green buffer zones of a suitable width will be created to the north and east boundary to visually screen the development from surrounding properties. This will also provide a pleasant outlook to the higher density properties to other areas of the site. 8) In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes. Design review should be used as a tool for achieving the best and most considered design outcomes.

COT-E OUTLINE

COT-E IMAGE 1

COT-E IMAGE 2

Main focus today is on the area outlined above at Cot-E. Consideration should also be made to surrounding areas that link in to the development site

View along Station Road looking south

View along Station Road Looking north

Northga

ad Station Ro

COT-E

Hallgate

Station

llg

at e

COT-E IMAGE 3

COT-E CONTEXT

View along Station Road looking south

Access points to the site

Location Specific Policies

Cot E “Development of this site should be in general accordance with the principles set out in the Concept Statement. The northern section of the site should be retained for business use with additional car-parking and junction improvements provided in the southern-most section. The principal vehicular access should be off Beck Bank with secondary access from Cannongate, if required. Pedestrian and cycle access only will be allowed off Northgate. A landscaped walk, incorporating flood storage areas, should be provided alongside Creyke Beck and the existing public footpath passing through the middle of the site. The layout should facilitate views of St Mary’s Church with higher density development in the southern parts of the site. The target density for this site is 49 dwelling units.”

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-E Concept Statement June 2014

Site Assets hg a Nort

Prevailing Wind

lga te Ha l

View to St. Mary’s Church

n no

Victoria’s Way

Industrial Units

foo t

pat

beck

Gateway to village Grade II

Cottingham Station

g Level Crossin Station Road

Location of new footbridge

•

Historic buildings on and around the site including the Grade II listed goods shed at Cottingham Station contribute to the character of the area and the village as a whole.

•

Views to the tower of St. Mary’s Church across the site. This helps with orientation and can act as a way-finding tool for visitors visiting Cottingham from the station.

•

Green and attractive tree lined route along Creyke and Mill Beck provides an unofficial route for recreation and a visual barrier between the industrial land use and the housing beyond on Creyke Close and Victoria’s Way.

•

Well connected to train and bus routes, offering services to the village centre, Hull and beyond. Potential to create a mini-interchange promoting more sustainable modes of transportation.

•

Well linked to green footpath networks giving access to the surrounding area.

•

Provides employment and business space for local companies. Opportunity to retain and promote parts of the site as business use.

•

Existing roads and infrastructure on site could be incorporated into a new scheme, acting as a buffer from surrounding residents.

•

Provides opportunity for increased height and density with screening from the surrounding area and the number of transportation connections which may discourage increased car usage.

Key site boundary main vehicular route site slope

south facing aspect View of Station forecourt looking east

View towards building cluster at north end of site

View towards level crossing on Northgate

link to green route bus stop key view

Main Considerations •

Creating a more attractive gateway from the station to the village

•

Traffic and parking impact on surrounding roads

•

Retaining business and employment uses

•

Incorporation of important existing buildings on site

•

Using existing infrastructure to minimise impact

•

Protecting valued water and drainage features

•

Improving and retaining existing pedestrian routes and footpaths

Development Principles hg a Nort

Ha l

lga te

4) The existing footpath that bisects the site should be kept and enhanced to make it into a more attractive and safe route for pedestrians and cyclists.

pat d f oot

P&R

Business Units

lan

More Parking

alk w e id

3) Key views from the site towards the focal point of St Maryâ&#x20AC;&#x2122;s Church should be retained through the adoption of viewing corridors and by the arrangement of varying housing densities.

Victoriaâ&#x20AC;&#x2122;s Way

The existing buildings could be more suitably refurbished and subdivided to provide spaces more relevant to modern local business requirements.

dsc ape

Junction Improvement

beck g Level Crossin

Station Road

This area is also the location of underground drainage servicing, so a band of green space should be left on either site to protect it. Alongside this, green routes along the beck should be improved and enhanced to provide safe and attractive environments and to provide flood alleviation either in planting type or by the introduction of new swales. 5) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the north of the site, medium to high density housing will be provided.

Grade II

Cottingham Station

Attractive areas of the beck should be protected or uncovered as a landscape and habitat feature. 2) The northern portion of the site should be retained for business and employment use.

n no

1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced, especially the more characterful buildings and green areas to the north and west of the site.

To the south, high density housing could be provided with good access to transport links. Consideration should be made as to the impact the new footbridge will have in terms of overlooking and privacy.

Location of new footbridge This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and infrastructure design will emerge and vary as further work is undertaken.

Planted green boundary zone to minimise visual impact on surrounding properties. This space will include a more defined pedestrian route along the beck, accessible from the new development at a number of points.

North end of station road to have restricted vehicular access and be passable to pedestrians and cyclists only. This will avoid traffic disruption on Northgate as a result of sharp turns and the level crossing.

Re configuring the road network and extending the site boundary towards Hallgate could facilitate an increase in station parking numbers. This could form the basis of an increased bus service or park and ride service

Existing route of footpath to be retained and enhanced as a landscape feature. This space could also include ground water attenuation as the main drainage route sits nearly directly underneath. This should therefore be protected.

Location of new footbridge to be fully considered in terms of pedestrian routes and wider connections. Privacy to new dwellings should be protected from overlooking by the use of a green planted strip or by suitable building arrangement on site.

A circular vehicular route to the south of the site could link the new development to the vider transportation network. Locating the higher density development near the bus and train links could help to encourage reduced car usage.

Buildings north of the pink line to be retained for employment usage. The key charaterful buildings should be retained and refurbished to provide suitable spaces for new and existing businesses.

Re-configuration of the road network could leave space for public realm improvements around important station buildings. This would improve the initial perception of the village to visitors.

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development moving south towards the station.

6) Vehicular access points need to be considered that minimise the traffic impact on Northgate and Hallgate/Beck Bank. Vehicular access should be discouraged to the north of Station Road to avoid sharp turns and extra disruption when the level crossing is closed. Access to the remainder of the site should be considered from Cannongate as well as from the southern end of Station Road. 7) An additional area to the south could be incorporated into the site to enable improved transportation facilities. This would provide some leftover space for a public forecourt in front of the station, giving an improved setting for the historic building. 8) In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes. Design review should be used as a tool for achieving the best and most considered design outcomes.

Location Specific Policies

Cot F “Development of this site should be in general accordance with the principles set out in the Concept Statement. The development should create a tree-lined “gateway” to the village along Castle Road with improved cycle and pedestrian facilities serving all entrances to Castle Hill Hospital. Vehicular access to the site should be off Castle Road with footpath / cycle links to the east and north. All site boundaries should be adequately landscaped with existing hedgerows along Castle Road and Willerby Low Road being retained wherever possible. The site layout should be based around a series of open spaces linked by footpath / cycle ways and incorporate surface water management facilities. Public views towards the Humber Bridge should be retained with higher density development being provided towards the western section of the site. The target density for this site is 246 dwelling units with no units more than two and a half storeys in height.”

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-F Concept Statement March 2014

Site Assets

gateway site Castle Hill Hospital

Green

Lane

green corridor

d e Roa Castl

Prominent gateway site, highly visible from the main road with open and far-reaching views across agricultural land towards the Humber Bridge and beyond.

•

Established hedge boundaries to the site offer a natural edge to the main road and provide habitats for wildlife, as well as an attractive route for pedestrians walking towards the village centre.

•

Close connections to a wider green network are available directly adjacent to the site.

•

The site enhances the rural character of Cottingham, providing a breathing space upon entrance and exit to the village. This space is also valuable for patients/visitors to the hospital as a calming and natural setting during times of recovery.

•

Willerby Low Road is a noted historical route, the importance of this route should be considered in any future development.

•

The site acts as a location for food production. Local production and service provision is key to a sustainable future.

•

The site acts as a natural drainage and attenuation point for rainwater, reducing surface run-off and easing local flooding issues.

•

The site is connected to the main village by a frequent bus service, with stops along Castle Road, reducing the need for car journeys.

•

Opportunities to integrate the new development with the existing community, and for the project to act as a catalyst for wider improvements to the area such as increased traffic calming and flood attenuation.

farmland

hedges

parking

view across fields

gateway site high point of site

•

drain

Ro a

farmland

ill er

Lo w

gentle slope

drain south facing aspect

Key

humber bridge view

Site Panorama from Castle Road looking south towards Willerby Low Road housing

site boundary main vehicular route site slope View to Humber Bridge

link to green route bus stop key view

Main Considerations •

Visual impact on surrounding properties

•

Traffic impact on surrounding roads

•

Locating development to protect views and visual amenity

•

Incorporating private and public green space / networks

•

Promoting the creation of place and distinctiveness

•

Managing water and drainage

•

Promoting sustainable design and transport options

Development Principles

gateway site

green corridor

Castle Hill Hospital

improved bus links

green corridor

Ro a

ro u n

buffer

gr ee

green

mp rov em

d e Roa Castl

green corridor

gateway site

ature

drain fe

of site

Ro a

plitting ssible s

green buffe

ill er

Lo w

humber bridge view This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

landscape view

Green tree lined buffer zone to Castle Road / Willerby Low Road and Southern boundary to provide reduced visual and audible impact from traffic. Pedestrian/cycle links through green space to be created

Junction improvement to increase traffic flow. Roundabouts, traffic lights or other measures may improve traffic circulation at key junctions (requires more detailed discussion)

Attenuation ponds included to the lowest points of the site. Used for a variety of recreational purposes and provide an attractive outlook to surrounding houses

Proposed pedestrian crossing point across Castle Road with links to surrounding green / transportation routes. Pedestrian safety improved. To be discussed with highway engineers

Public landscape focal point with views towards open countryside and Humber Bridge. Forms centre of wider network of linked green spaces for recreation, habitat creation and food production

Existing site drainage protected and enhanced as landscape feature alongside green space. New sustainable urban drainage (SUD) included across the site

Potential vehicular access point screened from surrounding properties by green buffer zone. Access points to be designed to minimise impact on Castle Road traffic levels

Smaller local green space for recreation and food production. Strategically placed these can be the focal point for clusters of housing and promote a sense of community.

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development opposite the hospital site. Maximum 2 storeys across both areas

low high

COT-G/H OUTLINE

COT-G IMAGE 1

COT-H IMAGE 1

Main focus today is on the areas outlined above at Cot G and Cot H. Consideration should be made about how the 2 sites might link to each other and the surroundings

View across open space

View to open space on Longmans Lane

COT-H IMAGE 2

COT-G/H CONTEXT

View to open space on Longmans Lane

Access points to the site and surrounding buildings

Location Specific Policies

Cot G

“Development of this site should be in general accordance with the principles set out in the Concept Statement. Existing trees and hedgerows should be retained wherever possible and a pedestrian link provided to the adjoining play area to the east. Appropriate contributions will be required towards traffic management measures on Longmans Lane and improvements at its junction with Newgate Street. The target density for this site is 15 dwelling units with a mixture of single and two-storey properties being provided.”

