2.0 Site Appraisal
“Whilst good housing design may follow general themes, it can never be based
upon a rule book. Every site will have a setting and particular set of problems
which will demand an individual response”
Guinness Trust Planning and Architecture Guide
2.1 The Need for a Site Appraisal
2.2 Desk-top Appraisal
2.2.1 Standard Appraisal
2.2.2 Supporting Information
2.2.3 Summary
2.3 Site Survey
2.3.1 Landscape Character
2.3.2 Existing Character
2.3.3 Character of Surrounding Development
2.3.4 Surrounding Topography
2.3.5 Local Landmarks and Special Features
2.3.6 Linkages
2.4 Site Analysis
2.4.1 Movement Analysis
2.5 Presentation of Findings
2.5.1 Outline Planning Applications
2.5.2 Reserved Matter Applications
2.5.3 Full Planning Applications
2.5.4 Supporting Documentation
2.6 Illustrative Site Appraisal
2.6.1 Next Steps
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2.1 The Need for a Site Appraisal
The starting point for every development is a detailed study of its
physical context. Designers and developers need to be familiar with
and aware of the specific physical characteristics of the site being
developed. The design concept for each site will vary depending upon
these characteristics. Equally important is that every development site
forms part of a wider context and therefore should never be looked at
in isolation. It is important to establish how the proposed site relates
to the surrounding environment. The site appraisal forms a
fundamental part of the evaluation process. This stage involves the
collection of qualitative and quantitative data to establish a
comprehensive profile of the site and the locality through a combination
of data collection, survey and analysis exercises:
Wildlife habitats adjacent to the site must be identified at a very early
stage to assess the short and long-term effects of development. The
desk appraisal and/or discussions with Peterborough City Council will
establish whether the site or the immediate locality is ecologically
sensitive, that is whether there are any known:
identify key habitats and species on site and the immediate vicinity and
establish the key constraints to development of the site and
opportunities for potential habitat enhancement.
Where a proposed development site is surrounded by nature
conservation designations, off-site adjoining areas should be
investigated in the context of nature conservation policy constraints.
Land Contamination
Where it is considered that the land could be contaminated by previous
uses or were former landfill tip sites, detailed historical information for
the site and more generally for the surrounding area, should be
reviewed in the light of the environmental setting to assess the
potential for environmental risk posed from past or current operations
at or in the locality of the site. This should include:
A Transport Assessment (TA) may need to be carried out.
Peterborough City Council should be contacted as soon as possible in
the development process, to discuss the need for a transport
assessment.
For further details on transport assessments, road safety audits, green
travel plans and movement analysis refer to Chapter 2.4.1.
2.2.3 Summary
From this, a thorough understanding of the area will emerge with
regard to the type(s) and magnitude of potential constraints and
opportunities on and off-site. The information collected at this
stage will form a basis for establishing priorities and objectives
and generating initial design concepts. Refer to Appendix E for
details of who to contact at Peterborough City Council for further
advice.
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2.3 Site Survey
New residential development must relate well, functionally and visually,
to the site and its setting. This relationship can be achieved if an
appraisal is undertaken to identify the elements on or around the site
that have a valuable or potentially detrimental impact on the proposed
development. The following key categories should be assessed:
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2.3.1 Landscape Character
Peterborough District includes the urban area of Peterborough itself
and a rich, varied rural area. A variety of landscape types and qualities
exist.
It is very important to identify the landscape character of the area in
which a scheme is to be developed. An understanding of the area’s
unique natural qualities ensures that any new proposals respect and
reflect the scale, type and juxtaposition of the local natural elements.
The Peterborough area consists of four major character areas, as
described in The Countryside Agency ‘Countryside Character Volume
6: East of England - The Character of England’s Natural and Man-
Made Landscape’ (1999). These areas are based on similarity of
landscape character.
Also refer to: Cambridgeshire County Council ‘Cambridgeshire
Landscape Guidelines, A Manual for Management and Change’
(1995).
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2.3.2 Existing Character
A great proportion of recent housing developments make reference to
“traditional architecture” to cater for people’s sense of stability and
identity. However many of these dwellings are dressed up in a series
of styles with “stick-on-elements” to suit consumer taste, which are
inappropriate to the local vernacular.
The starting point must be an understanding of local building traditions.
Recent housing development generally has led to the gradual loss of
distinctive regional character and variety.
