West Gorton 03/03/2011 by Shelagh McNerney

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD // in partnership with

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

DPP Shape Limited 3 New York Street, Manchester M1 4HN, UK 0845 264 1100

Martin Stockley Associates Carver’s Warehouse, 77 Dale Street, Manchester M1 2HG, UK 0161 228 6757

White Arkitekter AB Magasinsgatan 10, PO Box 2502, SE-403 17 Göteborg, Sweden + 46 31 60 86 00

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// Contents // Executive Summary

// Chapter 3 – Environment Framework

• Regulating Plan

• Background

// Chapter 1 – Ambition

• How will our ambition be achieved?

• Design Parameters: Climate change

• Taking our ambition forward • The Master plan - our starting point

• Plot Plan • House Types

• What is our ambition? • Our challenge

// Chapter 4 – Design Framework

• Proposed New Homes • Retained Homes - Refurbishment

Resources

• The Strategic Drivers

• Non Residential Buildings

• City Context

• Open Spaces

• Why have a Framework?

Transport

• New Streets • Street Hierarchy

// Chapter 2 – What is it? How to use it.

Ecology

• Waste

• Aims and Objectives • The Framework Structure

Business

// Appendices

• Definitions • Who will use the Framework?

• Drainage

Communities

A. House Floor Plans / Internal Layouts (by Type) B. Street Types:

• Using the Framework

Main Streets

Place Shaping Buildings

Residential Streets Side Streets C. Sustainable Urban Drainage Systems (SUDS): Dry Swales Bio-retention / rain gardens Rills Permeable paving

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// List of Figures and Illustrations

// 01 Master Plan

// 02 City Context // 03 Indicative Street // 04 Framework Structure // 05 Public Transport //06 Regulating Plan // 07 Plot Plan // 08 Open Spaces - Green Areas // 09 Street Hierarchy //10 SUDS Strategy

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// Executive Summary

tĞƐƚ 'ŽƌƚŽŶ ŝƐ Ă ŶĞŝŐŚďŽƵƌŚŽŽĚ ƐĞƚ ƚŽ ĐŚĂŶŐĞ͘ /ŶǀĞƐƚŵĞŶƚ ŝŶ ƋƵĂůŝƚǇ ŶĞǁ ŚŽŵĞƐ ĂŶĚ ĨĂĐŝůŝƟĞƐ ǁŝůů ĐŽŶƚƌŝďƵƚĞ ƚŽ ƚŚĞ ŝƚǇ͛Ɛ ĂŵďŝƟŽŶ ƚŽ ĂĐŚŝĞǀĞ ƐƵƐƚĂŝŶĂďůĞ ƉƌŽƐƉĞƌŝƚǇ ĂŶĚ ůŽŶŐĞƌ͕ ŚĞĂůƚŚŝĞƌ ĂŶĚ ŚĂƉƉŝĞƌ ůŝǀĞƐ ĨŽƌ ŝƚƐ ƌĞƐŝĚĞŶƚƐ͕ ƐŝŐŶŝĮĐĂŶƚůǇ ƌĞĚƵĐĞ KϮ ĞŵŝƐƐŝŽŶƐ ĂŶĚ ƉƌŽŵŽƚĞ ŚŝŐŚ ƋƵĂůŝƚǇ ĚĞƐŝŐŶ ƐƚĂŶĚĂƌĚƐ͘ The Environment and Design Framework for West Gorton is a new integrated approach to the promotion of high quality design and associated environmental targets within a neighbourhood regeneration setting. The Framework is the first of its kind in Manchester and as such it is intended that it will set the standard for how we promote such regeneration in the future. This Framework sets out the challenge to developers in some detail and at the same time seeks innovation in response to it. New streets, new approaches to drainage, open spaces and waste collection are all aspects of the framework that demand high quality design to ensure environmental targets are not just met but exceeded in forthcoming years.

The Framework re-states the vision for West Gorton and takes the approved outline master plan as a starting point. It seeks to challenge all development – to ensure the new and emerging West Gorton neighbourhood is an attractive, low carbon, high quality environment. Our ambition is that Manchester’s sustainability and design aspirations will be delivered across West Gorton through a range of innovative approaches – from our aspiration to ultimately deliver Code for Sustainable Homes – Level 6 on future new homes to high quality low carbon, energy efficient non residential development, through to retained homes refurbishment and retrofit works, innovative approaches to sustainable water and waste management, physical infrastructure and high quality public realm. This will all add to and enhance a quality of life that retains existing and attracts a mix of residents and businesses.

Manchester’s goal is to secure high quality design and sustainable development for West Gorton as a low carbon exemplar neighbourhood. Citywide strategies, policies, aspirations and best practice from Europe have been translated into the Framework through specific detailed proposals that directly assist in meeting design standards and environmental targets. The Framework builds upon and learns from the present Guide to Development in Manchester and offers a framework to developers, which will challenge them to exceed minimum standards. In setting out clear expectations earlier in the planning and development process, this approach provides greater clarity for all concerned. Physical, spatial, and landscape standards for West Gorton are outlined along with transport, drainage, waste and environmental proposals. This Framework and the dialogue it is promoting, establishes a process for continuous progress towards Manchester City Council’s own corporate and organisational environmental objectives as well as our design aspirations.

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To communicate our integrated spatial, design, sustainability and environmental ambitions, the Framework is organised around the “BREEAM Communities” 8-point checklist, which are:

This ambitious framework will underpin all future development briefs and planning submissions. Manchester City Council, New East Manchester and its strategic partners, including the Homes and Communities Agency and Guinness Northern Counties (Housing Association), have all been involved in the development of the Framework and the ambitions contained within it.

Underlying all of the development environment and design ambitions within the Framework, will be a drive to raise the awareness of both existing and future residents on the standards expected and on the contribution they can make in securing West Gorton as an exemplar community.