Group 1

Cot H

“Development of this site should be in general accordance with the principles set out in the Concept Statement. Existing trees and hedgerows should be retained wherever possible and new planting provided on the site boundaries where necessary. Single storey frontage development (including pavements) should be provided on Longmans Lane with higher density development, in the form of apartments or sheltered housing, within the central section of the site. The existing site access should be used with no new vehicular accesses created onto Newgate Street. The target density for this site is 37 dwelling units”

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-G/H Concept Statement July 2014

Newga

Oakdene

Longmans Lane

te Stre e

character property

Carring

ton Aven u

Site Assets

COT-H Cottingham House

Longm

ans La

COT-G Prevailing Wind

View of Cot-G looking west

south facing aspect

playground

View of parcel of land to the south of Cot-H

View of Cot-H

•

Quiet and peaceful location in the majority both at daytime and at night.

•

Green outlook and mature planting areas along Longmans Lane contribute to the green identity of the village and provide privacy and screening from other nearby residents.

•

A number of more historical properties are located on the street, which give character the immediate area.

•

Planting and greenery provides habitats for many forms of wildlife which must be protected.

•

Surrounding properties and the sites themselves have favourable long axis’ to the south. This helps to maximise sustainability potential through passive solar design and allows gardens to enjoy more lengthy periods of direct sunlight.

•

Strong sense of community and neighbourliness between residents. Local inhabitants feel a sense of ownership of their area and want to safeguard its future.

•

Close proximity to the village centre and with good transportation links to the wider area.

•

Houses arranged so that the street can be seen at all times, providing natural surveillance and discouraging antisocial behaviour.

•

Close proximity to children’s playground which provides outdoor amenity and recreation space for young residents. New development should aim to enliven this space.

•

Established environment for way-finding to those with physical or visual impairments.

Key site boundary main vehicular route site slope

link to green route bus stop key view

Main Considerations •

Balancing appropriate development between the 2 sites

•

Traffic and parking impact on surrounding roads

•

Use and retention of playground as part of development

•

Incorporation and respect of important existing buildings surrounding the sites

•

Protecting and enhancing existing green spaces

•

Size of sites in relation to proposed development numbers

Newga

Oakdene

Longmans Lane

te Stre e

character property

Carring

ton Aven u

Development Principles

2) Established areas of tree planting and greenery should be retained and extended along boundary edges to maintain privacy and encourage biodiversity. 3) The boundary to Cot-H should be increased to include the remainder of the Cottingham House site, as well as well as the small area to the centre of Longmans Lane which is now mostly used as an unofficial surface car park. This will allow for an improvement in the number of design options available, as well as reducing the number of dwellings to be placed on Cot-G.

COT-H

The Cot-G site should include and consider the playground area as integral to the design and not cut itself off from this currently underused space.

1 storey enlarged site boundary

Longm

4) Vehicular access points need to be considered that minimise the traffic impact on Newgate Street and Oakdene as well as on Longmans Lane. Access to Cot-H should be from Newgate Street and access to Cot-G from Longmans Lane adjacent to ‘The Farmstead’. In general, discouraging excess parking down Longmans Lane must be a priority as well as measures to reduce vehicle speed, as this route is used by young school children.

ans La

Junction improvements should be made to the top of Longmans Lane and Oakdene so that turning right onto Newgate Street is easier (avoiding an increase in ‘rat running’ on a left turning circular route).

2 storey

5) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties.

COT-G 1 storey 2 storey

playground

Junction improvement locations to ease traffic flow onto Newgate Street from Longmans Lane and Oakdene. This should help to discourage ratrunning. Traffic improvements to be discussed in more detail with a highways engineer

Development around ‘The Farmstead’ should be of a lower height to minimise overshadowing or overlooking. Development should be of a character and material pallette sympathetic to these buildings

The existing playground should be considered in the new proposal. Development should aim to enliven the space by improving access points and promoting natural surveillance.

Access to Cot-H to be from Newgate Street at existing entrance point to Cottingham House. This will reduce the extra potential traffic going onto Longmans Lane. This will mean no trees will have to be removed to facilitate this entrance

Low density housing along Longmans Lane to match existing properties on the street. These will be accessed from Longmans Lane. Existing trees to be retained and worked into the design

A dedicated pedestrian and cycle route should be provided adjacent to the new access road to maintain safety along an existing desire line. Cars should be seperated from this pedestrian link by suitable means.

Higher density development to Cot-H could be in the form of sheltered housing which would minimise traffic impact on the surrounding roads. This development should respect the street line and the existing surrounding properties.

Two storey housing to Cot-G designed to reflect the surrounding properties. Gardens should back onto existing gardens to minimise overlooking. Varied types of housing could be considered including detached and semi detached.

low medium high

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development towards Newgate Street.

To the north of the site at Cot -H, medium to high density housing will be provided, perhaps in the form of sheltered housing. To the south of Cot H, low density housing should be provided on Longmans Lane to sit more comfortably with surrounding properties (such as bungalows). Densities and housing types on Cot-B should be arranged to reflect surrounding properties and provide minimum visual impact or overshadowing to existing properties. 6) Street lines and frontages should be maintained in all areas, defining views and respecting historical properties. Way-finding should be encouraged by clearly defined boundaries, surface materials and routes. Pavements should be included in all new development to allow for sustainable methods of transport and walking which connect to the wider village network. 7) In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes. Design review should be used as a tool for achieving the best and most considered design outcomes.

N'S

WAY

QUEE

C ER

N SPE 7

Car Park

10 5

50 52

COT-J Needler Hall Plan

29 31

58 60

10 12 15

37 39

41 43

188

168A 166A

186

TCB

182

9.4m

178

1 3 5

Cross Keys

7.6m

(PH)

Northgate House

201a

201

E MEWS

LB El Sub Sta

137

201b

HGAT

222

NORT

172

COT-J IMAGE 1

2 4 6

18 20 22

8.8m

QUEEN’S DRIVE

Club

166

168

7 8 9

11 14 16 17 19 21

COT-J OUTLINE

NORTHGATE

206

8.0m

193

191

192

COT-J

194

188

KING STREET

Surgery

168

CRESCENT ST

Clinic

170

GATE HALL Beck

Beck Broadlane

18 19 20

7 8

149

1 2

39 40

5 6

View to site from King Street

155

35 36

1 2

Kings Court

APPLEGARTH MEWS

18 19

TENNISON COURT

Sunnydene

21 22

163

11 12

9 10

14 15

33 34

Main focus today is on the areas outlined Cot J. Consideration should be made about how the site might link to other sites and the surroundings

aboveEat

The Avenue

131

112

Bank

137

Cottingham

Neighbourhood Plan PH Consultation Event

153a

107

Wilburn Court

ery Surg

8.9m

147

9.6m 153 155

157 159

9.9m

161

167

169 to 171

173

179 181

177

185 187

203 189 191

195

Barnard Court

140 Bank

1 3

152

154

160

164

4 146 14

Bank

149 151

Church

2 4

Cottingh am Methodist

188 192

129 131

Memorial Ground

Hallgarth

117

de Kings Para

4 to 9

COT-J IMAGE 4

Car Park

127

COT-J IMAGE 3

139

125

I14

COT-J IMAGE 2

12 14

8 9

ARLINGTON AV

lan

25 26

ad Bro

15 16

FINKLE ST

202

204

Needler Hall

COT - J

HALLGATE

208

210

NORTHGATE

104

1:1,000

[

©Crown Copyright and database right 2013. Ordnance Survey 100023383. East Riding of Yorkshire Council. Contains pulic sector information licenced under the Open Government Licence V1.0

100

View along Northgate looking East (Cot J on right)

View along Northgate looking West (Cot J on Left)

1962 Needler Hall New Wing, Kitchen and Refectory

COT-J IMAGE 5

COT-J IMAGE 6

COT-J CONTEXT

1933 Needler Hall Old wing

Needler Hall

Access points to the site

Location Specific Policies

Cot J â&#x20AC;&#x153;Development of this site should be in general accordance with the principles set out in the Concept Statement. Needler Hall should be retained for residential and / or community /commercial uses, with suitable improvements to its northern elevation and boundary walls. New residential and / or retail development should be provided along King Street, allowing for widening of the road and pavements and improvements to its junction with Northgate. Compatible commercial uses will be allowed within the site redevelopment, which should also include open spaces to the south of Needler Hall and in the south-western section of the site. New build / refurbished residential units should be provided in the western part of the site served by a car-parking areas accessed off Northgate and King Street. Existing trees and hedgerows should be retained wherever possible. The target density for this site is 36 dwelling units.â&#x20AC;?

Group 1

Group 2

Group 3

Cottingham Neighbourhood Plan Cot-J Concept Statement July 2014

Site Assets

Northg

ate character wall

COT-J

King Street

view north towards Needler Hall

general slope of site Prevailing Wind

south facing aspect character wall

tree clusters Broadlane Beck

character or listed property in pink

•

The site contains a wealth of character which is recognisable as part of Cottingham. This includes a large number of mature trees and a sense of open green space.

•

A select number of boundary treatments including walls and fences are of historical merit and should be conserved to add to the character of the village.

•

Needler/Northgate Hall is an extremely attractive historic building with a grand frontage that is rarely seen by the public. Opening this view up will be a key priority.

•

Listed buildings in close proximity along historic King Street. Numerous dwellings here originally belonged to Northgate Hall staff, so these must be considered in all new development.

•

The immediate site is quiet and peaceful, providing a tranquil setting to residents in close proximity.

•

The site is centrally located within the village and has easy access to all its relevant services and amenities

•

Development surrounding the site is mostly low density and low height, contributing to the rural feel of the village.

•

Designation of mixed use development meaning that suitable amenities or retail/commercial space can be provided, contributing to the diversity and offer of the village centre.

Broadlane Beck Key

View to Needler Hall looking north from centre of site

Applegarth Mews View of existing building along King Street

site boundary main vehicular route site slope View of Needler Hall accommodation looking west

link to green route bus stop key view

Main Considerations •

Traffic impact on surrounding roads

•

Street frontage onto King Street

•

Incorporation and respect of important existing buildings on and surrounding the site. Opening up new views.