Existing building forms in the area covered by Peterborough City
Council can be divided into clearly defined and differing built
environments. These are recognized as the City, villages, hamlets and
new town suburbs, all of which are divisible into urban, rural and semiurban
categories. Overlying this are clearly defined regional
characteristics based on local tradition and materials.
Figure 2.3C indicates the traditional building material zones and
division between urban and rural areas.
It is the limited range of materials, their use and combination that have
given the Peterborough area its distinctive characteristics. Traditional
building materials were those that were available nearby and therefore
there are clearly defined areas of specific material use. Certain areas,
especially to the north and west of Peterborough are almost exclusive
in their use of stone, for walls and roofs, whilst the Fen villages to the
east are typically finely detailed yellow brick buildings with Welsh slate
roofs.
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2.3.3 Character of Surrounding Development
It is important to establish the key elements contributing to the
character of an area and therefore setting the context for the design of
the new development. The spatial arrangement of existing
development requires careful analysis if the fabric of the new
development is to reflect it and be successfully integrated.
Underlying this analysis of the form of existing development, that is the:
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2.3.4 Surrounding Topography
The site’s surrounding topography will be an additional influence upon
the successful retention of existing views. Even in landscapes with
only gentle inclines, the skyline will assume greater prominence
because of its elevation and therefore will be particularly vulnerable to
change (Figure 2.3D and E)
2.3.5 Local Landmarks and Special Features
Good views and any attractive natural and man-made features beyond
the site can be used to create vistas and focal points and hence
reinforce the sense of place. It is important to assess the quality of the
views to and from the site including zones of visibility, type and quality
of near and distant views and identify poor views and the need for onsite
screening.
Views enjoyed by neighbouring settlements must be safeguarded and
where possible enhanced. (See Section 4.8.4 Views and Landmarks)
2.3.6 Linkages
The attractiveness, convenience and safety of the connections
between the development site and surrounding area is important to
how well it works as an area in which to live.
The proximity and extent of the network of roads, footpaths, cycleways
and public transport, how and where they link into the site will need to
be identified.
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2.4 Site Analysis
A site analysis should be submitted with all
planning applications. Essentially the analysis will
identify constraints and opportunities. It will include
existing features that can be incorporated into or
will influence the design approach.
A creative approach to the constraints and
opportunities revealed by analysis will help
generate a design solution that fits comfortably into
the context of the site.
An illustrative Site Analysis is set out in Section 2.6
(including drawings) in a report to accompany the planning application.
There are five main components to a movement appraisal:
The completion of a movement appraisal does not preclude the
requirement for a Transport Assessment. The thresholds at which a
TA should be undertaken remain as recommended in existing
guidelines (see Institution of Highways and Transportation, Guidelines
for Traffic Impact Assessment, 1994, p. 23). However, if carried out,
the Transport Assessment should take full account of the opportunities
available for forms of travel other than by car. The road provision on
the proposed site can be adjusted where it can be shown that a
significant number of journeys will be made by walking, cycling or
public transport.
Road Safety Audits
The main objective of a road safety audit is to ensure that all highway
schemes operate as safely as possible. The aim is to minimise the risk
of accidents, to enhance the importance of road safety in highway
design and to reduce the whole-life costs of a scheme. Road safety
audits should be carried out as outlined in current IHT Guidelines for
The Safety Audit of Highways, and the latest, Design Manual for Roads
and Bridges, Standard and Advice Notes.
Pedestrian and Cycle Audits
Pedestrian and cycle audits are carried out where there are concerns
over the quality of existing routes or where a proposed development
will lead to an increase in cycling and pedestrian activity. Typical
destinations where this would apply are schools, shops, bus stops etc.
The audit will identify routes and propose measures to improve safety,
quality and encourage use.
Green Travel Plans
Green Travel Plans help reduce the impact of travel on the
environment by proposing practical measures to reduce car travel to
work, for business travel and the environmental impact of cars, lorries
and vans when they have to be used.
Businesses, schools, hospitals, local authorities and other major
employers are encouraged to adopt travel plans of their own.
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2.5 Presentation of Findings
The site appraisal is the culmination of the desk appraisal, survey,
analysis and assessment of the relative importance of the various site
features identified. The conclusions must be recorded and presented
as part of the planning application in the form of a summary report and
supporting plans. The level and type of information required to
demonstrate design quality will depend on the type of application
submitted and the scale, complexity and sensitivity of the proposed
development, site and surrounding area.
