Figure 8.

Extracts of Example
Area Type Worksheet
See guidance notes
appendix for template

12
Built Form
52. Built form refers to the three-dimensional arrangement of buildings, iii Whether buildings join: How v Public/private: New development
blocks, streets and spaces. This will form the core of the design code and buildings relate to neighbouring should create a clear separation
the settings for each element of built form will vary considerably by area type. buildings has an important impact between the public fronts of buildings
Detailed information is provided in Guidance Note Code Content: Built on urban form. Likely variation in and the private rears within the centre
Form. guidance by area type is shown of development blocks. This is normally
in Fig 17. See B.1.ii Whether achieved using blocks. Likely variation
i Density: Codes should defne density ranges, ii Plot ratio: Calculated by dividing the Buildings Join by area type is shown in Fig 18. See
which are likely to be higher for town and gross foor area of the building by the B.2.i Blocks
local centres and lower in suburbs (illustrative area of the plot, plot ratios along with site iv Grain: The pattern of plots in an
urban block/area. New development vi Edges of development: Codes
example below) Mixed use schemes can be coverage should be used alongside good
should demonstrate how the edges of
calculated on a pro-rata basis. See B.1.i urban design principles to regulate the should, where possible, be
plots are treated and how this relates to
Density density of mixed-use and non-residential sympathetic to the existing grain. The
the landscape and wider context.
uses (example below) See B.1.i Density grain is likely to be fner (smaller plot
Town Centres: >200d/ha size) in town/local centres and coarser
Urban Neighbourhoods: 60-120d/ha Town Centres: Plot Ratio >2 (larger plot sizes) in suburbs. See Figure 18.
Suburbs: 30-50 d/ha Urban Neighbourhoods: Plot Ratio >1 B.1.iii Building Types and Forms Typical Block Types
Suburbs: Plot Ratio <0.5
Figure 17. Whether buildings join

Suburbs (or rural

areas): Buildings are
either detached or only
Town centres: join on one side.
Buildings should be
allowed to join on Urban neighbourhoods:
either side and to the Buildings should be allowed/ Town centre Urban neighbourhood Suburban informal
rear. required to join on either side. courtyard blocks perimeter blocks blocks

20
Built Form
vii Building line: The building line is
Figure 19. Examples of Typical created by the primary front face
Area Type Built Form Settings of buildings along a street and is a
key element of design codes. New
development should follow the
established building line where it exists.
Where there is no building line (for
example on the periphery of a town
centre or a development site), codes
should set one. Coding for building
lines can include:

Variation: The extent to which

buildings can be set forward or back
from the line.
Projections: Allowance for elements
such as balconies.
Compliance: The percentage of the
building line that should be occupied
Town centre: Urban Suburb: by development.
Density: >200d/ha neighbourhood: Density: 30-50 d/ha
Set-Back: The distance that buildings
Plot Ratio: >2 Density: >60-120d/ha Plot Ratio: >0.5
are set back from the pavement.
Party Wall: Side and rear Plot Ratio: >1 Party Wall: One side
Block Type: Courtyard Party Wall: Both sides Block Type: Informal Figure 20 shows how building line
Building Line: Continuous Block Type: Perimeter Building Line: 50% guidance might change by area type.
Set Back: 0-1m Building Line: 75% Set Back: 3-6m
Eaves Height: 18m Set Back: 1-3m Eaves Height: 9m See B.2.ii Building Line
Eaves Height: 12m

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 viii Heights: The height of buildings will ix Tall buildings: In many areas codes
be a key element of design codes. This will need to make provision for taller
Figure 20. Building Line: In urban areas, the building line should
is regulated through eaves heights, buildings. Some city area types may
preferably be continuous and the set-back limited. In suburban and rural areas
total heights and exceptions. Figure 21 include limited restrictions on height.
the set-back may be greater and there will be much more variation.
shows how heights might vary by area However, in most area types codes
type. See B.2.iii Height can either indicate zones where taller
Compliance buildings can be considered or indicate
the circumstances where exceptions to
the height coding might be considered
See B.2.iii Height

Figure 21. Heights

Urban building line Suburban building line

Town centre heights: An example Urban neighbourhood and suburban

showing an eaves height of 18m and heights: An example showing an eaves
a maximum height of 23m, allowing height of 12m and 9m with maximum height
5 storeys of housing or 4 storeys of of 3m above this, allowing for 4 or 3 storeys
offces over active ground foor uses. of housing.