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// Chapter 1

// Ambition What is our ambition? Our challenge Taking our ambition forward The Master plan - our starting point The strategic drivers City context Why have a framework?

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// Chapter 1

// Ambition // What is our ambition? In 2020 West Gorton will be a dynamic, forward-looking, environmentally sustainable neighbourhood. It will promote healthier lifestyles and community well being in a zero carbon setting. With an international reputation for green solutions for modern living, West Gorton will be a highly attractive place to live, work and visit. It will be supported by zero carbon energy generation with new development achieving Code for Sustainable Homes – Level 6. The retained homes will be improved to incorporate high quality, up to date energy efficient technologies and sustainable water and waste management solutions.

// Our challenge The public realm will also support opportunities for recreation, sport and leisure; with cycle and pedestrian routes creating opportunities to connect the neighbourhood to the range of quality facilities that east Manchester and the city centre have to offer; including the nearby Eastlands sports and leisure complex, schools, local retail, public parks. Residents will have access to good public transport and opportunities will be promoted for residents to grow their own food, further promoting the health of the community and supporting local ecology.

Homes and community facilities will be set within a high quality public realm that supports a diverse ecology with appropriate tree, shrub and ground cover species planted to enhance sustainability. The new and improved green infrastructure will also incorporate features that will regulate temperature, proved shade, manage flood risk and have health and community benefits.

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Experience of neighbourhood planning, new house building and complex regeneration processes across East Manchester over the last 10 years has led to the approach set out here. Current economic and environmental conditions demand new and fresh, innovative approaches to development. The critical challenge is to continue to secure investment and bring about much needed improvements to the quality of life in the neighbourhood, whilst not compromising on our ambition to create a new family focused neighbourhood based on high quality design and environmental excellence. The coordination and phasing of new development and refurbishment works, alongside good quality neighbourhood management will be complex and demanding. Meeting the needs of residents whose daily lives will be disrupted is of paramount importance. Along with our partners, we are committed to well designed new housing, neighbourhood facilities, and functional welcoming green spaces and public realm. Manchester’s commitment to tackling climate change underpins our ambition to development and design in West Gorton.

// Taking the ambition forward

// The Master plan - our starting point

To take forward our sustainability aspirations, this integrated Environment and Design Framework outlines our energy efficient, green ambition for the neighbourhood.

The outline master plan for the West Gorton neighbourhood was conceived and developed in 2009, and approved by Manchester City Council’s Executive in December 2009.

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To ensure that the regeneration proposals deliver a proposition which meets the expectations of key stakeholders, is affordable and viable, and will result in sustainable transformational change, a number of key principles were adopted throughout the masterplans’ development process. These include:

The future West Gorton will offer all the features that a family-friendly place should offer and be as attractive to existing residents as it will be to newcomers and investors.

•To retain as much of the existing infrastructure as possible; •To review the proposals in respect of the residential tower blocks and residential development on the Fujitsu site; •To ensure that any scheme complies with the requirements of DfA2, the Code for Sustainable Homes and the CABE Silver Standard for Sustainable Development; •To develop a phasing programme which could provide early delivery of elements of the master plan pending an upturn in the market and subject to resources being made available over a 10 year period; and •To promote both new residential and commercial development which will be ‘Climate Smart’ and which will make best use of new technologies and innovative construction methods, alongside the use of renewable energy.

In summary, the master plan includes the following elements: •The development of 1,000 new homes; •The demolition of 380 existing homes (inclusive of the tower blocks); •The refurbishment of the retained homes; •The retention of the Fujitsu Tower and R&D building for employment uses; •The reconfiguration of the Community Park, with an adjacent activity zone extending towards the existing green space at Kniverton Road; •Development of a Village Hub to provide a new Health Centre, commercial office space, community space and a sustainable retail offer, with increased visibility from Hyde Road; •The redevelopment of Gortonvilla Walk to include a through-route, a greater number of semi detached homes and increased in curtilage car parking; •A new vehicular and pedestrian route to provide access from Hyde Road though to Pottery Lane; •The inclusion of a new allotment facility at Clowes Street.

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// 01 - Master Plan

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// The Strategic Drivers Our ambitions for the neighbourhood are driven by Manchester’s strategic vision for the City. Manchester’s Community Strategy (2006 – 2015) ‘The Manchester Way’ establishes the importance of collective working to achieve sustainable prosperity and longer, healthier and happier lives for the residents of Manchester. A key aspiration of Manchester’s vision is that by 2015 Manchester will be ‘A green city’, proud of its rapidly improving local and global environmental performance and (of) the contribution of the environmental sector…to economic growth’. It will also be ‘A city of successful neighbourhoods which attract and retain successful people from diverse communities and in which people feel secure and supported’. Actions to achieve Manchester green aspirations are outlined in the City’s 2009 stakeholder action plan ‘Manchester: A Certain Future’. Responding to the expected rise in average temperatures by 2 degrees by the middle of the century, hotter, drier summers and warmer, wetter, winters this plan aims to cut more than a million tonnes of carbon emissions by 2020 and lay the foundations for a truly low carbon city by 2050. The two key headline targets include: a reduction in CO2 emissions by 41% by 2020 based on 2005 levels and engagement all stakeholders in a process of cultural change that embeds ‘low carbon thinking’ in to the lifestyles and operations of the City.