It is recommended that the scope of the site appraisal be
discussed and agreed in advance with the appropriate planning
officer of the council prior to submission.
2.5.1 Outline Planning Applications
An application for outline permission is submitted to establish whether
a proposed development is acceptable in principle. Outline consent
grants approval for the construction of a building subject to the
submission and subsequent approval of detail design relating to, siting,
design, external appearance, means of access; and the landscaping of
the site. At outline stage the site analysis should be used to establish
the main principles for the future development of the site.
In addition to the usual site plan, forms, certificates and appropriate fee
the submission of the following details will be encouraged
Reserved matter applications are submitted following the granting of
outline consent. The application must contain all details necessary to
enable Peterborough City Council to determine the merits of the
proposed development.
The submission of the following details will be encouraged:
Applications seeking full planning permission should contain the details
as set out in Sections 2.5.1 and 2.5.2
2.5.4 Supporting Documentation
Reference has already been made in Section 2.2.2 to the possible
need for additional specialist studies such as a full Environmental
Statement, or one or more individual studies such as a landscape and
visual impact assessment, if the development is not considered to
require an Environmental Statement.
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2.6 Illustrative Site Appraisal
The following section provides an illustrative example of a site
appraisal that should be submitted as part of an application for
planning consent. The examples relate to hypothetical sites in both
urban and rural areas:
approach to a site appraisal, they are not intended to be prescriptive.
The size and nature of the site will determine the form of presentation.
In relatively straightforward sites, it may be possible to include the
survey and analysis on one plan using a combination of annotations
and clear graphics. On more complex sites, the information should be
separated out into a series of plans. Whatever the form of
presentation, the submitted drawings must clearly demonstrate:
The site is approximately 4 hectares of former industrial land located within a mixed-use area about 1.5 miles from the town/city centre.
Land-Use
The site is surrounded primarily by existing residential development within a traditional road pattern. To the north and north-west respectively there is a primary school and a local shopping centre within easy walking distance. To the west and east there are areas of industrial and business uses. Contiguous to the eastern boundary of the site is a small complex of workshops and business start up units.
Built Form Character
The site is surrounded by a traditional Victorian street layout of
perimeter blocks with a combination of terrace and semi-detached properties ranging from two to three storeys.
Access and Movement
Immediately to the north of the site runs the local distributor
providing direct access to the city centre. The site is well served by public transport with bus-stops located within easy walking distance. The site is also within walking distance of the railway station providing access to the city centre and other mainline services. To the north is the canal/river and access to the city-wide footpath/cycleway network.
Landscape and Open Space Network
The site is within 5 minutes walking distance of two local parks and the recreational facilities and open spaces adjacent to the canal to the north. Within the site there are a number of existing trees and shrubs of varying quality and significance.
Land-Use
The site is bordered to the north and south by existing streets, the most important
of which is the High Street. There are four potential access points with two
additional pedestrian/cycle access points. There is a pedestrian crossing on the
High Street providing access to the primary school. There are also two bus stops
within walking distance to the north-west.
Services
The site is served by all utilities. There are no constraints on development by
existing service runs.
Landscape and Open Space Network
Within the site itself are a number of existing mature trees and hedgerows of
varying quality and significance. There are no tree preservation orders.
The site appraisal should also be accompanied by a supporting
design statement which highlights the:
opposite.
2.6.1 Next Steps
Once the site appraisal has been successfully carried out, the next
stage in the design process is to look at generating a cohesive
development framework. As a general guide, a development
framework should be produced for sensitive sites or development
sites with an area of 1 hectare or more. This is discussed in Section
4.0 – Design Principles. Prior to embarking on the design concept,
developers will be encouraged to involve the community as part of the
design and development process.
