Changes to the NPPF concerning Design

Hello Beautiful

So what is happening in the planning world concerning design issues? Open up to read this interesting and useful round-up from Susan one of our Directors of Planning, there is a little bit of something in this article for everyone.

Beautiful design

The retained section 12 continues to consider design issues.  The first big change is the title – we have moved from Achieving Well Designed Places to – Achieving Well-Designed and Beautiful Places.  So Beautiful is top priority of Design – you would therefore expect, to be clear, that beauty or beautiful would be defined in the glossary – sadly not. The dictionary definition is pleasing to the senses or mind aesthetically and of a very high standard or excellence.  I was always taught that beauty is in the eye of the beholder.  So poetically designed building of excellence from now on.

So where to start when at the Design stage of a development?  We are instructed that the first stop should be the National Design Guide and National Model Design Code. All LPA’s should have a relevant Design Guide and Design Code.

A Design Guide is the document produced by each authority to specify good design practice at a local level.  A Design Code is a set of illustrated design requirements that provide specific, detailed parameters for the physical development of an area or site.  This should be based on a Masterplan for an area.  Design teams should therefore, start a master plan based on the local Design Code, which should be reference in the Planning Design and Access Statement.

The NPPF emphasizes that Beautiful Design comprises of developments that function well and add to the quality of an area for the lifetime of the development.  It should be visually attractive as a result of good architecture and effective landscaping.  The design should be sympathetic to local character and history, including landscape setting.

So the major design change regarding Design emphases beauty. It has always been important to contextualize a development, it is now important to demonstrate this, with reference to Design Guides and spelling out how each development is “beautiful”.

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Trees

Paragraph 136 states the importance of trees and continues to emphases the trees can make to the character and quality of urban environments and help to mitigate and adapt to climate change.  There is no change in this paragraph, but I would emphasize that trees added to a layout wherever possible will tick a beautiful box.

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Section 11 Making effective use of Land‍

This section has been beefed up with regard to the section concerning the use of airspace as in taller buildings.  Section124 (e) now state that LPA’s should allow mansard roof extensions on suitable properties where their external appearance harmonizes with the original building.  To accompany this, there is a new definition of a Mansard roof, which is a type of roof that is characterized by two slopes, the lower steep and upper shallow. It is generally regarded as a suitable type of roof extension for buildings which are part of a terrace of at least three buildings and at least two stories tall with a parapet running the entire length of the front façade. This is one of the more quirkier aspects of the changes, and interesting that it required a definition.

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Achieving Appropriate Densities

Anew paragraph, 130 has been added stating when applying paragraphs 129(a) and(b) (densities defined in area based character assessments) to existing urban areas, significant uplifts in the average density of residential development may be inappropriate if the resulting built form would be wholly out of character with the existing area. Such circumstances should be evidenced through an authority-wide design code which is adopted or will be adopted as part of the development plan.

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Community-led Development

Paragraph73 is a new provision for community-led development of exception sites, on sites that would not otherwise be suitable as rural exception sites.  There is also a definition of Community-led developments which are defined as : A development instigated and taken forward by a not for-profit organisation set up and run primarily for the purpose of meeting the housing needs of its members and the wider local community, rather than being a primarily commercial enterprise. The organisation is created, managed and democratically controlled by its members. It may take any one of various legal forms including a community land trust, housing co-operative and community benefit society. Membership of the organisation is open to all beneficiaries and prospective beneficiaries of that organisation. The organisation should own, manage or steward the homes in a manner consistent with its purpose, for example through a mutually supported arrangement with a Registered Provider of Social Housing. The benefits of the development to the specified community should be clearly defined and consideration given to how these benefits can be protected overtime, including in the event of the organisation being wound up.

There is also a foot note 37  Community-led development exception sites should not be larger than one hectare in size or exceed 5% of the size of the existing settlement.

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Rural Housing

Rural housing policy remains unchanged, with paragraph 84 ( e ) for development which is is truly outstanding, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and - would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.  It would be interesting to see such countryside exceptional quality designed houses coming forward.

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Older People

Paragraph 63 now defines older people as a class that should be considered when identifying need, size and type of housing tenure. Yes, there is a definition of Older People as People over or approaching retirement age, including the active, newly retired through to the very frail elderly; and whose housing needs can encompass accessible, adaptable general needs housing through to the full range of retirement and specialised housing for those with support or care needs.  This is now an important group to consider when looking at the initial design concepts.

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