Further, as a key strategic driver the City’s Local Development Framework – Core Strategy outlines the key energy policies that developers will be required to respond to in the redevelopment of neighbourhoods. The Environment and Design Framework responds to Manchester’s strategic vision by establishing a set of environmental sustainability standards and targets against which all new development will be measured. This approach will ensure the creation of a truly successful, attractive and green neighbourhood that contributes to the City’s vision. It will create a new reputation for edge of city living with a choice of housing types to meet different needs and lifestyles. Investment in new technologies for the supply of sustainable energy, high quality public realm and accessible streets will support the neighbourhood’s claim as a green exemplar. Minimising the use of resources through a combination of energy, ecology, mobility and waste management solutions will support a healthier quality lifestyle for residents enabling them to make their contribution to reduce CO2 emissions whilst at the same time reducing living costs.

The new village hub will provide a new health centre, community and office space, and a sustainable retail offer. Opportunities exist to develop the local green economy through the creation of jobs to support the installation and maintenance of new technologies and to support local food production. By taking steps to reduce their CO2 emissions, the existing and future West Gorton business sector will gain the competitive edge over those enterprises yet to make such a transition.

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// 02 - City Context

Situated just 1.5 miles from Manchester City Centre, with good public transport links, West Gorton is well placed to enable its residents to take advantage of the many facilities located nearby e.g. the Eastlands sports and leisure complex, and the employment, retail and leisure facilities within the city centre.

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West Gorton

// Why have a Framework? This Framework sets out standards and targets that will secure the design, sustainable development and low carbon credentials of the neighbourhood. It is not about aesthetics or style, but about coordinating and phasing proposed new home construction, the refurbishment of retained homes and investment in new and existing green infrastructure to create a place within which people can thrive. This Framework integrates all aspects of place shaping and environmental targets simultaneously. It is about meeting multiple objectives through clear design parameters whilst building in genuine sustainability from the outset. This innovative approach will ensure the new neighbourhood excels as a new economically sustainable low carbon community.

Communicating this ambition in a way that is clear, practical and engaging is essential. All those interested in the neighbourhood will be able to understand the core ambition and how it will be delivered. This Framework therefore: • provides guidance and flexibility within which design quality, planning and development decisions can be made quickly and effectively; • sets out specific design parameters to meet challenging environmental targets which are more than a mere minimum standard – they represent a starting point and a challenge to go further; • offers guidance on delivering best practice in design as a response to and in tandem with meaningful environmental performance targets.

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// 03 - Indicative Street An example of the form of new residential street created by applying the framework, which shows a new vehicular street new housing with features addressing the environmental targets in this framework, parking and public and private spaces.

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// Chapter 2

// What is it? How to use it? Aims and Objectives The Framework Structure Definitions Who will use the Framework? Using the Framework

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// Chapter 2

// What is it? How to use it? // Aims and Objectives This Framework sets out in detail our ambitions to maximise sustainable development. It aims to: • Promote a low carbon neighbourhood with energy solutions based on renewable energy and energy efficient design. • Extend green infrastructure in order to mitigate the impact and adapt to the consequences of climate change, enhance biological diversity and create places for recreation and social interaction. • Promote a neighbourhood that is easy to access with good connections to employment and services via efficient public transport and pleasant walking and cycling routes. • Promote solutions to maximise recycling water and waste.

• Promote proposals to maximise community, business and neighbourhood management activities. • Establish urban design and place making principles that are genuinely relevant. • Guide and challenge developers and their design teams on the development ambition. • Identify and define key standards and targets that integrate environmental requirements with design principles. • Challenge conventional approaches to meeting minimum standards and promote our ambition for sustainable, innovative and high quality development, which is responsive to new and emerging technologies. • Provides a clear decision framework for the planning authority, investors and other stakeholders.

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// 04 - The Framework Structure Master Plan

Environment and Design Framework

Integrated Design Framework

Environment Framework

Standards and Targets: • Climate Change

Regulating Plan Plot Plan Design Parameters:

• Resources

• Proposed New Homes

• Transport

• Retained Homes -Refurbishment

• Ecology

• Non residential Buildings

• Business

• Open Spaces • New Streets

• Communities • Street Hierarchy • Place Shaping • Drainage • Buildings • Waste

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// Master Plan Extract This extract from the master plan indicates land use and the spatial arrangements for streets and buildings and spaces.

// Definitions

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The Environment element of the Framework sets out our overall ambitions for environmental excellence; both standards and targets are detailed for developers and their designers to respond to.

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The Master Plan outlines in illustrative form the agreed way forward for the future physical improvement of the neighbourhood.

The Design element of the Framework sets out a number of design parameters in relation to buildings, open spaces, streets, drainage and waste that accord with the environmental aspirations for the area. This part of the document includes a Regulating Plan which illustrates the relationships and connections between different activities and land uses across the neighbourhood, and details the optimum position of house types and features to support the environmental targets in greater detail.

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// Who will use the Framework?

// Using the Framework?

It will be the responsibility of developers and their design teams to describe clearly how their design solutions respond to this Framework. The emphasis is on what can be achieved rather than what can’t and it will be vital for developers working alongside Manchester City Council, as the planning authority, to assess how future development proposals fit with the West Gorton design parameters and environmental targets.

To communicate the integrated approach to the Environment and Design Framework, the structure of the Framework is based on the BREEAM (Building Research Establishment Environmental Assessment Method) Communities 8 point check-list, which are:

The BREEAM Communities icons are highlighted throughout the framework and are intended to guide users to the most appropriate element of the Framework where they should focus their attention.

The Framework will be used throughout the development process by all those: • Preparing development briefs for development for any uses, • Producing design and development proposals, • Providing planning advice, and • Considering planning submissions.

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// An Example of how these categories should be considered:

Development Proposals: New Park in West Gorton The Master Plan calls for the development and delivery of a number of high quality green spaces. These improvements support Climate Change mitigation through the provision of natural shading and ground water absorption. They facilitate our ambition to better manage Resources through the provision of sites for local food production, composting, water filtration and retention. Green spaces will also provide for the development and sustainability of sites which will enhance the local Ecology, which in turn will provide pleasant places for leisure and recreation, reducing background noise and improving air quality supporting Community cohesion and the Place Shaping agenda. Finally the potential to develop of a market for locally produced food will encourage the creation of local jobs and Businesses.