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“Whilst good housing design may follow general themes, it can never be based
upon a rule book. Every site will have a setting and particular set of problems
which will demand an individual response”
Guinness Trust Planning and Architecture Guide
2.1 The Need for a Site Appraisal
2.2 Desk-top Appraisal
2.2.1 Standard Appraisal
2.2.2 Supporting Information
2.2.3 Summary
2.3 Site Survey
2.3.1 Landscape Character
2.3.2 Existing Character
2.3.3 Character of Surrounding Development
2.3.4 Surrounding Topography
2.3.5 Local Landmarks and Special Features
2.3.6 Linkages
2.4 Site Analysis
2.4.1 Movement Analysis
2.5 Presentation of Findings
2.5.1 Outline Planning Applications
2.5.2 Reserved Matter Applications
2.5.3 Full Planning Applications
2.5.4 Supporting Documentation
2.6 Illustrative Site Appraisal
2.6.1 Next Steps
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
2.1 The Need for a Site Appraisal
The starting point for every development is a detailed study of its
physical context. Designers and developers need to be familiar with
and aware of the specific physical characteristics of the site being
developed. The design concept for each site will vary depending upon
these characteristics. Equally important is that every development site
forms part of a wider context and therefore should never be looked at
in isolation. It is important to establish how the proposed site relates
to the surrounding environment. The site appraisal forms a
fundamental part of the evaluation process. This stage involves the
collection of qualitative and quantitative data to establish a
comprehensive profile of the site and the locality through a combination
of data collection, survey and analysis exercises:
- Desk Appraisal;
- Site Survey; and
- Site Analysis
It is in the interests of anyone applying for planning consent to ensure
that an accurate and comprehensive site appraisal is submitted in
addition to the normal certificates and forms. Details of information to
be submitted are set out in Section 2.5 - Presentation of Findings.
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2.2 Desk Appraisal
The following section breaks the desk appraisal into two types of
appraisal. The standard desk appraisal is a routine research process
which is essentially information gathering that is publicly and easily
accessible from a variety of sources. The second type of desk
appraisal requires specialist input. Landowners and developers
should seek professional advice at an early stage when
considering proposals.
2.2.1 Standard Appraisal
The following steps should be undertaken as part of the desk appraisal
for all development sites.
- review of all relevant documentation forming part of the
statutory planning framework (Cambridgeshire Structure Plan
and Peterborough Local Plan etc) relating to the site and locality; - collection of site specific data relating to the planning context of
the site including previous land-uses, planning consents and
associated conditions, public rights of way, tree preservation orders,
historic buildings or structures, conservation areas, site of
archaeological importance, landscape or nature conservation
designations; - a site history review with reference to historical maps, land use
records and aerial photographs to assess the type of activities
carried out at the site historically; - location and capacity of on-site and off-site services;
- ownership including multiple ownership and ransom strips; and
- legal Issues including tenancies, restrictive covenants, easements.
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2.2.2 Supporting Information
The standard desk appraisal will provide a good indication of the
amount of supporting information, including technical studies and/or
site investigations, which may be required. For example, if any
engineering works or industrial processes have been historically
located on the site there will be a need to get specialist advice to
identify whether land contamination is likely to be a problem.
Outlined below are those studies that are more likely to be required to
support certain planning applications. The requirement for each will
depend on the individual site and the type and size of development. It
is recommended that Peterborough City Council is consulted at
the earliest stage to determine which studies will be required and
agree scoping of work prior to any study being undertaken.
Environmental Impact Assessment
An Environmental Impact Assessment (EIA) is a formal requirement to
accompany planning applications normally for very large developments
and/or whether development is likely to have an impact on more
sensitive sites. It provides information about the likely environmental
effects of the proposals as required by the Town and Country Planning
(Environmental Impact Assessment) Regulations 1999. Schedule 1
projects require an Environmental Statement (ES) in every case.
Schedule 2 projects may require an ES depending on whether they are
likely to have significant effects on the environment. Full details of
Schedule 1 and 2 projects are contained in the Regulations. The scope
of the ES can be discussed with the Planning Authority at an early
stage before an application is submitted.
A summary of what an EIA should include is provided below:
- a description of the proposed development including information
about the site, design, size or scale; - data necessary to identify and assess the main environmental
effects of the development, a description of the likely significant
effects, both direct and indirect of the proposals on the environment
by reference to its impact on a number of environmental indicators; - description of any measures proposed to mitigate significant
adverse effects. - A non-technical summary of all the detailed technical reports for the
benefit of the lay reader.
Landscape and Visual Impact
A landscape and visual impact assessment may be required where:
- the site lies within or adjacent to open countryside;
- the site contains or lies adjacent to designated areas of historic or
nature conservation value; or - the site is visually prominent.
- zones or individual landscape elements which are of exceptional or
high landscape value and which should be retained at all costs; - zones within the site which have some landscape character or
important elements but where development could be
accommodated; and - zones which have little or no existing character or landscape
structure and which need positive improvement or enhancement to
create a new landscape structure or improve the existing one.