•

Protecting and enhancing existing green spaces

•

Incorporation of mixed uses in suitable locations

•

Suitable location for incorporation of alternative forms of housing such as co-housing / self-build and co-working

Development Principles 1) Development will be designed to work with the natural assets of the site, allowing key positive aspects to be maintained and enhanced, especially the more characterful buildings of Needler/ Northgate Hall and the green areas to the south of the site behind Applegarth Mews. Surrounding listed buildings should be considered so that their setting is not compromised.

Northg

ate character wall

2) Those buildings that are newer and provide less positive contributions to the streetscape should be removed and replaced. Along King Street, new development should respect the massing and character of the buildings opposite, offering an interesting streetscape. The eastern section of the site should house the majority of the new development. This area should also contain the mixed use aspect of the site at ground level. This could include small shops, workshops or live work units to provide variety and enhance the local economy.

widened turning

parking

3) The more historic sections of the existing Needler Hall should be retained and enhanced by the new development. The later wings to the west of the site in the ‘L’ formation could be retained and refurbished as residential accommodation, or, alternatively, its massing should be replicated if it is to be demolished and rebuilt.

King Street

central green space

view north towards Needler Hall

parking

4) The site should contain a landscaped space to form a setting for the historic buildings and to provide amenity space for residents. The existing hall could be repurposed as a community space with associated commercial uses such as a café or restaurant. The opposite side of the landscaped space could provide a location for D1 uses such as a nursery or crèche. The central location of this site will mean other uses such as this may be viable.

mixed use

community allotments Broadlane Beck

character wall

character or listed property in pink

Broadlane Beck This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and infrastructure design will emerge and vary as further work is undertaken.

Applegarth Mews

5) The site will include a mixture of densities, suitably arranged to minimise impact on adjacent properties. To the east of the site, lower densities and heights to match King Street will be provided. To the west, higher density in the form of apartments to match the height of the existing accommodation buildings will be provided. 6) Vehicular access points need to be considered that minimise the traffic impact on King Street, which is relatively narrow. Vehicular access should therefore be minimised on King Street. The demolition of the existing building on King Street could facilitate the widening of King Street carriageway and pavement. New development on King Street should be slightly set back here to facilitate this. Access from Northgate should be provided to serve the higher density areas. 7) In general a greater sense of enclosure should be provided to King Street than currently exists to complete the street scape. This should be in the form of a mixture of housing / mixed use units and boundary treatments, arranged to respect properties on the other side of the road.

Pocket green space to form new pedestrian entrance to the site and the associated mixed uses. The green space will also provide an attractive setting for surrounding historic and listed properties.

King Street to be widened to improve traffic flow. Pedestrian footway moved to facilitate this, and rerouted to the north to cut off the corner. This will allow buses to turn more easily and safely from King Street onto Northgate.

Existing accommodation block to be refurnished and extended to provide apartment accommodation or demolished and replaced in the same footprint. Parking to be provided from King St & Northgate.

Building frontages to be varied and provide a dynamic street scape. Steps back can provide opportunity for green space and planting. Units closer to Hallgate could accommodate small retail uses or provide live work units.

Mixed use units. D1 to encourage uses such as a nursery or a creche. Parking to be provided for each, plus provision for outside space. These will be masked from King Street by the new houses and by the existing tree belt from elsewhere.

Central landscaped space to provide an attractive setting for the southern frontage of Needler Hall. This could include small areas of attenuation. Second community green area to the south could provide space for community allotments.

8) A green space should be maintained to the south of the site adjacent to the existing tree belt. This would minimise visual impact on surrounding properties and provide amenity space for residents. This area could be used for community allotments or play space and provide an attractive route for pedestrian and cycle movement to and from the village centre.

Larger green space to flank vehicular entrance point to allow views to Needler Hall from King Street. This defined area will provide a safe route for pedestrians and cyclists to enter the site.

Northern portion of Needler Hall to be upgraded or refurbished to provide a more attractive frontage to Northgate. The existing boundary walls should be broken up where possible to allow for pedestrian permeability.

Light Orange = lower density development with less impact on surrounding properties. Dark Orange = higher density development towards Newgate Street.

9) In general, consideration of the Building For Life 12 principles will be encouraged to promote successful place making and attractive streetscapes. Design review should be used as a tool for achieving the best and most considered design outcomes.

low medium high

NORTHGATE

COT - J

CRESCENT ST HALLGATE

FINKLE ST

Market Green

Market Green Image 1

Market Green Image 2

Market Green Image 4

Market Green Image 5

GATE L L A H

ARLINGTON A VE

Main focus today is on the areas outlined above at Cot J. Consideration should be made about how the site might link to other sites and the surroundings

Market Green Image 3

Market Green Image 6

Market Green Context

Market Green at Cott Day Group 1

Group 2

Group 3

orge St

Village CentrE

Village Centre workshop in more detail

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King St

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te lga Hal

Hallgate

King St

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Hallgate

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More extensive network of green walking routes

M/CYCLE

George St

Make the village centre accessible and attractive

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Need to grow and develop festivals

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Promote green and leafy character of the village

King St

Hallgate

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Open space in the VIllage centre King St

King St

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nARROW PAVEMENTS & SHOP WORKERS USE UP PARKING SPACES

eDGES OF kING sT lACK FOOTFALL & QUIET ON SUNDAYS

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sPEEDING ALONG hALLGATE

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Village Centre workshop in more detail

Market Green Carpark

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394 parking spaces

306 of which are public The market green holds 64.

King St

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Finkle St The Village centre has

Market Green a fraction of open space

Market Green CONTEXT Market Green Carpark Low morning sun in Summer

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Low Evening sun in Summer

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King St

Low evening Low morning sun in Winter sun in Winter kle St HighFin mid-day Low mid-day sun in summer sun in winter ES ONLY

SOLO MOTORCYCL

Market Green CONTEXT

What do you want the market square to do? part of the distinctive character of the village

A Car park

Part landscape part carpark

an informal landscaped space for people to enjoy sitting out

A Market square

A formal civic space

Other market greens which contribute to a civic identity

Ropewalks, Liverpool

http://farm4.static.flickr. com/3345/3588874604_2f12706657.jpg

Riteln Market square, Lower Saxony http://touringmckelvies.blogspot.co.uk/

Todmorden, West Yorkshire

Beverley Market, East Ryding

Caernarfon, Gwynedd

Sheffield, South Yorkshire

http://www.tyfupobl.org.uk/incredible-edible-trip/

http://www.landscapeinstitute.org/casestudies/casestudy.php?id=238

http://en.wikipedia.org/wiki/File:Beverley_on_market_day.jpg

http://secretsheffield.files.wordpress.com/2012/05/ sheffieldpeacegardens.jpg

Case study: Carenarfon largest shared space in the UK

Before

After

New Road: Brighton

Before

After

Case study: Incredible Edible todmorden

Edible garden Raised Planter seating

Dedicated event space

Shared Surfaces

Tea on the village green

idea 1. COUNCIL OFFICES

Parking Spaces: 66 Parking area:1,300m2 Civic Square: 1,000m2 COUNCIL OFFICES

parking Square tree

Shared space Feature hedge 9.6m

Using a more efficient parking layout more cars will be allowed to park in market green whilst opening up some of the space as a civic square all year round.

Council Chambers

COUNCIL OFFICES

idea 2. COUNCIL OFFICES

Parking Spaces: 36 Parking area:1,200m2 Civic Square: 1,400m2 COUNCIL OFFICES

parking Square tree

Shared space Feature hedge 9.6m

Bringing the roads to the same level as the pavement as a space shared by pedestrians and cars. Parking can be pushed to a corner of the green freeing up more space for a civic square.

Council Chambers

COUNCIL OFFICES

idea 3. COUNCIL OFFICES

Parking Spaces: 75 Parking area:1,900m2 Civic Square: 460m2 COUNCIL OFFICES

Shared space Feature hedge 9.6m

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the same generous parking spaces could be retained with some area for a civic square created from dedicated loading bays which are rarely used and could share their function.

Council Chambers

COUNCIL OFFICES

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parking Square tree

Cottingham Neighbourhood Plan Market Green Concept Statement May 2014

Site Assets •

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DISABLED COUNCIL OFFICES

9.6m Tree’s grown to the south of the Market Green add to the leafy identity of Cottingham and are held in high regard by the local community, forming part of the identity of the village.

•

The Market Green offers village centre parking to Cottingham’s disabled and elderly residents without which the village centre would be harder to access.

•

The Market Green is connected to the East of the village via high quality green routes which could be continued to the west side of the village.

•

All Cottingham buses run by the market green connecting Cottingham to Hull city centre, Beverley and beyond. Through the bus service the market green acts as a public face of the village to those passing through.

•

The Council chambers have high architectural merit and provide a sense of place for this area of the village.

Priorities

3.7% 5% 6.2%

100%

3.1% 1% 33%

SOLO MOTORCYCLES ONL Y

10% 9.6m Parking

15% Character/Focal Point 23%

Public use/Event space

Parking

1st

Priority

2nd Priority

3st

Priority

Expansion of business

Character/Focal x4 Point x3

1 + 2 + 4st use/Event Public space st

Priority

x2 Facilities x1 (toilets) 3st + 4st =

Priority

Informal landscape

Parking

Expansion of business

Pedestrian network

Character/Focal Point

Facilities (toilets)

Better street furniture

Public use/Event space

Informal landscape

Other

Expansion of business

Pedestrian network

COUNCIL OFFICES

site boundary KeyFacilities (toilets)

main vehicular route Other Pedestrian route

Informal landscape

View across Market Green from King Street

View towards Civic Hall

View looking north over parking spaces

link to green route bus stop key view

Better street furniture

Pedestrian network

Main Considerations Better street furniture •

Other

Retain as much parking possible, especially for disabled persons;

•

Build upon high quality pedestrian network;

•

Maintaining loading access for businesses along King Street;

•

Incorporating private and public green space / networks;

•

Providing flexible usage for Cott Day and other events;

•

Managing water, drainage and sewerage effectively;

•

Respecting listed building setting and views.