Category

Proposed Works

Outcomes

Provision of new semi mature trees; and new turf and permeable paving areas replacing current hard standings. Detention pond & rain garden included.

Natural shading & ground water absorption

Resources

Provision of new allotments (including composting facilities). Detention pond & rain garden included.

Sites for local food production, composting, water filtration and retention

Transport

n/a

Provision of new semi mature trees and other planting.

Reduction in background noise and improvement in air quality; opportunities for greater biodiversity

Provision of new allotments.

Development of market for locally produced food â&#x20AC;&#x201C; encourage creation of local jobs

Climate Change

Ecology

Business

Communities

Place Shaping

Buildings

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Provision on new park area, with Community based places for integral new seating and play leisure and recreation facilities, within the context of family focussed existing and new residential development. Provision on new park area, with Community based places for integral new seating and play leisure and recreation facilities, within the context of family focussed existing and new residential development. n/a

n/a

// Chapter 3

// Environment Framework Background How will our ambition be achieved?

Climate change

Resources

Transport Ecology

Business

Communities

Place Shaping

Buildings

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// Chapter 3

// Environment Framework // Background Climate change is a global problem and its negative impact on our living and working environments is already well documented. At international, national and regional levels, measures are being put in place to reduce CO2 emissions through the delivery of long-term mitigation strategies. To prepare communities for the impact of future climatic changes, effective adaptations are also being employed. Manchester’s climate change action plan ‘Manchester: A Certain Future’ underpins our environmental targets for West Gorton. The action plan has two key objectives; to reduce Manchester’s CO2 emissions by 41% by 2020 from 2005 levels and to engage all individuals and organisations in the process of change that promotes ‘low carbon thinking’.

// How will our ambition be achieved? Proposals for all future development in West Gorton will be required to play their part in reducing CO2 emissions and correspondingly in other interrelated guidance including the Local Development Framework Core Strategy, Planning Guidance around energy generation and Manchester’s Streetscape Manual which informs the design and management of new streets. The Environment Framework offers developers and designers with a way to ensure that future development proposals fully embrace the City’s environmental ambitions.

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The Environment Framework shows developers, their designers and other key stakeholders how the built form, including communal, new homes, street and public realm, need to respond to the West Gorton ambition. As with all of the details outlined the environmental targets for the area have been built around the eight categories that make up the BREEAM Communities environmental assessment method. Our environmental ambitions are outlined later in this chapter highlighting the standards and targets that should be addressed. Our standards follow either national or local policy guidelines whilst our targets accord with good practice found elsewhere encouraging developers to aspire beyond minimum requirements. Our ambitions are purposely intended to challenge developers to provide innovative and financially viable solutions that address our environmental ambitions.

// Climate Change

It is estimated that during the next 40 years, Manchester may see peak summer temperatures increase in the range of 1 – 3 degrees centigrade. Hotter, drier summers and warmer, wetter winters are expected to be coupled with a greater incidence of storm events. All new development will have a part to play in responding to these climate changes and in reducing CO2 emissions. Our West Gorton responses will include: localised low carbon and renewable energy generation solutions; innovation in energy and water efficiency; the imaginative use of vegetation to provide natural shading and cooling; and Sustainable Urban Drainage Systems (SUDS).

// Energy – Standards

// Energy – Targets:

// Climate change adaptation – Targets:

• The CO2 emissions from energy for operating domestic and non-domestic buildings will be reduced by 50% by 2020 from 2005 levels.

• Based on the Energy Performance Certificate (EPC), refurbishment of retained homes will achieve minimum band C or minimum 40% reduction of energy use as measured by CO2 emissions. Planned interventions for energy efficiency measures for retained homes will be promoted.

• Code for Sustainable Homes – Level 6 will be achieved. • Every home will have a smart meter installed and residents will be encouraged to use them.

• The orientation of new development will be assessed to reduce internal heat gains and create opportunities for natural shading. This will be supported through appropriate tree planting. • New development will offer facilities to handle and retain extreme flows caused by heavy rain or flooding, through the appropriate use of SUDS, e.g. rills, swales and ponds. • The development of the Village Hub as a zero carbon commercial/retail offer will be encouraged.

• MCC’s LDF Core Strategy Energy policies will be applied, in particular focusing on sustainable energy supply solutions. An energy statement will be required for all new development, and a response to the West Gorton – Energy Proposal Plan.

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// Resources

The effective management of resources will be considered at all stages. At demolition contractors will adhere to the City’s guidelines for waste management of materials, in particular that all soil contaminants are dealt with appropriately – recycling demolition materials on site where possible. During construction contractors will give precedence to material selected from recycled, recyclable and local sources, alongside efficient uses of modern methods of construction. Efficient management of water will be encouraged through the use of grey water systems. Waste management across West Gorton will include opportunities for composting and accessible, convenient locations for recycling.

// Water – Standards:

// Waste – Standards:

• Water use in domestic dwellings will be a maximum of 80 litres/person/day. • Grey water recycling systems will be installed to enable water reuse within buildings.

• Contractors will present a site waste management plan for all demolition and construction phases. • Contractors will reuse demolition waste within the development where possible.

• Water meters and water saving equipment will be installed in refurbished and new buildings as standard. • Surface water from construction sites will be managed to prevent contamination of soil or water.

// Waste – Targets: • Development will respond to the neighbourhood’s waste management strategy (as detailed in Chapter 4) • Residential development will have facilities for composting.

// Water – Targets: • Surface water will be treated locally by filtration and retention, where possible.