Wildlife habitats adjacent to the site must be identified at a very early
stage to assess the short and long-term effects of development. The
desk appraisal and/or discussions with Peterborough City Council will
establish whether the site or the immediate locality is ecologically
sensitive, that is whether there are any known:
- Internationally designated or proposed sites such as Ramsar
Sites, Special Protection Areas, Biosphere Reserves and Special
Areas of Conservation; - Nationally designated sites such as SSSI’s or non-designated
sites meeting SSSI selection criteria, NNRs, Marine Nature
Reserves, NCR Grade 1 sites; - Regionally significant sites containing viable areas of threatened
species which exceed SINC criteria but not meeting SSSI selection
criteria; and - Locally significant nature conservation sites ranging from high
value sites such as SINC or SMI, ancient semi-natural woodland,
designated local nature reserves to sites which, although
undesignated, are considered valuable in their contribution to
enriching the habitat resource within the neighbourhood.
identify key habitats and species on site and the immediate vicinity and
establish the key constraints to development of the site and
opportunities for potential habitat enhancement.
Where a proposed development site is surrounded by nature
conservation designations, off-site adjoining areas should be
investigated in the context of nature conservation policy constraints.
Land Contamination
Where it is considered that the land could be contaminated by previous
uses or were former landfill tip sites, detailed historical information for
the site and more generally for the surrounding area, should be
reviewed in the light of the environmental setting to assess the
potential for environmental risk posed from past or current operations
at or in the locality of the site. This should include:
- a review of the contaminated land register held by Peterborough
City Council Planning Department; - a desk appraisal of the site setting in terms of both local and
regional geological and hydrogeological conditions; - review of on-site and local borehole/well logs, previous site
investigation reports, groundwater flow information, local
groundwater abstractions, local surface waters and other available
borehole data. This task should also include an assessment of the
potential for off-site migration, evaluation of potential sensitivities of
off-site receptors including surface water bodies and/or aquifers; - from the data collected, the geological and hydrogeological regime
in the vicinity of the development should be reviewed in terms of
sensitivity of the setting. In particular, the potential for, and the
impacts of, any contaminant transfer, (if present at the site), to
either surface waters or groundwaters and the potential implications
for the development should be reviewed; and - data held by the British Geological Survey (BGS) should be
reviewed, and contact should be made with the Environment
Agency (EA) to supplement obtained information.
A Transport Assessment (TA) may need to be carried out.
Peterborough City Council should be contacted as soon as possible in
the development process, to discuss the need for a transport
assessment.
For further details on transport assessments, road safety audits, green
travel plans and movement analysis refer to Chapter 2.4.1.
2.2.3 Summary
From this, a thorough understanding of the area will emerge with
regard to the type(s) and magnitude of potential constraints and
opportunities on and off-site. The information collected at this
stage will form a basis for establishing priorities and objectives
and generating initial design concepts. Refer to Appendix E for
details of who to contact at Peterborough City Council for further
advice.
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2.3 Site Survey
New residential development must relate well, functionally and visually,
to the site and its setting. This relationship can be achieved if an
appraisal is undertaken to identify the elements on or around the site
that have a valuable or potentially detrimental impact on the proposed
development. The following key categories should be assessed:
- Physical and natural influences on the site;
- Patterns and shape of surrounding development;
- Architectural form of surrounding buildings;
- Local landmarks and special features distinctive to the site
and/or context; and - Linkages including vehicular access, pedestrian and cycle links
both on and off-site.
It is recognised that in some locations the surrounding environment will
provide few contextual clues or positive features where any attempt at
integrating the development could mean reinforcing the mediocre or
worse. In these instances designers should draw inspiration from the
wider context and aim to create an innovative and visually attractive
development that will make a positive contribution to development in
the locality, leading the way for development in the future.
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2.3.1 Landscape Character
Peterborough District includes the urban area of Peterborough itself
and a rich, varied rural area. A variety of landscape types and qualities
exist.
It is very important to identify the landscape character of the area in
which a scheme is to be developed. An understanding of the area’s
unique natural qualities ensures that any new proposals respect and
reflect the scale, type and juxtaposition of the local natural elements.
The Peterborough area consists of four major character areas, as
described in The Countryside Agency ‘Countryside Character Volume
6: East of England - The Character of England’s Natural and Man-
Made Landscape’ (1999). These areas are based on similarity of
landscape character.
Character Areas |
The Fens |
Rockingham Forest |
Bedfordshire and Cambridge Claylands |
Kesteven Uplands |
Also refer to: Cambridgeshire County Council ‘Cambridgeshire
Landscape Guidelines, A Manual for Management and Change’
(1995).