9.6m

MARKET GREEN MARKET GREEN

Development Principles

9.6m

1) Retaining car parking is important for the function of the village centre, yet the market green is seen as a significant focal point of Cottingham. By reconfiguring the parking spaces and sharing dedicated spaces for deliveries and bikes which are usually empty with other uses, the physical area of car parking space can be reduced to free up a civic green space while accommodating more car actual car parking spaces than before. 1) Retaining car parking is important for the function of the village centre, yet the market green is seen as a significant focal point 2) The sense of place should be conveyed through the Market of Cottingham. By reconfiguring the parking spaces and sharing Green. Further tree planting should be carried out on site to add to dedicated spaces for deliveries and bikes which are usually empty with Cottingham’s green and leafy village identity while provision should be other uses, the physical area of car parking space can be reduced to made to adequately maintain their growth. free up a civic green space while accommodating more car actual car parking spaces than before. 3) The Market Green serves many uses over the year. Design should pose few barriers to flexible use across the site yet also serve as a focal 2) The sense of place should be conveyed through the Market point by providing a high quality civic space as a village square. Green. Further tree planting should be carried out on site to add to Cottingham’s green and leafy village identity while provision should be 4) The Market Green is important as the setting to the Council made to adequately maintain their growth. chambers which is widely appreciated throughout the village. The Market Green should act to frame views to this building and benches 3) The Market Green serves many uses over the year. Design should should be turned to face the building, while plans should be made to pose few barriers to flexible use across the site yet also serve as a focal improve the facade of the civic centre next door. point by providing a high quality civic space as a village square.

9.6m

Development Principles

9.6m

9.6m 9.6m

COUNCIL OFFICES

9.6m

COUNCIL OFFICES

9.6m 9.6m

9.6m

5) Shared space should be introduced outside Finkle Street in order to 4) The Market Green is important as the setting to the Council broaden the road to allow safe turning into the car parking space but chambers which is widely appreciated throughout the village. The some differentiation between road and pavement should be left along Market Green should act to frame views to this building and benches King Street, where it’s felt busses could make shared space dangerous. should be turned to face the building, while plans should be made to improve the facade of the civic centre next door. 6) The Market Green should be developed as the centre of a network of new pedestrian routes to be opened up across the village. Efforts 5) Shared space should be introduced outside Finkle Street in order to should be made to connect the Market green to Hallgate and Cotta broaden the road to allow safe turning into the car parking space but Court, as a safe way of bypassing the dangerous junction between some differentiation between road and pavement should be left along Hallgate and King Street. King Street, where it’s felt busses could make shared space dangerous.

9.6m 9.6m

9.6m

COUNCIL OFFICES

9.6m

6) The Market Green should be developed as the centre of a network of new pedestrian routes to be opened up across the village. Efforts should be made to connect the Market green to Hallgate and Cotta Court, as a safe way of bypassing the dangerous junction between Hallgate and King Street.

9.6m

COUNCIL OFFICES

9.6m

This plan indicates conceptual land use, urban design ideas, spatial arrangements and landscape features. Detailed layouts and design will emerge and vary as further work is undertaken.

9.6m

COUNCIL OFFICES

The trees planted in the Market Green are significant to Cottingahm’s leafy village identity efforts should be made to continue tree planting to the rest of the market green and to utilise natural drainage to keep them watered.

COUNCIL OFFICES

This plan indicates conceptual land use, Benches should be arranged as inward facing urban design ideas, spatial arrangements clusters to be used as meeting spaces with and landscape features. Detailed layouts and high planting behind benches to offer shelter design will emerge and vary as further work is and create a feeling of enclosure. undertaken.

9.6m Views to the council chamber should be framed with trees and possibly a green space should alternative land for parking be found within the village centre this would therefore replace the green space to the south east of the site.

COUNCIL OFFICES

To reduce the width of circulation space needed and to reduce risk of accident when parking whilst speeding up the flow of cars in and out of parking spaces circulation to parking should be made one way. COUNCIL OFFICES

COUNCIL OFFICES

IL OFFICES

9.6m

COUNC

Proposed pedestrian link to provide safe route The trees planted in the Market Green are from Hallgate and Cotta Court. Green tree/hedge significant to Cottingahm’s leafy village identity planting along route to provide attractive route and efforts should be made to continue tree planting to encourage the development of retail within Cotta the rest of the market green and to utilise natural court. drainage to keep them watered.

COUNCIL OFFICES

The bus stop should be replaced by a Views to the council chamber should be framed multifunctional pavilion using lighter materials with trees and possibly a green space should which promote visibility across the site and don’t alternative land for parking be found within the block the view of the council chambers. To be village centre this would therefore replace the designed through an architectural competition. green space to the south east of the site.

The facade of the Civic hall is seen as a detractive Benches should be arranged as inward facing feature and the building is under utilised. It should clusters to be used as meeting spaces with be repurposed by the community to better serve the high planting behind benches to offer shelter village, with a series of spin off spaces to be flexible and create a feeling of enclosure. in serving future uses with an attractive facade.

To reduce disruption caused by parking in To reduce the width of circulation space front of the post office dedicated parking needed and to reduce risk of accident when spaces running perpendicular to the post parking whilst speeding up the flow of cars office should be provided allowing drop off in and out of parking spaces circulation to space behind these parked cars. parking should be made one way.

Parking spaces should offer flexible use The facade of the Civic hall is seen as a detractive to be made up of high quality level paving, feature and the building is under utilised. It should contributing to the distinction of the market be repurposed by the community to better serve the green’s informal landscape as a focal point of village, with a series of spin off spaces to be flexible the village. in serving future uses with an attractive facade.

Pedestrian Routes; To reduce disruption caused by parking in Shared Space front of the post office dedicated parking spaces running perpendicular to the post Parking spaces in high quality paving; office should be provided allowing drop off Civic hall for redevelopment; space behind these parked cars. Green space freed up through more efficient parking layout; Green space. Pedestrian Routes;

COUNCIL OFFICES

IL OFFICES

9.6m

COUNC

Zones to the north and south of the market green Proposed pedestrian link to provide safe route (mustard) should operate as short term flexible from Hallgate and Cotta Court. Green tree/hedge use spaces within a timetable with the site to the planting along route to provide attractive route and north used for deliveries for King Street and as encourage the development of retail within Cotta part of the square in day trading hours. court. COUNCIL OFFICES

COUNCIL OFFICES

Zones to the north and south of the market green (mustard) should operate as short term flexible use spaces within a timetable with the site to the north used for deliveries for King Street and as part of the square in day trading hours.

Shared space crossings (purple) should be bought The bus stop should be replaced by a up to pavement level while roads (blue) should multifunctional pavilion using lighter materials retain differentiation from pavements but should which promote visibility across the site and don’t be made up of high quality paving reflective of block the view of the council chambers. To be materials used in the market square. designed through an architectural competition.

COUNCIL OFFICES

Shared space crossings (purple) should be bought up to pavement level while roads (blue) should retain differentiation from pavements but should be made up of high quality paving reflective of materials used in the market square.

Parking spaces should offer flexible use to be made up of high quality level paving, contributing to the distinction of the market green’s informal landscape as a focal point of the village. COUNCIL OFFICES

Shared Space Parking spaces in high quality paving; Civic hall for redevelopment; Green space freed up through more efficient parking layout; Green space.

Guide to Using the

Movement, Infrastructure and Spatial Harmony

Routemap

Rural

issue

Guidance

to specific

4. Note General

a site

3. Read across

STREET TYPE

2. Select

1. Locate

Correct Zone

Cottingham

The area shown on the map below in white shows Cottinghamâ&#x20AC;&#x2122;s rural areas. Areas facing onto green fields or areas with a building footprint to open space ratio of under 10%. Rural areas are characteraised by their connection to agricultural land if not by immediate views then by being linked by public green spaces or wide grassy verges. Houses in rural areas are typically but not exclusively large, detatched or semi detatched with large gardens.

p30 5. See reference

to detailed

guidance

OPEN SPACE

Subrural

SUDs

SUB RURAL

Rural built forms

and inclusion of

green space.

SUB RURAL CORE

Overview

The design of new streets or the redevelopment of existing streets should take into account the streets functions along with the type, density and character of the development. Design for new streets should be based on local and recognised precedents to maintain Village character and provide a sense of place.

The type and location of parking is a key contributor to the form and quality of any development, and can encourage people to travel in more sustainable ways.

Sustainable Urban Drainage (SUD) is a vital element of creating sustanable development that will minimise impact on surrounding areas.

The way cars are parked in a new or existing development is a determining factor for many issues, such as quality streetscapes, a sense of place, and security.

SUD systems can contribute to street design and provide visual interest and amenity space whilst also being functional to control surface water run-off.

The way a building meets and fronts onto the street has a direct impact on the street as a whole. This transition from public to private space is important in creating a secure and attractive entrance sequence. Space in front of the house can be used for a variety of purposes, but perhaps most important in Cottingham is the opportunity to use planting to contribute to the rural character of the village. Planting to the front of the property should be included in all new development. of the street.

Boundary treatments prevalent in the area often dominate the character and appearance, and are the main features, of the street scene.The type of boundary treatment chosen should always reinforce the existing character of the area and follow what is the predominant boundary type in that locality.

The selection of street furniture must be considered in a comprehensive manner to ensure that a common language of elements is maintained across the public realm in relation to the wider village.

Street widths should be appropriate for the particular context and uses of the street.

SUD employment should always be undertaken alongside general improvements to drainage infrastructure, especially in larger developments. For more detail see page --

For more detail see page --

Rural streets should have a sense of openness, width and a predominance of greenery and planting. Built form should be set back from the main carriageway.An example of a street considered to have a rural character is Harland Way:

Rural parking should be off-street within the dwelling boundary and could include integral or seperated garaging providing the location of the garage does not negatively impact the street frontage.

Rural areas could include provision for larger drainage systems such as swales and attenuation ponds. These can acts as visually attractive amenity spaces when they are dry and essential water storage when required.

Rural frontages should be generous (10-15m), with development set back from the boundary to allow provision for large front gardens to replicate what is evident in the surrounding village. Clearly defined entrance points should be included to reduce any sense of segregation from the street. Front garden spaces should include the provision of planted greenery, including trees, and space for off road parking. Provision should be created to store refuse bins off the street in a protected enclosure that screens them visually from the surroundings.

T h e predominant boundary types to be encouraged in Rural areas i n c l u d e mature trees, h e d g e s , ditches and stone. These should be informally laid out to create views, give a more open character and provide an attractive soft boundary.

Rural street furniture should take references from natural materials and the natural setting. Timber and stone should be the predominant elements incorporated. Benches, street lights and signage/bus stops should reference history but look forward to re-interpret key details and themes in a contemporary and efficient way.

Front gardens should not be designed for parking alone.

The construction of fences, walls or gate piers, is likely to detract from the natural and open character of rural areas. Where such a boundary is necessary for security purposes it should be set back from the boundary with hedge planting in front.