// Materials – Targets: • Building materials used in development will be chosen from a life cycle perspective offering a low impact on health and the local environment. • Recycled and recyclable materials, locally produced materials and those that are naturally sourced will be prioritised for use.

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// Transport

Walking and cycling will be promoted through better designed and pleasurable streetscapes creating improved access to existing public transport network. Commercial traffic will be managed to mitigate its impact on the West Gorton community. Local car and bike hire schemes will be encouraged. An improved street hierarchy will recognises the importance of streets as places in their own right, not just as transport corridors.

// Standards: • A new street hierarchy will promote the following user priority: o Pedestrians o Cyclists

// Targets • CO2 emissions caused by traffic will be reduced by 15% by 2020. • Commercial traffic will be limited within the area and car free or low trafficked zones promoted. • The use of public transport will increase by 15%. • Public transport will be prominently signposted and accessible with sheltered and informative waiting facilities. • Cycle and pedestrian pathways will provide good connectivity to surrounding districts and within West Gorton. • Cycle storage facilities will be incorporated into all new building designs • A bike repair and rental scheme will be encouraged in the area. • A car pool facility will be promoted, alongside charging stations for electric vehicles in response to demand.

o Public Transport use o Specialist services vehicles o Other motor traffic

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// 05 - Public Transport

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Ecology

// Business

Improved and new open spaces and landscapes will deliver beautiful and pleasant areas to promote outdoor activities, greater social interaction and the creation of a more diverse wildlife population. Detailed consideration will be given to planting and to the choice of plant and tree species to be used. Allotments will be promoted to give residents the opportunity to grow their own food - while simultaneously providing benefits such as water filtration and purification and improved air quality.

West Gorton is currently home to over 20 small to medium size businesses, many of which provide local employment. Local businesses have their part to play in contributing to the area’s reduction targets for CO2 emissions, waste management, noise pollution and recycling. Some existing local businesses have already adopted the City’s Environmental Business Pledge as a framework for reducing their CO2 emissions and a number have already expressed an interest in the Government’s Feed in Tariff initiative as a means of supplying locally generated power to the national grid.

// Standards: • An ecological survey will be performed for every development.

// Targets: • Development will support and enhance the existing ecological value and biodiversity of the area. • Allotments will be provided within the neighbourhood to promote food growing • Private amenity space will offer residents an additional opportunity to grow food and plant trees.

Opportunities for the creation of local green jobs will be promoted, through the installation and maintenance of energy efficiency technologies, local energy generation, local food production and potential cycle and car hire. In addition, the Village Hub will provide business space/job opportunities for local food / retail sales to serve the neighbourhood.

// Targets: • Enhanced local services and amenities including a food market, medical centre and cash machine facilities will be promoted • All existing and future business located within West Gorton will be encouraged to engage local labour in services provided. • All businesses will be encouraged to contribute to carbon emission reduction targets for the neighbourhood, including, for example, signing up to City’s Environmental Business Pledge and generating their own renewable energy where possible. • Local energy generation solutions, the reductions of CO2 emissions via energy efficiency technologies and adoption of low carbon lifestyles will be promoted to all local businesses to support the green economy and create local job opportunities.

In order to reduce the impact of commercial vehicles on the residential streets of West Gorton business traffic will be managed through the implementation of a new street hierarchy.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Community

Re-shaping of the West Gorton neighbourhood will promote greater opportunities for resident interaction and activity through the provision of the Village Hub, high quality public realm and open spaces. The development of local allotments will foster recreation and social interaction. The neighbourhood will be better connected to the rest of east Manchester and the City Centre by improved and new pedestrian routes to public transport and other trails, pathways and cycle routes. Residents will be able to access quality facilities in the wider east Manchester area, including the Eastlands sporting and leisure complex, public parks and the employment, retail and leisure offer at the nearby city centre. All residents will be encouraged and supported to embrace sustainable and healthy lifestyles that will engender a sense of pride in their green neighbourhood.

// Place shaping

// Standards: • Development will create opportunities for social interaction e.g. through the design of active frontages and the provision of high quality public realm. • Streets and pathways will encourage movement within the area. • Greater social interaction will be created through the provision of allotments and structured open spaces

West Gorton will be an attractive place for people to live, work and visit. All new development will contribute to the creation of a place with a green identity that is easy to travel around and is connected to neighbouring areas. Development designs will also contribute to the sense of place in ways that enhance quality lifestyles and well-being through: a hierarchy of pedestrian and cycle friendly streets, high quality open space, and house designs that reduce the negative impacts of noise and air pollution and promote active street frontages and defensible space.

// Targets: • Development of good connections to the surrounding neighbourhoods • Useable, safe and high quality green spaces to encourage leisure and recreational activity, and provide health benefits • Encourage and support residents to engage in activities to reduce energy in every day life and adopt low carbon lifestyles.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Standards: • Development infrastructure will enable ease of movement around the area. • The placement, orientation, design of the buildings and landscaping will be planned in such way that negative impacts of noise, air pollutants and contamination are mitigated. • Wind studies will be performed to ensure a pleasant microclimate.

// Buildings // Targets: • Through housing and landscape design, development will have its own distinct identity in particular providing opportunities to display its green credentials. • All existing residential properties will be fully integrated into the new development through the use of boundary treatment, streetscape, green infrastructure and external enhancements.

The design of individual buildings will contribute to the sustainability of the overall West Gorton neighbourhood through the achievement of high environmental standards aspiring to Code for Sustainable Homes – Level 6 and BREEAM Outstanding. Homes will offer a healthy environment with good air quality, comfortable temperatures, low noise disturbance and no impact of unhealthy substances from the ground, water, air or building materials. Proposed new homes will offer a calm and private area for leisure and recreation. To contribute to the exacting environmental targets, domestic retrofit programmes will be supported and encouraged across all existing homes to ensure their place in a low carbon and energy efficient neighbourhood. External enhancements, boundary treatments and new streetscapes will integrate retained, new homes and proposed new homes and streets. Noise is one of the most common causes of disagreements between neighbours – property design for both houses and apartments will exceed the building regulations requirements for airborne and impact sound in order to comply with the Code for Sustainable Homes assessment.

