Architecture + Design Scotland

Hamilton West Community Growth Area

21 April 2010

Introduction

This report relates to a preliminary masterplan for a proposed residential development in the Hamilton West Community Growth Area presented at an A+DS Design Review meeting held on 24^th November 2009 in the A+DS Offices, Edinburgh. The project was reviewed when it was the subject of a PAN (Proposal of Application Notice) and the subsequent issue of the report on 15^th December 2009 was restricted. As the PPP application has now been submitted, the report is now made available without restrictions. The designs referred to are those reviewed at the PAN stage.

A+DS Views

1          General

We thank the project team for the opportunity to comment on their developing masterplan prior to its finalisation. We welcome the team's clear presentation and open attitude to discussion of motivations and intentions for their designs, and hope that our comments can help strengthen the proposals to make the most of the opportunities presented by the brief and the site.

1          Analysis and Vision

1.1       Site and landscape analysis

The design team are to be commended on their exemplary analysis of the character, constraints and opportunities of the landscape in this attractive greenfield site at the edge of the urban area. However the analysis of the adjacent urban fabric shown was less comprehensive and we would like to see this better considered. We would also like to see more site sections incorporated to describe the topography.

1.2       Vision, ambition and character

The masterplan needs at this stage to communicate a clear vision of what will make this a real place with a high level of design quality, in order that it can be understood by later developers and by the Local Authority who will eventually deliver it. While we were not presented with the completed masterplan report, we could not see that a clear vision had been established of how this new neighbourhood will be a great place to live. The design as a whole, and particularly the proposed housing layouts, has not yet been sufficiently developed to form a sound urban proposition, and the project team need to outline how the built fabric will work with the particular features of the site to create the character for this area as a special place. The way in which the layout is driven by a landscape strategy is welcomed and should inform all scales of the proposals, potentially using the concept of a ‘landscape of lines' identified in the site analysis. The presented scheme does aim for higher ambitions than previous development models like those in adjacent areas, and incorporates many of the qualities of the Council's Masterplan Development Framework (MDF) document. However, many of the attached illustrations seem to indicate a lower level of architectural ambition than those in the previous MDF document and we would suggest that this should be addressed by the incorporation of more recent relevant examples of projects which are to be emulated. We believe that the ambition should be for this to become an exemplary project in both design and delivery.

2          Landscape design

We commend the way the project team have made the landscape character central to the principles of the design from the outset. However, it is disappointing that some of the grain of the analysed existing landscape is lost in the transition to the proposal for the site. Additionally, more detail on how landscape framework elements will inform the space and place-making at all scales would be preferred.  The designs do present some well thought through landscape responses to what is a dramatic and often difficult site. These include the design of the perimeter shelter belts, which combat the strong wind while allowing strategic breaks for views and links to the surrounding countryside. We believe it is essential to not just separate ‘wild environments' such as the ravines from the residential areas, but to make them work together to be complementary parts.

3          Street and public realm networks

3.1       Route network / permeability

The pattern of streets and routes in the proposals appears to make several well-laid out neighbourhood areas. While each area seems to have good permeability within itself, they seem to be overly separated from one another, partly due to being divided by the previous development, and partly by the nature of the deep wooded ravines through the site. We believe that it will be important to combat this by making strategic links across these attractive landscape features e.g. by providing footbridges, which would then connect neighbourhoods and could also bring people better into contact with the wildlife and greenery around them.

3.2       Spine road design

We understand that the Council's road engineers have discouraged the use of cross-roads or any direct access from properties onto the looping ‘spine road' that provides the main traffic access through each section of the site. We believe that such restrictions are overly onerous and are not in keeping with the guidelines for such local roads in the draft policy document ‘Designing Streets'. We strongly recommend that these restrictions should be reviewed with the Council, and reconsidered to recognise current thinking on road design and the importance of such streets as places in their own right.