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2.3.2 Existing Character
A great proportion of recent housing developments make reference to
“traditional architecture” to cater for people’s sense of stability and
identity. However many of these dwellings are dressed up in a series
of styles with “stick-on-elements” to suit consumer taste, which are
inappropriate to the local vernacular.
The starting point must be an understanding of local building traditions.
Recent housing development generally has led to the gradual loss of
distinctive regional character and variety.
Existing building forms in the area covered by Peterborough City
Council can be divided into clearly defined and differing built
environments. These are recognized as the City, villages, hamlets and
new town suburbs, all of which are divisible into urban, rural and semiurban
categories. Overlying this are clearly defined regional
characteristics based on local tradition and materials.
Figure 2.3C indicates the traditional building material zones and
division between urban and rural areas.
It is the limited range of materials, their use and combination that have
given the Peterborough area its distinctive characteristics. Traditional
building materials were those that were available nearby and therefore
there are clearly defined areas of specific material use. Certain areas,
especially to the north and west of Peterborough are almost exclusive
in their use of stone, for walls and roofs, whilst the Fen villages to the
east are typically finely detailed yellow brick buildings with Welsh slate
roofs.
----------------------------------------------------------------------------------- back to top >>
2.3.3 Character of Surrounding Development
It is important to establish the key elements contributing to the
character of an area and therefore setting the context for the design of
the new development. The spatial arrangement of existing
development requires careful analysis if the fabric of the new
development is to reflect it and be successfully integrated.
Underlying this analysis of the form of existing development, that is the:
- character of development, the degree to which the surrounding
area is building or landscape dominated and therefore the amount
of space between buildings. Urban sites are building dominated
with terraced forms backing pavements and generally high
densities. The edge of town sites and rural sites are generally
landscape dominated being much greener in character. - pattern of development, whether laid out formally/informally
and/or linear/enclosed; - building elements including the scale and massing of the built
form, materials and fenestration; and - key features including landmarks and views.
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2.3.4 Surrounding Topography
The site’s surrounding topography will be an additional influence upon
the successful retention of existing views. Even in landscapes with
only gentle inclines, the skyline will assume greater prominence
because of its elevation and therefore will be particularly vulnerable to
change (Figure 2.3D and E)
2.3.5 Local Landmarks and Special Features
Good views and any attractive natural and man-made features beyond
the site can be used to create vistas and focal points and hence
reinforce the sense of place. It is important to assess the quality of the
views to and from the site including zones of visibility, type and quality
of near and distant views and identify poor views and the need for onsite
screening.
Views enjoyed by neighbouring settlements must be safeguarded and
where possible enhanced. (See Section 4.8.4 Views and Landmarks)
2.3.6 Linkages
The attractiveness, convenience and safety of the connections
between the development site and surrounding area is important to
how well it works as an area in which to live.
The proximity and extent of the network of roads, footpaths, cycleways
and public transport, how and where they link into the site will need to
be identified.
----------------------------------------------------------------------------------- back to top >>
2.4 Site Analysis
A site analysis should be submitted with all
planning applications. Essentially the analysis will
identify constraints and opportunities. It will include
existing features that can be incorporated into or
will influence the design approach.
A creative approach to the constraints and
opportunities revealed by analysis will help
generate a design solution that fits comfortably into
the context of the site.
An illustrative Site Analysis is set out in Section 2.6
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2.4.1 Movement Analysis
A fundamental aspect of any site is how it connects to the surrounding
area. The quality of routes to and from a site will determine the long
term success of its development, and how it contributes to the
promotion of sustainable forms of transport. Therefore a movement
appraisal should be an essential part of the initial site study. The
scope and issues of the movement appraisal should be discussed
with the Highways Authority before being undertaken.
The aim of the movement appraisal is to show:
- how the site relates to existing routes and facilities;
- how all forms of movement will be provided for in the proposed
development, taking particular account of walking, cycling and
public transport; - the impact of the development on existing routes and transport
facilities; and - the impact of the development on programmed schemes.
(including drawings) in a report to accompany the planning application.
There are five main components to a movement appraisal:
- The site and its context. This demonstrates how the site relates
to existing movement routes, in the local area and in Peterborough
as a whole. - Walking This shows how direct, convenient and safe walking
routes can be provided to key facilities, e.g.
- The post box, within 2-3 minutes walking distance.