Off street parking areas should be screened from the street to minimise visual intrusion. Parking surfaces should be constructed to be permeable to discourage surface runoff.

Planting and landscaping strategies should make the systems appear organic and natural to contribute to the rural character of the village.

Here the building front to building front distance is large, front gardens are generous, with space for planting and suitable provision for parking. Pedestrian and cycle paths are adequate as footpaths should be a minimum of 2m.

Sub-rural streets should contain a sense of openness alongside specific areas of enclosure and definition. Greenery and built form materials should be complimentary and harmonious. An example of a street considered to have a subrural character is South Street:

On a house by house scale, rain gardens or water butts are encouraged to minimise surface runoff. Any removal of permeable or water storage materials (such as grass) should be replaced by an equally permeable material.

Sub-rural parking should contain a mixture of off-street and on-street provision in the form of allocated parking spaces with a visual connection to the property.

Sub-rural areas could include larger drainage systems such as swales and attenuation ponds, alongside more hard landscaped features such as drainage channels which can form attractive and playful streetscapes. Large rain gardens should be encouraged in new and existing developments and should have a characteristic suitable to the surrounding development.

Here, the street is wide enough to provide privacy but also enclosure. Front gardens are small but provide defensible space suitable for planting or cycle parking. Varying heights are evident along the street. Parking areas should be screened visually and set adjacent to rather than infront of properties to maintain a continuous street frontage. Parking surfaces should be constructed to be permeable to discourage surface runoff.

Urban

1 house = 1 parking space (plus additional on street or in courts).

VILLAGE CENTRE

Taller and denser buildings forming streets and enclosure.

SPECIAL DISTRICT Areas for new forms and varied density in keeping with the local village.

The removal or omittance of un-necessary street furniture and signage should be encouraged to allow built form and streetscapes to be appreciated more fully.

For more detail see page --

Larger built forms with private green spaces.

Areas with a land usage of over 15% Excluding areas with views over open fields from any point on a plot or areas where open fields alre connected to housing with green routes, wide grass verges or parks, also excluding areas with poor connection to Cottingham Centre e.g. mainly cul-de-sacs

BOUNDARY STREET TREATMENT FURNITURE

Overview

1 house = 2 parking spaces

RURAL

BUILDING FRONTAGE

Overview

Open green space with no development or built forms.

Individual and well dispersed buildings of character and local materials.

Areas seporated from green fields with a building footprint to open space ratio of 10-15% typically low density with houses clustered round cul-de-sacs or indirect roads.

PARKING

Townscape and Massing

Urban streets should define space clearly and provide opportunity for local distinctiveness. Urban streets should be enclosed and compact to encourage increased activity and visual interest. An example of a street considered to have an urban character is Finkle Street:

Here, the height to width ratio makes the street feel more enclosed and urban in nature. Roads are narrow with on street parking and pedestrian footpaths are more generous to allow for increased footfall.

Urban parking should be on street or hidden off-street in parking courts or integral garages. This will allow a denser urban grain to be formed. Precedents for integral garaging or parking courts should be taken from the village, which has a variery of examples in older properties.

Garage doors visible from the street should be designed to sit within their historic setting. Car sharing/car clubs should be explored as a first option within urban development.

Alternatively, a more open post and rail fencing may be

Sub-rural frontages should include provision for medium front gardens (5-10m) to create a street scene that is enclosed but not entirely urban in nature. The front gardens should include the provision for planting and tree growth as well as the possibility for off road parking.

Any off road parking in this location should be sited so as not to detract from the general street scene and cars should not be visible from the street. Provision should be created to store refuse bins off the street in a protected enclosure that screens them visually from the surroundings.

The predominant boundary types to be encouraged in Sub-rural areas include hedges, low brick/stone walls, combinations of hedge and brick and low timber fences. In these areas, traditional dense hedge species should be used to increase greenery and provide visual interest. Brick /stone walls should be 1m or less in height and of traditional material, detailing and construction type. The material chosen should compliment the house or the surrounding boundary treatments. Lower brick walls could include the provision for hedges, or fences, constructed in traditional configurations and finished in acceptable colours / stains.

Front gardens should not be designed for parking alone.

Urban areas should include smaller drainage improvements where space is at a premium. Here, the use of roof collection and water butts is encouraged to minimise surface runoff. Where possible, small landscaped rain gardens should be included on a house by house basis to contribute to a wider improvement in village drainage. These designs can be more urban and sculptural, using hard landscaping materials that can complement materials currently existing in the village Any removal of permeable or water storage materials (such as grass) should be replaced by an equally permeable material.

Materials and examples chosen for rural locations should be durable and low maintenance, and sit comfortably in their surroundings. Litter bins should be provided in heavy footfall areas, and recycling bins included where necessary. Management and maintanence strategies should be in place.

Urban frontages should include the provision for a small front garden or forecourt (2-5m), to create a more enclosed street section, but to still provide security/ seperation between front door and street. This area should include provision for managed planting to contribute to the greening of the village and cycle storage. Houses that front directly onto the street should be avoided, but where they are necessary, seperation from the street should be provided by the inclusion of planting boxes / window boxes, or appropriate changes in level to increase privacy.Provision should be created to store refuse bins off the street in a protected enclosure that screens them visually from the surroundings. Front gardens should not b e designed for parking alone.

The predominant boundary types to be encouraged in Urban areas include brick/stone walls with hedge details, timber fences and metal railings.

Metal railings can provide an elegant, formal boundary treatment usually associated with urban locations. High quality designs and profiles, painted to harmonise with the village are encouraged. Brickwork should be of traditional construction and detailing, and include appropriate piers, coping stones and decorative finishings to harmonise with examples in the village centre. Timber fencing should be of an appropriate height and design to suggest quality and heritage. In general, vertical closed board fencing with suitable capping is encouraged.

Sub-rural street furniture should take references from natural materials and settings, and could also include other materials such as metal. The palette of materials on any one given street should be considered fully and furniture should represent the importance and hierarchy of street types. The use of a single manufacturer range can help to unify street furniture in sub-rural areas. Combinations of natural and man made materials should predominate in this area to mark the transition between rural and urban characters. Management and maintanence strategies should be in place.

Urban street furniture should include materials and designs found in the history/nature of the village and re-interpret them in a contemporary way. The design and quality of urban street furniture should be high to mark the importance and usage of the location. Materials chosen should be extremely durable and low maintanence, and placed to maximise impact but minimise clutter. Urban areas should include areas of more standard street furniture, with focal elements of higher quality to mark key locations or junctions. Management and maintanence strategies should be in place.

Cottingham Vernacular HOUSING TYPE

BUILDING DETAILS

MATERIALS & COLOUR

Living Landscapes GREEN SPACE

GREEN FACTOR

SNICKETS

Overview

The type and location of housing is a key contributor to the form and quality of any development, and can contribute towards the character of the village.

There is a need to reinforce the Cottingham context and vernacular, in order to avoid ‘identikit’ housing or generic styles which have no respect for the local area.

The use of specific materials and colour palettes can help to ensure that development is instantly recognisable as being from Cottingham.

The types of houses used in a new or existing development is a determining factor for many issues, such as quality streetscapes, a sense of place, and visual harmony.

Defining building details will ensure that any new development has a visual and contextual relationship to the past whilst also looking to the future.

Access to quality green space, both physically and visually can be a key contributor to resident health and wellbeing. Development in Cottingham must consider how it relates to existing green space, or provides new green space for residents of the village. The maximum distance that a resident should have to travel to reach a green amenity space should be regulated to ensure equal access for all.

The protection and provision of habitats for wildlife should be of key importance to any new development or redevelopment. Alongside this, the requirment to utilise natural materials and minimise surface water run off is fundamental. The Cottingham Green Factor (numbered 0(worst)-1(best)) encourages habitat and permeable surfaces in Cottingham development.

Green pedestrian and cycle routes in the form of snickets are intrinsic to the uniqueness and character of Cottingham. They can act as an attractive method for reaching the village centre sustainably and free from traffic. New snickets should be included in new development and existing snickets improved to increase their usability and connectedness.

It also aims to ensure that harmony is kept within or between developments where different materials are used, whilst also referring back to the village as a whole.

Snicket design and location should be appropriate for the particular context and uses of the surroundings.

For more detail see page --

Rural house types should include those that will contribute to the character of the immediate surroundings.

Rural building details should reference those found throughout the village.

Rural materials and colour should consist of warmer and softer, more muted hues to reference traditional materials and construction processes.

Rural areas should have direct physical and visual access to natural green space.

Rural areas should naturally provide more opportunity for habitat creation and surface water drainage.

Rural snickets should have a sense of openness, width and a predominance of greenery and planting, with lesser defined edges.

Suitable house types might include bungalows, dormer bungalows and detached properties up to a maximum of 2 storeys. Houses in rural areas should sit in generous plots and aim to maximise the use of ideal orientations and views.

Pitched roofs are expected to represent local examples, and asymmetrical pitches are especially encouraged to continue this unique feature of the village. Rural housing types can afford a greater sense of individuality through material choice and form.

Sub-rural house types should include those that will contribute to the character of the immediate surroundings. Suitable house types might include bungalows, dormer bungalows, semi-detached and detached properties up to a maximum of 2 storeys. Small terraces may also be appropriate in some subrural areas where the context allows.

Houses in sub-rural areas should aim to maximise the use of ideal orientations and views.. Pitched roofs are expected to represent local examples, and asymmetrical pitches are especially encouraged to continue this unique feature of the village.

Colours and materials should sit comfortably in natural settings and include clay tiles for roofs, and brick and render combinations for facade treatments.

Important building details for consideration include chimney stacks, eaves and gable brick patterning, facade brick patterning, window and window head design, lintels, doors and repeating opening shapes.

Landscaping materials should consist of natural materials to maintain rural street scenes. Timber is the preferred material to be used for windows, painted white to match the local vernacular.

Consideration of these details in rural areas should ensure that traditional design and detailing are referenced. All named details should be considered in new development.

Any new development in rural areas should aim to continue or better this through the use of physical habitats and permeable surfaces. New development in rural areas should ensure that green viewing corridors are incorporated, linking any built form to the surrounding open countryside. Existing green features and vegetation should be kept to maintain the character of the village. Green routes for pedestrians and cyclists should be provided to give direct access to surrounding networks and amenity spaces. Larger developments should include the provision for new natural green spaces to ensure all residents have access. Green spaces should have management and maintenence regimes in place.