3.3       Public realm / landscape design guidelines

We look forward to the development and submission of the design guidelines for the streets, public spaces and landscaped areas as a linked spatial network, which will define how these will become attractive places to use on a daily basis, by all users. We would expect these to provide a hierarchy of spaces and streets, from main public squares and park areas, through main streets to local domestic streets, defining their character, layouts, use patterns and degree of enclosure. We would look for to be well integrated with the guidelines for the built fabric e.g. by using the geometry of the existing land pattern within the housing areas through their layouts.

4          Urban Design Strategy

4.1       Framework of urban design principles

The information presented sets out some guidelines for the patterns of development in the new neighbourhoods, which we understand will be clarified through the identification of different ‘character areas'. These will need to be firm and clear enough such that they can be understood and enforced in future development. We have concerns over whether a high enough level of ambition is being set for urban design and architecture, particularly in the illustrations incorporated to demonstrate the standards or built arrangements required. We would expect that more recent and less generic examples can be found which will be able to define the specific character of this as a place and that reflects its location in the landscape and on the urban edge.

4.2       Building guidelines / typologies

A further level of detail will be required as the masterplan develops to fully describe the quality and architecture of the built fabric that will shape the character of the area, and how it responds to the topography of the site and the landscape and place-making strategy. We would expect to see clear information on the typologies and scales of buildings permitted, how they form spaces and how they define particular places by varying arrangements with the topography and opportunities of the site e.g. whether facing a view, behind a shelter belt or on an existing country lane. These factors should be reflected in the housing layouts and an understanding of these relationships should be demonstrated through site cross sections as well as plans.

4.3       District centre / community facilities

The design of the ‘local centre' will be crucial to the success of the whole scheme, as a main focal point and the location for many services for new and existing residents. We acknowledge the principle of it being located at the entrance to the site where it is most accessible, but note that clear guidelines are required for what it will be and how it is integrated into the surrounding residential areas and spatial framework. This will have to include design parameters on the incorporation of traffic measures into this new public meeting place, as well as the configuration and use of the buildings. We note that it is not yet clear what services the centre will contain but that there is an expectation that some community use will be incorporated in the future. It is vital that this is agreed with the Council and incorporated in the masterplan, so that these crucial facilities will be delivered at the appropriate time, to avoid the neighbourhood becoming a dormitory estate on what is currently a peripheral and isolated location.

5          Sustainability and delivery

5.1       Sustainability strategy

The sustainability strategy of the masterplan when submitted should be fully integrated with other design principles such as the urban design guidelines e.g. how the form and arrangement of buildings are tailored to minimise energy use. The measures proposed should also clearly meet the standards set out in the MDF document.

5.2       Delivery of future phases

It is crucial for the masterplan to set out the phasing of construction, both in terms of practical delivery, and in developing a successful place at all phases in the process. It is of particular importance that crucial services like the shops are delivered at an early stage to enable the neighbourhood to function successfully throughout its development. In all matters, it will need to be clear how the masterplan will be delivered, and that all parties involved in delivery, including the Local Authority and the developers of future phases, understand the qualities that are required when developing this scheme and are engaged in delivering it over the coming years. The guidelines and design devices need to be seen as more than being just illustrative but rather as a real framework to shape the future of this new neighbourhood as a great place to live.

Conclusion

This project, to form a new neighbourhood on an attractive but exposed site at the outer edge of Hamilton, requires a well thought through strategic response to connect landscape to the town. We welcome the project team's positive attitude towards this task. Their site analysis and assessment of landscape character is exemplary and we support the intention to incorporate this in the basic principles of the new development. This must now be built on, such that the aspiration and urban design framework for the new built fabric is developed to the level of the landscape strategy, such that they all work coherently to form a vision for this as a place with a unique character. It also needs to be made clear how the masterplan will be delivered over time. If these matters can be addressed, along with the resolution of particular design issues, such as reviewing the design of the spine road with the Council's roads engineers, then we would hope that we can support this project as a potential exemplar. We look forward to the full development of the outlined masterplan so that it describes an attractive and special place to live, and wish to be kept informed of how our comments have been taken on board.

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