// Proposed New Homes – Targets: • All new homes will comply with the Code for Sustainable Homes aspiring to Level 6 or equivalent • Indoor air quality will be controlled and measured when occupied • A home user guide describing how to achieve optimum benefit from sustainable new technologies and a sustainable lifestyle will be provided to every household. • All houses will offer private outdoor space. • Broadband connectivity – Developers will be encouraged to provide broadband connectivity through new fibre optic technologies. Next generation connectivity will be encouraged through the provision of a secondary duct network (at street and plot level). • Both airborne and impact sound are to be controlled with design that exceed building regulations and complies to the Code for Sustainable Homes.

// Non-residential – Targets: • All non-residential buildings will comply with BREEAM aspiring to Outstanding or equivalent • The Village Hub will be promoted as an exemplar zero carbon development, making use of Modern Methods of Construction, off site construction and new technologies.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Chapter 4

// Design Framework Regulating Plan Plot Plan House Types

// Design Parameters: • Proposed New Homes • Retained Homes - Refurbishment • Non Residential Buildings • Open Spaces • New Streets • Street Hierarchy • Drainage • Waste

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Chapter 4

// Design Framework The Design Framework details our design ambitions in relation to buildings, open spaces, streets, drainage and waste.

// The Design Framework contains: • A Regulating Plan (Plan 1) which illustrates the relationships and connections between different activities and land uses across the neighbourhood, and details the location of house types and features to achieve the environmental targets in greater detail than the master plan. • A Plot Plan (Plan 2) which indicates the approach to each proposed development plot and use of a variety of house types. Each proposed plot provides the basis for assessing land assembly requirements, procurement, potential density, financial viability and funding options.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// 06 - Regulating Plan

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// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

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// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// House Type 01: On Plot Parking

// House Type 02: On plot parkingBehind plot frontage

// House Types

This Framework provides a set of generic house types. These are not developed designs â&#x20AC;&#x201C; they are intended to define scale and massing as well as a range of in curtilage car parking solutions that optimise development density, whilst offering style choices that can be used within the various proposed development plots. The basic house types are indicative and example floor plans / internal layouts are included within Appendix A. Developers are free to propose their own house type solutions and variations on their own products, but with reference to what has been set out within this framework and with the aim of exceeding the standards and achieving the targets that have been detailed. Variant proposals will need to demonstrate how they address key plot arrangements, frontage, parking, integration arrangements and environmental targets that are fundamental to the Framework.

This house arrangement can be made into a terrace or semi-detached. Its three storey frontage lends itself to simply lined and defined streets. Parking is located on the drive frontage which also contains a small structure for waste bins. The house plan is flexible and if required can be reduced to a three bed two storey or a five bed three storey home, if the roof terrace is removed. The upper floor terrace can also be turned to face south.

This house arrangement can be made into a terrace or semi detached home. In pairs the house can provide two parking spaces partially located behind the house frontage and within plot. This is a small two storey house which can be adapted to provide larger accommodation if required. This arrangement offers a secure back garden whilst providing direct access to the garden and waste bins.

Placement

Frontage

Parking

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// House Type 03: On Plot Parking

// House Type 04: On plot Parking

// House Type 05: On Plot parking

Behind Building line

Inside House

along side.

This house arrangement can be a terrace or semi-detached villa. The house features a private entrance courtyard where parking is concealed and located behind the house frontage and screen wall which includes a gate for security. Waste bin storage is within the courtyard. Placement

This house arrangement is designed to maximise smaller or awkward shaped plots. The house entrance is located on its longest side enabling the house to front a corner. Parking is located where possible either side of the house. The emphasis here is on creating a house form which lends a sense of meaning to key corners.

This house arrangement is ideal as part of a terrace. There is a continuous street frontage where parking is located inside the ground floor of the house. Parking on the ground floor automatically makes these house arrangement three storeys. The upper floor can be adapted for more bedrooms if required. Placement Placement

Frontage

Frontage Frontage

Parking

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// Design Parameters

The design parameters that are detailed below relate to buildings, open spaces, streets, drainage and waste that also accord with the environmental targets for the area.

// Proposed New Homes The key design principles of new residential development should be based on a commitment to achieve the following key criteria: • Flexible living accommodation that can be readily adapted to suit the changing needs of the occupier over time. • Accommodation designed to Lifetime Homes / Design for Access 2 Standards. • Environmentally responsive construction aspiring to Code for Sustainable Homes Level 6 or equivalent. • A safe and secure internal and external living environment that maximises natural surveillance and achieves Secured by Design accreditation; • Running costs will be minimised with high levels of insulation and renewable energy solutions e.g. airsource heat pumps, photo-voltaic roof panels, etc • Proposed new homes will encourage an environmentally responsive lifestyle for the occupier with easy accessible internal (kitchen) recycling storage and outside recycling bins, low running costs, and excellent natural day-lighting.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

• The quality build at completion will be increased with the use of Modern Methods of Construction (MMCs) in the form of factory manufactured, highly insulated Timber Frame in conjunction with robust construction detailing, high quality workmanship with good site supervision and quality control. • Proposed new homes will be expected to achieve the highest CABE ‘Building for Life’ Standards. • A well considered and robust palette of external materials will be required to give identity to the individual homes and their location, whilst being complimentary to the sites immediate neighbours. • Provide an efficient building footprint orientated to maximise the southerly aspect of the site location to optimise the effectiveness of photo-voltaic roof panels.