- The newsagent and bus stop, within 5 minutes walking distance.
- A health centre and primary school, 10 minutes walking
distance. - Cycling This shows how the site relates to Peterborough’s wellestablished
cycle network. Clear, safe, convenient cycle routes
should connect the site to neighbourhood shops, primary school,
secondary school and local employment areas. - Public transport This demonstrates how the site will be linked to
bus routes or, if appropriate, how an existing route can be extended
through the development area. - Road linkages This defines how the site will be integrated with the
surrounding area, in particular how direct, attractive connections will
be made to key facilities and routes.
The completion of a movement appraisal does not preclude the
requirement for a Transport Assessment. The thresholds at which a
TA should be undertaken remain as recommended in existing
guidelines (see Institution of Highways and Transportation, Guidelines
for Traffic Impact Assessment, 1994, p. 23). However, if carried out,
the Transport Assessment should take full account of the opportunities
available for forms of travel other than by car. The road provision on
the proposed site can be adjusted where it can be shown that a
significant number of journeys will be made by walking, cycling or
public transport.
Road Safety Audits
The main objective of a road safety audit is to ensure that all highway
schemes operate as safely as possible. The aim is to minimise the risk
of accidents, to enhance the importance of road safety in highway
design and to reduce the whole-life costs of a scheme. Road safety
audits should be carried out as outlined in current IHT Guidelines for
The Safety Audit of Highways, and the latest, Design Manual for Roads
and Bridges, Standard and Advice Notes.
Pedestrian and Cycle Audits
Pedestrian and cycle audits are carried out where there are concerns
over the quality of existing routes or where a proposed development
will lead to an increase in cycling and pedestrian activity. Typical
destinations where this would apply are schools, shops, bus stops etc.
The audit will identify routes and propose measures to improve safety,
quality and encourage use.
Green Travel Plans
Green Travel Plans help reduce the impact of travel on the
environment by proposing practical measures to reduce car travel to
work, for business travel and the environmental impact of cars, lorries
and vans when they have to be used.
Businesses, schools, hospitals, local authorities and other major
employers are encouraged to adopt travel plans of their own.
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2.5 Presentation of Findings
The site appraisal is the culmination of the desk appraisal, survey,
analysis and assessment of the relative importance of the various site
features identified. The conclusions must be recorded and presented
as part of the planning application in the form of a summary report and
supporting plans. The level and type of information required to
demonstrate design quality will depend on the type of application
submitted and the scale, complexity and sensitivity of the proposed
development, site and surrounding area.
It is recommended that the scope of the site appraisal be
discussed and agreed in advance with the appropriate planning
officer of the council prior to submission.
2.5.1 Outline Planning Applications
An application for outline permission is submitted to establish whether
a proposed development is acceptable in principle. Outline consent
grants approval for the construction of a building subject to the
submission and subsequent approval of detail design relating to, siting,
design, external appearance, means of access; and the landscaping of
the site. At outline stage the site analysis should be used to establish
the main principles for the future development of the site.
In addition to the usual site plan, forms, certificates and appropriate fee
the submission of the following details will be encouraged
- Site survey and analysis setting out the constraints and
opportunities. The scale of the drawings submitted will be
dependent on the size and complexity of the site. As a general rule
submitted site plans should be at a scale of 1:500 or on very large
sites 1:1250. Smaller development sites may be more appropriate
on 1:200 site plan; and - A development framework which identifies the main principles for
the future development of the site
Reserved matter applications are submitted following the granting of
outline consent. The application must contain all details necessary to
enable Peterborough City Council to determine the merits of the
proposed development.
The submission of the following details will be encouraged:
- precise boundaries of the site;
- position of all buildings, their design, proposed materials;
- design of all amenity areas etc, including proposed materials and
specification; - details of all access arrangements (roads, footpaths, footways,
cycleway), parking provision and routes proposed for adoption; - details of all utility services;
- hard and soft landscape details, including construction details and
material specifications, details of planting such as species selection,
placement, site preparation and maintenance; and - maintenance proposals for public areas not to be adopted;
Applications seeking full planning permission should contain the details
as set out in Sections 2.5.1 and 2.5.2
2.5.4 Supporting Documentation
Reference has already been made in Section 2.2.2 to the possible
need for additional specialist studies such as a full Environmental
Statement, or one or more individual studies such as a landscape and
visual impact assessment, if the development is not considered to
require an Environmental Statement.