22
Identity
53. The identity of an area comes not just from its built form and iii Boundaries: The treatment of iv Roofscape: Variation in eaves
public spaces but also from the design of its buildings. This is not boundaries has a signifcant role to height and roof forms will vary
about architectural style, but about key principles of building design. play in creating character. Figure 23 based on the character of the local
All new buildings should take into account the architectural character shows how guidance on boundaries area. Historic town centres, villages
and materials of the surrounding area. In local design codes guidance might change according to area type and suburbs tend to have a variety
on identity will vary considerably from area to area, informed by the of roof types whereas a Georgian
worksheet at the appendix of the guidance notes, and may include inner neighbourhood, for example is
guidance on the following components. Detailed information is typically uniform.
provided in Guidance Note Code Content: Identity, in particular
Section I.2.i Building Design Principles

Town centre: May

i The base of the building: ii Thresholds: Entrances should be
have small set-backs
The ground foor may be treated emphasised in the architectural treatment
that are part of the
differently to the upper foors to of façades. This can include porches,
public realm.
create a relationship with the street. recessed doors and other entrance
It may use different materials and features.
include active uses, especially in the
Urban
context of a town/local centre.
neighbourhood:
May have a small
front garden with
boundary treatment.

Suburb: May have

a larger front garden
with landscaped
boundary treatment.

Figure 22. Base/Ground Floor Figure 23. Boundaries Figure 24. Roofscape

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v Windows: Guidance may be vi Variation in frontages: vii Detailing: Guidance may be Tall building design principles: Tall buildings may
provided on the design of windows Guidance may be provided on provided on the use of colour, be permitted in certain area types which will require
based on the character of the area. the level of articulation such as quality of materials and detailing, guidance on their design. Key principles are set out
The proportion of glazing may set-backs, porches, balconies and drawn from the surrounding below. See I.2.i
vary with city centres allowing fully bays, especially if the character context, e.g. an area might be
Top: Consider the impact on the skyline. Services
glazed façades but elsewhere the of such features are particular to characterised by the use of a
need to be concealed, and both the street views
glazing ratio might be limited to the existing area. Fig 26 shows particular type of brick. A degree
and the long views need to be considered.
35%. Guidance can also direct the how frontage variation can create of complexity will ensure that
orientation of the windows and the different characters. buildings are attractive from a Form: Should be well-proportioned in terms of
depth of reveals. distance and close-up. Fig 27 slenderness when viewed from all frontages.
shows how depth and interest can
be created with window details. Materials: The use of materials to be consistent
and simple.
Base: Consider following the building line at street
level, which may require a base to the building that
is scaled to the surrounding buildings.
Public realm: Public spaces around the base to
be generous, well designed and contribute positively
to the local context.
Entrance: The entrance needs to clearly marked.
Micro-climate: Needs to be considered in terms
of overshadowing and wind. It may be necessary
to protect the surrounding public realm from down
draughts.
Active frontage: If required by the design code
the ground foor of the tall building needs to include
active frontages.

Figure 25. Windows Figure 26. Frontage Variation Figure 27. Detailing

24
Use

55. Sustainable places include a mix of uses that support everyday activities
including space to live work and play. Detailed information is provided in Guidance
Note Code Content: Use. The following components are likely to vary by area type.

i Intensification: Making more effcient use of land. Figure 30. (Right) Active Frontage: An
In urban areas this might mean infll development or example of uses that can create activity at the
development of airspace. In suburban areas it might level of the street, e.g. community facilities, cafes and
mean garden development. See U.1.i Efficient use restaurants, shops and offces.
of land.
Figure 31. (Below) School Design: Both
ii Mix: A mix of uses will likely be a requirement in the suburban (left) and urban (right) schools complete
centres, will be encouraged in urban neighbourhoods the block and address the existing building line, but
and may be permitted but not required in suburbs See differ in height and density according to their context.
U.1.ii Mix
iii Active frontage: Ground foor uses that create
interest and activity. Requirements for such uses will
likely be higher in town/local centres than suburbs
and will also vary by street type. See U.1.iii Active
Frontage
iv Housing: The mix of housing tenures and types
will vary with apartments being the norm in town
centres and a greater mix being required in urban
neighbourhoods and suburbs See U.2. Housing Mix
v Schools: Guidance on schools will likely be based on
similar principles of integrating with the existing built
form, but urban areas are likely to require more dense
solutions. See U.3.i Schools

Suburban school Urban school

27