// Retained Homes – Refurbishment

// Non Residential Buildings

• The relationships to the adjoining properties will be respected in terms of building line, scale, massing, and acceptable privacy distances

To contribute to the environmental targets for the neighbourhood, a retrofit programme will be encouraged to retained homes. The key elements of refurbishment works should include:

Non- residential development within the neighbourhood is currently focused on the provision of new facilities with the Village Hub.

• The potential for crime will be mitigated by careful consideration of security issues, responding in a passive manner where practical

• Energy efficiency measures – i.e. improvements to insulation, heating systems, windows, doors, etc.

• Apartments – will also maximise access provisions to entrance and private amenity space • The different shape and locations of apartment blocks will offer a choice of homes for those seeking to have ease of access to public transport links and to local areas of employment

• Standards of refurbishment which accommodate modern day lifestyles.

All non-residential development will be encouraged to achieve BREEAM Outstanding (or equivalent) and will be required to demonstrate a high quality of design and integration into the wider neighbourhood ambition, alongside ease of access to existing and future residents and visitors.

• Green infrastructure improvements- including private gardens, where possible, boundary treatment and streetscape that will integrate the new with existing homes

Businesses and services operating from the Village Hub will be encouraged to promote their low carbon credentials in terms of waste and water management, alongside staff training.

• Sustainable water and waste management options.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Open Spaces The West Gorton community will benefit from a variety of open spaces, each designed to support and encourage different leisure and recreational opportunities. There will be a focus on green open areas potentially with SUDS solutions, such as rain gardens and dry swales, with strong planting promoting the retention of water. Mature existing trees will be retained, where possible and new and appropriate tree planting will be encouraged. All of the proposed streets will provide opportunities for road-side planting, with tree planting being promoted for all main streets to soften and give an open green spacious feel to these routes.

// Gregory Street Gardens (A)

// Community Garden/Allotments (D)

This original Victorian garden will remain and become the northern part of the proposed linear park that stretches south to Ainsdale Street.

The existing green space between Clowes Street and Ainsdale Street will be remodelled into community allotments. Existing trees will be retained. This area is designed to help support some of the lifestyle ambitions for West Gorton in terms of fitness, social interaction, sustainable leisure and local food production.

// Activity Zone (B) This is a new green area designed to promote sporting activity and exercise and will contain a secure toddlerâ&#x20AC;&#x2122;s play area, kick about and outdoor gym.

// Village Gardens (C) A new formal garden will be created as a railed, quieter green space with seating and rest areas, adding a sense of reflection and retreat.

The proposed open spaces are outlined here and shown on the following plan:

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// Walking Trail (E ) A walking and fitness trail will be promoted as a dedicated marked route from this point, which integrates all of the green spaces including tree lined elements at Hyde Road and Pottery Lane.

// 08 - Open Spaces:

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g Tra

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Barnes Walker LANDSCAPE ARCHITECTURE & URBAN DESIGN

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// New Streets

// Street Hierarchy

One of the primary design elements underpinning the master plan is the retention of the existing street infrastructure, were possible, alongside the introduction of a number of new streets which are intended to re-wire the existing but disconnected street pattern.

All streets will be designed in line with Manchester Streetscape Manual and DfT’s Manual for Streets.

Together with the new streets, existing streets, routes and spaces will be remodelled into a network of simple well defined streets which are designed to be safe, useable places in their own right. The new streets will also create: • A strongly defined division between public and private space, which ensures that every street is lined and overlooked by new and existing homes. • A high quality public realm intended to foster a sense of pride and ownership in the community. • A more people-friendly environment, which efficiently manages car access and parking. • A strong spatial and physical hierarchy between different streets creating character and variety. • A network of green and ecological corridors running throughout the new West Gorton to provide sustainable drainage solutions, whilst adding to the overall greenness of the neighbourhood.

The Street Hierarchy plan, below, offers a range of street designs that are responsive to their role and function within the neighbourhood. New streets are also intended to mitigate the conflict of business related traffic, local residential routes and movement on foot/cycle. The geometry and layout of the streets will be carefully considered to ensure that the streets provide: a pleasant environment for pedestrians, good connections to local services, and an opportunity to improve the ecology across the area. Three street types are proposed (i.e. Main, Residential and Side – which area detailed within Appendix B) These typologies aim to: • Slow vehicle speeds through residential areas. • Provide suitable parking • Incorporate sustainable urban drainage systems • Promote Bennett Street as the main route for commercial traffic accessing industrial and businesses sites.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// 09 - Street Hierarchy

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Drainage

Changes in our climate will result in more intense and frequent episodes of extreme weather such a storms and floods. Given its topography and the positioning of existing underground rivers and streams the West Gorton neighbourhood is more vulnerable than many to flood risk in the future. In response, it is necessary to make the neighbourhood more resilient to disruption and potential damage that these changes will cause. A sustainable surface water drainage strategy is promoted in the design proposals. This strategy aims to reduce the risk of flooding by putting less strain on the existing public sewer network, whilst providing an opportunity to green elements of West Gorton. Developers will be encouraged to provide SUDS solutions to mitigate future flood risks.

// Dry Swales Dry swales are soft, grassy linear areas to hold water which evaporates and slowly drains away. // Bio-retention / rain gardens A depressed landscape area that collects and treats storm water runoff. // Rills Rills are open precast concrete channels to convey roof and road water. // Permeable paving The paving will allowing rainwater to infiltrate through the surface and into the underlying layers.