Other Issues

Any existing surfaces that are being replaced should also use permeable materials to tackle surface water run off.

0.7 In terms of the Cottingham Green Factor, new development should aim to achieve an overall score of above 0.7.

EXTENSIONS AND ALTERATIONS

Rural snickets should direct users to open countryside or pinpoint directions to the village centre, and include an indication of walking times to promote usage. Rural snickets should aim to link to the wider village and connect key destinations such as schools and transport nodes.

Extensions and alterations should blend with the design of your dwelling, and with the surrounding area. Poorly considered design choices can detract from the character and quality of your home and the village as a whole. This Extensions and Alterations Pattern Book can be read alongside the councils Design Guide for House Extensions, but is specific to Cottingham.

Street furniture should be in keeping with the surrounding area and the wider village (see boundary treatments) and have the key aim of improving safety and usability, especially at night. Snickets should be designed to minimise crime and be adjacent to properties that can naturally survey them.

Much of Cottingham’s residences lie within a Conservation Area, which means that the council will give particular consideration to the design of house alterations when deciding whether to grant planning permission. 5 Key Themes are covered in the guidance including: 1) Form and Proportions 2) Size and Scale

New surface treatments should be permeable and solid sealed surfaces should be avoided.

3) Construction Materials 4) Details

Maximum distance to green space = 50m

Sub-rural building details should reference those found throughout the village. Important building details for consideration include chimney stacks, eaves and gable brick patterning, facade brick patterning, window and window head design, lintels, doors and repeating opening shapes. Consideration of these details in sub-rural areas should ensure that traditional design and detailing are referenced, though where appropriate, these could be re-interpreted in more contemporary ways to provide a contrast. All named details should be considered in new development.

Sub-rural materials and colour should consist of mid tone colours and materials that sit in-between the rural and urban spectrums. This will allow the transition between the 2 zones to be read more clearly.

Sub-rural materials should include clay tiles for roofs, and brick and render combinations for facade treatments. Brick patterning and detailing is encouraged to highlight key features. Timber is the preferred material to be used for windows, painted white to match the local vernacular.

Sub-rural areas should promote access to surrounding green spaces by means of green routes and connections to the surrounding area.

Any aspects where the development sits adjacent to open countryside should pay particular respect to the surroundings and arrange built form accordingly to maintain views out and protect views from the surroundings. Development in sub-rural areas should make provision for high quality green space where limited opportunity currently exists. Green space in sub-rural areas should have a mixture or natural and formal elements. Green spaces should have management and maintenence regimes in place. Maximum distance to green space= 75m

For detailed guidance see page --

Sub-rural areas should provide opportunity for habitat creation and surface water drainage. These areas will include less natural surfaces and more built surfaces, but any built surfaces should move away from being fully sealed and replaced with permeable surfaces when redevelopment takes place. Green boundaries and borders are encouraged to these more built areas to provide habitats for local species.

0.6 In terms of the Cottingham Green Factor, new development should aim to achieve an overall score of above 0.6. New surface treatments should be permeable and solid sealed surfaces should be avoided.

SHOP FRONTS

Sub-rural snickets should contain a sense of openness alongside specific areas of enclosure and definition. They should direct users to the village centre clearly and indicate potential travel or journey times. Sub rural snickets should include provision for pedestrians and cyclists and be designed to have the appropriate width. Snicket uses (walking/cycling)should be clearly demarked to improve safety and quicken journey times.

The character and quality of Cottingham’s traditional shopping streets are becoming compromised due to unsympathetic alterations to shopfronts. This pattern guide sets out some key considerations and specific requirements, the objective of which is to improve the landscape of Cottingham Village centre through the long-term implementation of a common shopfront guide. Guidelines are intended to give guidance about certain aspects of shopfront design for the use of both shop owners and shopfront designetrs, to ensure that new development and refurbishments are appropriate. They are intended to allow diversity while promoting good design, to ensure that Cottingham remains a high quality environment for residents and visitors alike.

5 Key Themes are covered in the guidance including: 1) Construction Form and Materials 2) Stallrisers 3) Signage 4) Access 5) Security and Shutters For detailed guidance see page --

Urban house types should include those that will contribute to the character of the immediate surroundings. Suitable house types might include larger semi-detached and detached properties up to a maximum of 3 storeys. Terraces and apartments should also be encouraged in urban areas between 3 and 4 stories.

Apartment buildings should aim to reduce scale and domination by using locally recognised forms and pitched roofs rather than forming large blocks. Houses in urban areas should aim to maximise the use of ideal orientations and views, and consider the effect on historic streetscapes. More uniformity in design is encouraged in rural areas.

Urban building details should reference those found throughout the village. Important building details for consideration include chimney stacks, eaves and gable brick patterning, facade brick patterning, window and window head design, lintels, doors and repeating opening shapes. Consideration of these details in urban areas should ensure that local design and detailing are referenced, though where appropriate, these could be re-interpreted in more contemporary ways. All named details should be considered in new development.

Urban materials and colour should make use of natural hues and cooler tones to reference the local environment and harder surfaces found in the village centre.

Render colours should include lighter natural colours such as white/cream/grey/pink, picked out from local precedents. Cottingham has a noted prevelance of colour washed buildings so this unique feature should be encouraged. Timber is the preferred material to be used for windows, painted white to match the local vernacular.

Urban areas should encourage access to more distant or village centre green spaces by the utilisation of improved green routes. Green spaces in more urban areas should be more formal in nature and make use of what limited space exists for their creation. Development in urban areas should promote smaller green spaces or pocket parks, or consider vertical planting to increase the green and rural character of the village. These spaces could also include a wider variety of hard landscaping materials to improve durability and ongoing maintenance. Green spaces should have management and maintenence regimes in place. Maximum distance to green space= 100m

Urban areas should provide opportunity for habitat creation and surface water drainage. Urban areas will include more hard landscaping and built surfaces.

0.4 New and replaced hard landscaping should be permeable to allow water to drain through. Water collection is encouraged on urban developments in the form of water butts or small rain gardens which are more appropriate where space is at a premium. In terms of the Cottingham Green Factor, new development should aim to achieve an overall score of above 0.4. New surface treatments should be permeable and solid sealed surfaces should be avoided.

Urban snickets should define space clearly and provide opportunity for local distinctiveness. Routes between buildings in urban locations should be improved and enhanced using relevant planting, lighting and material schemes. Suitable provision should be provided to increase security and discourage motorised vehicle access. Street furniture should be in keeping with the surrounding area and the wider village (see boundary treatments) and have the key aim of improving safety and usability, especially at night. Snickets should be designed to minimise crime and be adjacent to properties that can naturally survey them.

OTHER ISSUES

Developers must aim to achieve at least:

80% compliance with the guidance outlined in the Design Handbook. This allows some flexibility but ensures that rules are followed in the majority for the benefit of the village.

EXTENSIONS AND ALTERATIONS

Extensions and Alterations Pattern Book Extensions and alterations should blend with the design of your dwelling, and with the surrounding area. Poorly considered design choices can detract from the character and quality of your home and the village as a whole. This Extensions and Alterations Pattern Book can be read alongside the councils Design Guide for House Extensions, but is specific to Cottingham. Much of Cottingham’s residences lie within a Conservation Area, which means that the council will give particular consideration to the design of house alterations when deciding whether to grant planning permission.

Form and Proportions

Size and Scale

Construction Materials

Details

Green boundaries

Do Ensure that the roof pitch of a new extension is similar to the roof pitch of the existing dwelling Align small dormers with existing windows in the dwelling.

Do Keep the height of the roof extension below, or at the same level, as the existing dwelling.

Do Choose materials that match the existing dwelling.

Do Use choose details that honestly reflect the method of construction. These should be similar to the existing house, and not simply fake additions.

Do Ensure that any removal of permeable materials such as grass is replaced by an equally permeable material to control surface water run-off. See the Cottingham Green Factor for details.

Ensure that the entire dormer sits below the ridge of the main roof to avoid them dominating the façade. Set any dormers back from the eaves of the existing roof to ensure a better proportioned roof-scape. Consider rooflights as an alternative to dormer windows as a means of bringing natural light into an attic room.

Avoid Flat-roofed structures (including dormers) alongside a pitched roof dwelling, as they are likely to look incongruous. May be acceptable for single storey extensions.

Ensure that the scale of the extension is subservient to the original dwelling. In most cases this will require the extension to be smaller than the existing house.

Images showing the variety of housing in Cottingham

References: Design Guidance for House Extensions: A Guide for Home Owners on How to get Planning Permission to extend your house, East Riding of Yorkshire Council

Creating rear extensions such as conservatories that overlook neighbouring properties. This can be avoided by solid walls or panels in the conservatory design or screening fences and walls.

Ensure that boundary treatments respect surrounding properties and look to traditional precedents. Green boundaries should be encouraged to contribute to the rural village character of Cottingham.

Match the scale of proposed doors and windows to the existing doors and windows. Dormer windows should read vertically with the windows below. Observe the design choices that have been made for the existing dwelling and replicate to create a balanced external appearance.

Consider the levels of rear walls on adjoining and neighbouring properties when determining an appropriate depth for an extension. The further an extension projects behind the rear wall of an adjacent dwelling the greater impact on that dwelling.

Large dormers that dominate the façade.

Garage extensions on the front of a dwelling that would dominate the façade and have a detrimental effect on neighbouring properties.

Similar building materials

Consider whether a modern design is appropriate. Where modern materials and design are proposed, the extension should be of an extremely high quality, and clearly distinctive from the older parts of the building. Reference to historical forms or colours and materials should be considered to ensure harmony between traditional and contemporary built forms.

Avoid Messy meeting of materials by ensuring a visual distinction between original building and extension (through a lower roof level on the extension or a change in materiality).

Observe existing design details that are used at the junction between one building material and another. For example, a dwelling may have either overhanging or flush eaves. Appropriate architectural details should be read from the existing building or from the guidance located in the architectural details section of the design handbook.

Avoid Specifying building elements that will not work in harmony with the existing property.

Avoid Poorly matching joins between construction materials by allowing a distinct visual break between the existing and proposed development. Details that are difficult to maintain.

Avoid Messy meeting of materials by ensuring a visual distinction between original building and extension (through a lower roof level on the extension or a change in materiality).

The Cottingham Green Factor

GREEN FACTOR

The Green Factor could be a way of ensuring that suitable habitats and vegetation are provided in all new developments. It is also a way to ensure that permeable surfaces are encouraged, allowing water to naturally filter through the ground, rather than as surface run-off. It works on a simple scoring system that gives a value between 0 and 1. Higher numbers = more favourable. A set of thresholds can prohibit insensitive development

Surfaces are given a rating based on their permeability:

0.0

Wildlife and Habitats How can habitats be included in new development?

