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PAN 44: Fitting New Housing Development
into the Landscape
PART C - THE NEED FOR CHANGE
47 Development plans contain objectives to encourage new
development to make a positive contribution to the
appearance of a settlement to maintain character and
identity. However, they are often vague and unclear
regarding the method and means by which this can be
achieved in practice. Although the planning system provides
coherent and consistent advice concerning the
implementation of development, this vehicle is yet to be
used effectively to deliver high standards of design in new
development.
New emphasis on the quality of the environment,
in the relationship of new housing development to
the landscape requires to be made at two distinct
levels of the planning process.
48 At regional level when a settlement is identified for
expansion, there should be an examination of the landscape
context and urban character of that settlement. Such an
examination should determine if there is capacity in
principle to absorb further development, the degree of
expansion that is acceptable and the action required in the
form of landscape infrastructure and investment to prepare
sites for development.
A traditional arrangement of landscape and
buildings - Loch Melfort, Argyll
It may be established that there is an absolute
threshold beyond which a settlement should not expand. It
is conceivable this may occur at the outset of the process.
Such an examination would involve the establishment of
principles for the design of the landscape context and
townscape for the new development. The widespread examples
throughout Scotland of insensitive and inappropriate
residential development clearly substantiate the need for
appropriate weight to be given to such factors alongside
those more usually emphasised such as availability,
infrastructure and straight-forward structure plan
pressures to accommodate housing demand.
49 At the local level, environmental quality objectives
for the structure and layout of new residential areas. as
well as concern for the site's broader relationship with
landscape and urban form, require to be asserted as primary
considerations in the implementation of development.
Site development guidelines which draw up key principles
for the design of urban form and its 'fit' in the landscape
should be prepared in the form of a brief for developers to
follow.
Such guidelines must not impede creativity and
innovation but require to set urban design and landscape
criteria to achieve appropriate standards of design and
layout.
50 Housebuilders sometimes view development briefs
prepared by local authorities as lacking in commercial
appreciation.
It may be appropriate for developers and surveyors, as
well as landscape architects and urban designers, to assist
in the preparation of briefs to ensure commercially viable
design objectives.
A more pro-active approach to road standards and their
acceptability would also reduce the time spent negotiating
on such subjects between developer and planning authority.
Time and cost savings in both these areas could be directed
towards the environmental quality objectives of
developments.
51 These measures will focus development plans on the
achievement of environmental quality in all new residential
development. The pursuance of excellence and the
enhancement of character and appearance will not simply be
confined to areas such as protected landscapes (eg AGLV's)
or Conservation Areas.
52 If environmental quality issues are to be addressed
in practice, and if local authorities are to demonstrate
that they have real concern and policies which aim to
achieve the best design in the environment, then the
appropriate skills to ensure their achievement will have to
be in place. Landscape analysis and design principles need
to be understood to be implemented. Priority also needs to
be given to visual matters of residential development
through the development control process - not simply with
regard to the appearance of development, but to the wider
'design' of residential areas considered in this
manual.
53 The achievement of better design standards may mean
increased costs which cannot be borne solely by property
purchasers - land values may have to reflect the design
standards and environmental quality expected today. Land
value for residential development should not be established
by open market competition alone. A balance needs to be
struck between design standards, the price of land and the
amount of land which is available for development. Site
preparation costs for advance planting can be established
and could be met in part by a proportion of land value. The
use of Section 50 agreements - widely used for other
aspects of the development process - could be investigated
as the mechanism to put in place the early advancement of
landscape infrastructure.
Corberry Mews, Dumfries - a recent and successful
integration of buildings and landscape
54 Research on this subject has recently been undertaken
by Davison (1991) who has advocated a builder - licence
system, as an initiative to assist housebuilders to pay for
the creation of environmental quality, in terms of space,
landscaping, materials and the design of individual
buildings, at the same time maintaining commercial
profitability for both landowner and developer.
Good Design in Housing,
Iain Davison, Housebuilder Publications Ltd,
(1990); Design in the Countryside
Iain Davison Countryside Commission (CCP418) ISBN
086170 3820, (1994)
It is evident that change is required if the issue of
environmental quality is to be seriously addressed.
- In regional planning, landscape capacity
and the relationship of new to existing urban
form should be primary factors in determining
the desirability of settlement expansion.
- In the development of sites,
environmental quality objectives require to be
prioritised and good practice on position,
setting, form, layout and colour followed by
planning authorities and developers.
- Suitable staff skills in the areas of
landscape architecture and urban design will be
needed by certain planning departments to
ensure that implementation of development
achieves environmental quality
objectives.
- The current system of residential land
supply and valuation should take account of the
design standards and environmental quality
objectives that are now expected of new housing
developments in the 1990s and these should be
reflected in land values.
55 Only if these measures are put in place will today's
development be able to take its place alongside the
national heritage created by earlier generations.
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