Solutions such as the provision of swales, rills and rain- gardens will also create greater opportunities for local biodiversity to thrive. Such SUDS options are detailed within Appendix C, and summarised opposite. Developers are encouraged to consider these and alternative SUDS solutions as part of their

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// 10 - SUDS – Options

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Waste

A key feature of the long term environmental sustainability for West Gorton is the approach to waste management. We are seeking to exceed the City’s current approach set out in “Waste Storage and Collection Guidance for New Developments”. Development in West Gorton will be required to respond to this challenge by delivering waste management solutions for all homes and businesses and non residential activity that will encourage and increase recycling activity and reduce waste whilst at the same time balancing such solutions with resident accessibility.

Models of waste collection, similar to those offered in other European countries should be explored including “Environment Houses”, to enable residents to dispose of their household refuse and recyclable products via specified access points outside and within the building. Design standards for “Environment houses” should incorporate green roofs, solar panels, and rainwater harvesting. Developers will be expected to explore a range of waste and recycling options along these principles.

Developers will be required to outline proposals to reduce waste and promote greater recycling opportunities. Recycling centres should be considered, which should be sensitively located across the neighbourhood. These centres must be attractive easily accessible and designed to conform to “Secured by Design” standards. Such an approach should facilitate more efficient waste collection, reduce the amount of collections required and offer residents with pleasant easily accessible locations to play their part in recycling and waste management.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Appendices A – House Floor Plans / Internal Layouts (by Type)

B – Street Types: • Main Streets • Residential Streets • Side Streets

C – Sustainable Urban Drainage Systems (SUDS): • Dry Swales • Bio-retention / rain gardens • Rills • Permeable paving

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// APPENDIX A – House Floor Plans / Internal Layouts (by Type) Example floor plans / internal layouts:

// Floor plans – House Type 01

Ground Floor

First Floor

// Floor plans – House Type 02

Second Floor

Ground Floor

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Floor plans – House Type 03

First Floor

Ground Floor

First Floor

// Floor plans – House Type 04

Ground Floor

First Floor

// Floor plans – House Type 05

Second Floor

Ground Floor

First Floor

Second Floor

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// APPENDIX B - Street Types // Main Streets

// Main Streets are divided into four categories: // Main Streets Type A

// Main Streets Type B

6m carriageway with 2m footways, swales and on street parking.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

6m carriageway with 2m footways and swales.

// Main Streets Type C 6m carriageway with 2m footways and on street Parking

// Main Streets Type D 6m carriageway with 2m footways

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// APPENDIX C - Street Types // Residential Streets // Residential Streets – Type A

Residential streets and Side streets run through areas of higher residential density and are pedestrian priority. Cars and certain service vehicles will have the freedom to move around all of these streets; however the street geometry is designed to encourage slow vehicle speeds, walking and cycling. Residential Streets are divided into five categories: // Residential Streets - Type A 4.5m carriageway with 2m footways, swales and on street parking. // Residential Streets - Type B 4.5m carriageway with 2m footways and on street parking. // Residential Streets - Type C 4.5m carriageway with 2m footways. // Residential Streets - Type D 4.5m carriageway with 2m footways and swales. // Residential Streets - Type E 4.5m carriageway with 2m footways, streets parking and continuous swales along one edge.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Residential Streets – Type B

// Residential Streets Type C

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Residential Streets – Type D

// Residential Streets – Type E

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// APPENDIX B - Street Types

// Side Streets

// Side Streets – Type A

Side Streets are be divided into three categories: // Side Streets – Type A 4.5m carriageway with 1.5m footways, rills and planters on both sides. // Side Streets – Type B 4.5 m carriageway with 1.5m footways, rills and planter on one side. // Side Streets – Type C 4.5m carriageway with 1.5m footways, planters and on street parking.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Side Streets – Type B

// Side Streets – Type C

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// APPENDIX C - Sustainable Urban Drainage Systems (SUDS)

// Examples of SUDS solutions:

// Dry Swales Dry swales are soft, grassy linear areas to hold water which evaporates and slowly drains away. The swales will: • Provide natural remediation to car parking runoff, reducing its pollution • Contain a filter drain at their base providing slow drainage outflow • Be approximately 4m wide, so that a 15m length provides 12m3 of storage • Have ecological value. The Construction Industry Research and Information Association (CIRIA) SUDS guide recommends a purpose grown amenity grade turf is generally appropriate.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Bio-retention / Rain Gardens A depressed landscape area that collects and treats storm water runoff. Excess runoff from extreme events is passed to other drainage facilities. In general planting densities of three plants per m or five plants per m2 should be suitable. In residential area where it is important the wetland is of some aesthetic value marginal plants such as yellow iris and meadowsweet are recommended.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// Rills Rills are open precast concrete channels to convey roof and road water. The rills will: • Have ‘V’ notches to provide some storage when raining • Typically 300mm deep x 250mm wide, providing 3m3 storage over 50m length • Have ecological value providing they do not dry out. Detention Basins are Vegetated depressions designed to provide flow control through attenuation of storm water runoff. They will normally remain dry except during and immediately after storm events and can function as recreational facilities. Planting should be resistant to water level changes and help minimise bank side erosion. Generally grass together with scattered scrubs is appropriate.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

// Permeable paving The paving will allowing rainwater to infiltrate through the surface and into the underlying layers. 400mm deep storage (through single sized stones (33% void ratio)) to be provided below permeable block paving.

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTERâ&#x20AC;&#x2122;S LOW CARBON NEIGHBOURHOOD

// 23 View of West Gorton by train

// ENVIRONMENT AND DESIGN FRAMEWORK FOR WEST GORTON // DELIVERING MANCHESTER’S LOW CARBON NEIGHBOURHOOD

DPP Shape Limited 3 New York Street, Manchester M1 4HN, UK 0845 264 1100

Martin Stockley Associates Carver’s Warehouse, 77 Dale Street, Manchester M1 2HG, UK 0161 228 6757

White Arkitekter AB Magasinsgatan 10, PO Box 2502, SE-403 17 Göteborg, Sweden + 46 31 60 86 00

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