Fully sealed surface

How can trees and hedges be protected and enhanced?

0.3

Vegetation unconnected to soil below (>80cm depth)

0.7

Vegetation unconnected to soil below (<80cm depth)

1.0 1.0

Green roof

1.0

Concrete drive

0.0

Slate roof

0.5

0.7

Grass (unconnected to soil below)

0.3

1.0

0.5

1.0

Block paved drive

Green roof

Patio with planters

Grass

Surface water storage Extra points based on provision of dedicated wildlife habitat

Green Factor

=0.33

Green Factor

=0.76

Block paved drive

Green roof

Grass

Concrete drive

Patio with planters

Back Garden

Vegetation connected to soil below

0.0

1m Front garden

0.5

0.0

House

vertical greenery up to 10m in height

Boundaries to be set for compliance

Back Garden

0.5

To find â&#x20AC;&#x2DC;Green Factorâ&#x20AC;&#x2122; = Sum of (Area of material x material factor) / plot area

semi-open surface with provision for plant growth

Examples:

Front garden

0.5

What local wildlife needs protection?

House

Partially sealed surface- no plant growth

How can ecosystems link together?

BUILDING DETAILS

Building Details Pattern Book There is a need to reinforce the Cottingham context and vernacular in order to avoid ‘identikit’ housing or generic styles which prevail in locations up and down the country without any respect for local context. This generic housing is often based on superficial interpretations rather than a real understanding of why vernacular details have evolved. The three elements that have shaped vernacular -climate, culture and environment - are still relevant today, and therefore so too are vernacular details. However, due to the nature of vernacular as being continuously evolving it is important that once traditional elements have been identified they are re interpreted to suit the current context. Respecting the historic does not mean that contemporary architecture is disregarded. ‘Cottingham has probably the most significant proportion of contemporary architecture dating from the second half of the twentieth century’. This suggests that the village will continue to be of special interest in the future for its role in charting the differences that these styles The Lawns student halls, Cottingham: An example of contemporary architecture from the twentieth century have introduced.

A-symmetrical Roofs

Diamonds and Triangles

Chimneys

A large proportion of houses in Cottingham have an a-symmetrical roof that is longer at the back of properties. While we do not know the reason why, the prevailance of a-symmetrical roofs is unusual and therefore adds to the character of Cottingham.

Diamond and triangle patterns have been used within residential design in various forms.

Prevailing winds have influenced the A diverse variety of brick patterning design of tall chimneys. Cottingham’s can be seen in the village, particularly Conservation Area appraisal states at the eaves of houses. that, ‘pots tend to be of terra cotta... though there are also many cream coloured pots, some of which are polygonal.’

Use clay pantiles or slates- East Riding’s most common and traditional roof covering. Consider a roof form that is shorter at the front than at the back. Consider painting gutters and downpipes white, in common with many properties in the village.

References: Conservation Area Appraisal: Cottingham: East Riding of Yorkshire Council

Conservation Area Appraisal: Cottingham: East Riding of Yorkshire Council

Consider replicating the use of a diamond motif if doing so compliments the rest of the building design.

Brick Patterns

Windows and Doors

Corbels

Timber is the preferred material for windows and doors. White reveals, lintels, cills, and contrasting sizes of mullions and transoms are all common features.

Many houses in Cottingham have a corbel detail at the level of the eaves.

Mullion Transom

Consider replicating the use of brick ‘It seems as though any property with patterns if doing so compliments the an aspiration of status, had to have a rest of the building design. bay window. They come in all shapes and sizes and have also been includConsider using a variety of co-ordinated in more modern designs where ing bricks to create a pattern. one would not necessarily expect to find them. In short there are far more bays in the village than one could find Design buildings with chimneys to in similar settlemants.’ provide heating options to future Conservation Area Appraisal: Cottingham: residents. East Riding of Yorkshire Council Choose a terra cotta pot.

Corbel

Consider re-interpreting this detail on private houses and larger developments.

BOUNDARY TREATMENTS

Boundary Treatments Boundary treatments prevalent in the area often dominate the character and appearance, and are the main features, of the street scene.The type of boundary treatment chosen should always reinforce the existing character of the area and follow what is the predominant boundary type in that locality.

General Notes

Rural Areas

Sub-rural areas

Urban Areas

5.1 The character of different residential areas and the types of boundary

5.8 The predominant boundary types found in

5.13 The predominant boundary in Sub-rural areas should include hedges, low brick/stone walls, combinations of hedge and brick and low timber fences.

5.17 The predominant boundary types to be

5.14 Traditional dense hedge species should be used alone or in combination with other materials to increase greenery and provide visual interest. Species could include varieties such as laurel, hazel, holly, yew, box, hornbeam and beech.

5.18 Brickwork should be of traditional construction and detailing, and include appropriate piers, coping stones and decorative finishings to harmonise with examples in the village centre.

treatment found in Cottingham varies greatly.

5.2 Boundary treatments prevalent in a particular area often form the charac-

rural areas should include mature trees, hedges, stone walls and ditches.

ter and appearance of the locality, and are the main features, of the street scene.

5.9 These should be informally/organically laid

5.3 In order to ensure that the character of an area is maintained, it is impor-

existing character of the area and follow what is the predominant boundary type in that locality.

5.10 The construction of fences, walls or gate piers, is likely to detract from the natural and open character of rural areas. Where such a boundary is necessary for security purposes it should be set back from the boundary with hedge planting in front.

5.5 In streets where there is a repeated style of boundary treatments, for

5.11 Low and traditional open timber fencing is

tant that the most appropriate type of boundary treatment is used.

5.4 The type of boundary treatment chosen should always contribute to the

example low walls, any development proposal involving the boundary should follow the style predominant in the street, in order to strengthen the existing unique character of the village.

out and result in an attractive soft boundary.

acceptable if its detailing and finishing contributes to the rural street scene.

5.12 Where open boundaries occur, the inclusion

of fencing should be avoided to maintain the sense of open space.

5.15 Brick or stone walls should be 1m or less in height and of traditional material, detailing and construction type. The material chosen should compliment the house and the surrounding boundary treatments. 5.16 Lower brick walls could include the provision for hedges, or fences, constructed in traditional configurations and finished in acceptable colours / stains. In general, vertical closed board fencing with suitable capping is encouraged.

For appropriate examples, see below: For appropriate examples, see below:

5.6 The removal of existing boundary treatments to allow

access for a parking area at the front of a property should not be undertaken, as it is likely to erode the character of the wider street scene.

5.7 The maintenance of hedges and fences along highway frontages are the responsibility of the owner and should be maintained as to not obstruct the footpath or highway.

There are 3 residential areas discussed within this section, rural, sub-rural and urban.

encouraged in Urban areas include brick/stone walls with hedge details, timber fences and metal railings.

5.19 Timber fencing should be of an appropriate

height and design to suggest quality and heritage. In general, vertical closed board fencing with suitable capping is encouraged.

5.20 Metal railings can provide an elegant,

formal boundary treatment usually associated with urban locations. High quality designs and profiles, painted to harmonise with the village are encouraged. For appropriate examples, see below:

MATERIALS AND COLOUR

Materials and Colour Pattern Book In the past, local materials and small local builders created housing - building just a few houses at a time, and many builders would have their trademark details, colours, shapes, finishes, applied textures, etc. which repeat, having been passed down from fater to son, master builder to apprentice. Materials would be those available locally: bricks using local clay, locally sourced timber and stone. The overall charater therefore reflects the local environment in which it is set. In order to protect the value of the vernacular for the future of Cottingham, and to ensure that any new development has a visual and contextual relationship with what has gone before, it is important to identify and understand the design choices that were made in the past.

“Architecturally diverse, but with a similarity of scale and materials, the village has retained a cohesion which has allows its historic core to remain relatively intact... It is essential that the Conservation Area continues to retain these differences, as this forms part of the village’s special character.” Conservation Area Appraisal: Cottingham: East Riding of Yorkshire Council

Red, Green, Blue

Brickwork

Paving: Stone and Granite

Red, forest green and royal blue have naturally emerged in Cottingham due to their appropriation by local residents.

Deep orange, red and brown brickwork is prevailent in Cottingham. While it is not practically possible to buy bricks from local brickworks in present times- nor is it possibe to buy bricks with the same ‘handmade’ and rich apppearance (at reasonable costs) special attention should be given to the mortar colour in order to enhance proposed brickwork.

A variety of paving materials can be Cottingham has a high incidence of seen in Cottingam, including natural colour washed buildings, the colour stone and granite. applied either directly to the brickwork, or to a render/ pebbledash. When deciding on paving materials be aware of the drainage properties as protection against flooding is of paramount importance in Cottingham.

Consider painting doors, window frames and other timber details in red, green or blue.

Consider using a variety of co-ordinating bricks within large developments in order to help recreate the colours found in traditional and heritage brickwork. Test brick and mortar colours by making panels that trial various colours and textures. Below is a detail from a modern brick building designed by architects Henley Halebrown Rorrison. Coordinating brick colours and mortar have been used to create a rich facade.

References: Conservation Area Appraisal: Cottingham: East Riding of Yorkshire Council

Integrate drainage details within the streetscape. Below are a variety of paving options from Cottingham and the surrounding areas that allow for natural drainage.

Render and colour wash

Planting xNumerous planting boxes and hedges, in addition to the Cottingham in Bloom event give the village a ‘green’ identity. Add planting options (such as brackets for hanging baskets or brick raised beds) at the front of individual houses and larger developments.

SHOP FRONTS

Cornice

Cottingham Shopfront Pattern Book Improvement of the shopping environment was identified by residents as a long-term priority for Cottingham in the 2009 Cottingham Community Plan and in the initial design handbook workshop which took place as part of the neighbourhood planning process . The character and quality of Cottinghamâ&#x20AC;&#x2122;s traditional shopping streets are becoming compromised due to unsympathetic alterations to shopfronts. This pattern guide sets out some key considerations and specific requirements, the objective of which is to improve the landscape of Cottingham Village centre through the long-term implementation of a common shopfront guide. Guidelines are intended to give guidance about certain aspects of shopfront design for the use of both shop owners and shopfront designetrs, to ensure that new development and refurbishments are appropriate. They are intended to allow diversity while promoting good design, to ensure that Cottingham remains a high quality environment for residents and visitors alike.