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2.6 Illustrative Site Appraisal
The following section provides an illustrative example of a site
appraisal that should be submitted as part of an application for
planning consent. The examples relate to hypothetical sites in both
urban and rural areas:
- urban infill;
- urban extension;
- village extension; and
- village infill.
approach to a site appraisal, they are not intended to be prescriptive.
The size and nature of the site will determine the form of presentation.
In relatively straightforward sites, it may be possible to include the
survey and analysis on one plan using a combination of annotations
and clear graphics. On more complex sites, the information should be
separated out into a series of plans. Whatever the form of
presentation, the submitted drawings must clearly demonstrate:
- the key constraints and opportunities; and
- outline the key design principles taken into account in preparing
the scheme design.
| Example 1 Urban Infill: Development Context |
The site is approximately 4 hectares of former industrial land located within a mixed-use area about 1.5 miles from the town/city centre.
Land-Use
The site is surrounded primarily by existing residential development within a traditional road pattern. To the north and north-west respectively there is a primary school and a local shopping centre within easy walking distance. To the west and east there are areas of industrial and business uses. Contiguous to the eastern boundary of the site is a small complex of workshops and business start up units.
Built Form Character
The site is surrounded by a traditional Victorian street layout of
perimeter blocks with a combination of terrace and semi-detached properties ranging from two to three storeys.
Access and Movement
Immediately to the north of the site runs the local distributor
providing direct access to the city centre. The site is well served by public transport with bus-stops located within easy walking distance. The site is also within walking distance of the railway station providing access to the city centre and other mainline services. To the north is the canal/river and access to the city-wide footpath/cycleway network.
Landscape and Open Space Network
The site is within 5 minutes walking distance of two local parks and the recreational facilities and open spaces adjacent to the canal to the north. Within the site there are a number of existing trees and shrubs of varying quality and significance.
| Example 1 Urban Infill: Site Appraisal (1) |
Land-Use
- former bus depot and garage.
- number of disused buildings remaining.
- visible signs of oil spillage from the repairing of vehicles around site.
Possible ground contamination. Need for specialist studies prior to
detailed design to determine location and extent of ground contamination,
undertake a risk assessment and identify remedial action. - local primary school and shopping centre lie immediately to the north and
north-east. - need to provide safe and convenient access to these facilities.
- two of the four buildings are listed.
- buildings in varying states of disrepair but are of reasonable townscape and
architectural quality. Further investigations will be carried out to investigate
the options for re-use. - site is surrounded primarily by traditional streets with a combination of terrace
and semi-detached housing. The layout is quite formal in character and is
building dominated based on a combination of regular and distorted grids.
Each block is a perimeter block with building frontages overlooking streets and
public spaces with private areas enclosed to the rear. Buildings are generally
two storey but with some larger three storey properties on primary circulation
routes and at corners. The buildings on the High Street are generally three
storey with retail/business use at ground floor and residential/office use above. - development should relate to High Street and Low Street frontages.
- vista to church is important and should be retained.
- site is bordered by rear fences of existing residential development which is
both visually unattractive and reduces the security of the existing properties.
The site is bordered to the north and south by existing streets, the most important
of which is the High Street. There are four potential access points with two
additional pedestrian/cycle access points. There is a pedestrian crossing on the
High Street providing access to the primary school. There are also two bus stops
within walking distance to the north-west.
Services
The site is served by all utilities. There are no constraints on development by
existing service runs.
Landscape and Open Space Network
Within the site itself are a number of existing mature trees and hedgerows of
varying quality and significance. There are no tree preservation orders.
| Example 1 Urban Infill: Site Appraisal (2) |
| Example 1 Urban Infill: Movement Analysis |
| Example 2 Urban Extension: Site Appraisal |
| Example 3 Village Extension: Development Context |
| Example 3 Village Extension: Site Appraisal |
| Example 4 Village Infill: Site Appraisal |
The site appraisal should also be accompanied by a supporting
design statement which highlights the:
- strategic framework for the development proposals addressing
issues such as the overall design concept, land-use, transport and
landscape strategies; and - the principles of development.
opposite.
2.6.1 Next Steps
Once the site appraisal has been successfully carried out, the next
stage in the design process is to look at generating a cohesive
development framework. As a general guide, a development
framework should be produced for sensitive sites or development
sites with an area of 1 hectare or more. This is discussed in Section
4.0 – Design Principles. Prior to embarking on the design concept,
developers will be encouraged to involve the community as part of the
design and development process.
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