Cottingham Colour Chart (Draft)

Capital

Transom Light Transom Mullion

Fanlight Pilaster

Stallriser

Door to upper floors

Terminology of basic shopfront elements

Construction Form and Materials

Stallrisers

Signage

Problem: Shopfronts that do not relate to the building above or the scale, hierarchy and architecture of the street.

Problem: Uncoordinated and poorly maintained stallrisers.

Problem: Untidy, large and uncoordi- Problem: Shops entrances can be Problem: Solid external barriers nated signage that does not relate to difficult to navigate for people with which have a deadening visual effect impairments. traditional shopfronts. on shopping streets and can invite graffiti. Aims: to de-clutter the shopping Aim: to permit safe and convenient access for all. streets from untidy signage. Aims: To retain security while reducing the amount of external solid barriers.

Aims: To allow for diversity in shopfront design while ensuring that repair work and new shopfront design relate to existing buildings. Do Retain, and restore if necessary, the framework and features of Cottinghamâ&#x20AC;&#x2122;s Victorian and Wdwardian shopfronts where they still exist. New shopfronts can be incorporated within this framework. Redundant fixtures and fittings may be removed but seek advice first. Ensure designs are in keeping with the surrounding scale and relate to the composition of the building above. Ensure that the building and details above the shop front be respectful to the history of the building with traditional details and colours/materials retained.

Aim: To unify the design of stall risers and retain original design where possible.

Do Retain stallrisers and keep to existing height for traditional shopfronts. Make efforts to align stallriser depths with neighbouring shopfronts. Keep stallrisers below or level with the base of pilasters, or approximately 450mm in height. There may be cases where the stallriser could be higher, so seek advice first. Construct using substantial materials that are compatible with the shopfront frame and upper building.

Do Ensure that any fascia or projecting signs are located within the traditional fascia level and are appropriately positioned and illuminated for the locality. Generally the depth of the fascia should not exceed one quarter of the height from the pavement level to the underside of the fascia. Make sure that text takes up a maximum of 80% of the fascia area to allow the background colour and details to be appreciated.

Security and Shutters

Access

Do Attempt to maintain a clear opening width of 900mm to allow for a self-propelled wheelchair. The absolute minimum clear opening width should be 750mm. Emphasise the location of shop entrances through the use of contrasting colours and textures between pavement, entrance and the rest of the shop front.

Shopfronts that combine two or more shop units that disrupt the vertical emphasis of traditional streets. Retain or introduce an intervening pilaster and break the fascia to ensure the shopfront relates the surrounding buildings.

Consider a combination of internal grilles behind glazing and external grilles across recessed areas.

Open grilles allow the shop display to be seen outside opening hours

Tidy up cables and untidy finishes of upper storeys.

Fussy detailing that is difficult to clean and maintain.

Consider lattice grill located behind glazing with concealed housing.

Carefully detail cornices to give protection and depth to the shopfront.

Choose a minimum of 80% of colours from the colour pallet.

Avoid Natural or anodised aluminium which weathers badly and is not acceptable for shopfront frames, doors or windows.

Do Utilise security glass in place of shutters where possible.

Consider painted timber fascias on 19th Century buildings. Choose a minimum of 80% of colours from the colour pallet.

Choose materials that are durable and easy to maintain.

Well designed shop fronts and signage

Fascia

Corbel

900mm clear opening

Avoid Fussy detailing that is difficult to clean and maintain. Using laminates and aluminium.

Avoid Attention seeking large signs. Signage that is disrespectful to neighbouring shopfronts. Putting signage, stickers and posters directly onto glazing. Signage above fascia level. Posters that are permanently in the shopfront.

Avoid Doors that are difficult to identify by partially sighted people- plate glass doors may confuse the partially sighted.

Avoid Solid external shutters which have deadening effect on street and can invite graffiti and flyposting.

Heavy manual doors.

External roller shutters that are not of open grille type.

Unlit external entrance recesses. Unnecessary steps and obstructions into a shop. Where steps are unavoidable consider a non-slip ramp with a maximum gradient of 1:12.

Using too many materials.

Badly designed shop fronts and signage References: Shopfront Design Guide, Islington Council Historic Town Guide : Book of Details and Good practice in Shopfront Design Shopfront Design Guide: Supplementary Planning Guidance Hackney Environmental Services produced by the conservation and design team, London Borough of Hackney

Closed grilles have a deadening effect

Cottingham Neighbourhood Plan - Design Handbook Design Handbook Workshop 1 - April 2014

Main Discussions / Outcomes Favourite and Least Favourite Places Favourite and least favourite places seemed to be fairly consistent across all residents in attendance.

Priorities Residents ratings of design priorities

Most Favourite places included those within the central historic core of the village. Some noted places included the main street of Hallgate for its historic appearance and long developed built form. Many said the street was well designed from a building and architecture point of view and wanted to see these unique buildings retained. Least favourite places included the south side of South Street due to the amount of unsympathetic development out of keeping with the surrounding properties. More place specific designs were welcomed as an exemplar to residents in surrounding settlements.

Cott or Not? - Residents were asked if they could recognise local vernacular. Results below:

Priorities for the Design Handbook The results showed that there were 3 main high importance topics that received the largest number of votes. These were infrastructure and drainage, in response to local drainage issues, shop fronts, a key discussion point for the day due to a perceived low quality in existing properties, and habitats, due to the fact there are numerous opportunities for this to flourish in Cottinghamâ&#x20AC;&#x2122;s green spaces and vegetation. The ranking of other issues can be seen opposite.

Shop Front Design Residents were asked to look at a series of shop fronts and appraise them of their good and bad points. Examples were shown of projects where shop fronts had been managed as part of a code to see that individuality could be achieved without being unsympathetic. Residents were also asked to design their own shop fronts. It was noted that Cottingham had some very good examples of shop front design, but that it needed to be rolled out to more properties. Local councillors noted that ERYC have funding for some improvements through the Heritage Lottery Fund and that it is currently being applied for. Many noted that some shops in the village have very low quality signage and advertisements which are unsympathetic to the historic properties they sit upon. Many thought that even small improvements could dramatically improve the overall picture.

Cottingham Neighbourhood Plan - Design Handbook Design Handbook Workshop 2 - June 2014

Main Discussions / Outcomes

6 Categories of Living

Attendees were split into 4 groups to tie in with the 4 key priorites highlighted in the initial Design Handbook Meeting. 1) Movement, Structure and Spatial Harmony • If snickets are to be used more fully they need to be safe and under passive surveillance. • Shared but private green space is important. History can provide good examples (Georgian Squares). • Variety is important as well as maintenance issues.

2) Townscape and Massing • New homes need to be flexible and adaptable to ensure their use throughout life. • Streetscapes should provide visual interest and create distinct focal points.

6 Categories of Living - Each living category will have specific guidance relating to the issues outlined above (chosen to correspond with highest priorities from meeting 1). One overarching route map will allow those wanting to find guidance to easily pinpoint the information they require.

Living Landscapes - Encouraging ways to reduce surface water run off and create biodiversity in new developments. Favour given to natural and permeable materials.

• Need to be sympathetic to the existing village and use existing streets or spaces as a starting point to reference this.

3) Cottingham Vernacular • Reference the past but allow for contemporary interventions where appropriate. • Repetition should be minimised on new development. Smaller details should be focussed upon to promote individuality. • Front entrances are important, as are gables onto the street. • Encourage sustainability and consider orientation plus defensible space.

4) Living Landscapes • Encourage tree density on plots and streets. Consider a tree matrix to help with this. • Harmonise planting, type and location is important. • Front gardens should be kept green and not paved over. Front gardens can provide defensible space.

Example Guidance

• Green boundaries and hedges should be encouraged to improve biodiversity.

Cottingham Neighbourhood Plan - Village Centre Village Centre Workshop - Main Discussions / Outcomes - April 2014

GROUP 1 INFRASTRUCTURE •“Infrastructure” is widely defined in ERYC Draft Local Plan and includes social and physical considerations; Group discussed 5 aspects in detail:

GROUP 2 GREEN ISSUES •Use existing snickets as green links. This will include improving the surfaces and lighting.

•Encourage green boundaries to private gardens and walking •No expansion of Castle Hill Hospital site (but can develop routes. within it more efficiently) There is capacity in village centre health centre. Schools can accommodate new development by •Increase crossing points at desire lines to improve safety. managing admissions (fewer from Hull except Croxby Junior which is on Hull boundary). •Improve general cleanliness of the streetscape. •Resist extra temporary classrooms on school sites. Encourage new Children’s Nurseries (Live Work Units?)

•More pedestrian focus in the village centre by managing traffic types and times of access.

•Possible new site for small scale businesses (to replace Station Yard) Encourage small “corner shops” where local shops not readily accessible (Live Work Units?)

•Encourage more walking through marketing, but do not kill the high street.

•Improve access to hospital and recreational activities (both within and outside the plan area). Encourage SuDS on site by site basis. Future proof new developments for internet access (etc).

•Improve green links out of the village to rural locations and recreational activities. •Address management of green spaces in regards to dogs, vegetation and replanting trees. This is largely currently done by volunteers but how can maintenance be more comprehensively managed? •Matrix of trees is important to protect in terms of village character. Increase TPOs.

GROUP 3 LOCAL ECONOMY

GROUP 4 TRAFFIC & PARKING

•Pinpoint the village identity and provide suggestions for how it can be developed.

•Restricting delivery times to shops and businesses will help cut congestion.

•Improve the diversity of the offer in the village for retail and businesses.

•Restricting size of delivery vehicles will also help with this.

•Improve the management of place, this could include temporary use of shops and buildings and temporary road closures for events.Grow and develop festivals which will attract visitors to the village. •Encourage new markets in different locations and offering specific products (Christmas market, farmers market, German Market etc). •Make the village centre accessible and attractive and inclusive to all ages and demographics.

•‘Tokyo Crossings’ (diagonal) may be a way of improving pedestrian movements at busy crossing junctions. •Implementation of one way systems could improve traffic movements through the village. •More pedestrian crossings on Hallgate and King Street are required to allow safe crossing. •More buses from the station would improve connectivity. •Shared surfaces may help improve the aesthetic of the street and the safety of pedestrians.

•Make the village centre fit for purpose in terms of technology, this includes wifi and broadband enabling. Encourage new •A small scale park and ride system may improve connections enterprises. to the railway and decrease dependence on parking spaces. •Think about the development of a business improvement district. Introduce animation programmes and people capacity. •Improve the usage of social and digital media to promote the village (Humber TV, Estuary TV.

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