poundbury development brief.qxd

Poundbury Development Brief

December 2006

Supplementary Planning Document

Poundbury development brief - 19 December 20062

Poundbury development brief - 19 December 2006 3

Contents

Introduction 5What the development brief is and why it is needed 5Objectives of the development brief 5Objectives for the development 5The context - Dorchester, the Regional Spatial Strategy and the Local Plan 6Strategic planning policies 7Local planning policies 7Reviewing the brief 7How the brief has been prepared 8The structure of the development brief 8

1. An Urban Extension to Dorchester 11Part of Dorchester 11Urban, not suburban, in character 11A series of distinct neighbourhoods forming part of the town 12

2. Defined Edges 13Clear definition between town and country 13Outward facing development 13Perimeter boulevard planting 13Provide a perimeter walk/cycleway 14

3. Green Spaces 16The Great Field and other parkland 16The northern escarpment 18Green squares with woodland trees 18Avenue planting 19

4. A Hierarchy of Centres 20Subservient to Dorchester town centre 20District Centre 20Neighbourhood Centres 22

5. Landmarks and Vistas 23Major landmarks - the tower in the central square 23Relationship of landmarks and vistas 23Location and design of other landmark buildings 25

6. Scale and Intensity of Development 26Edge Area 28Village-style Area 28General Urban Area 28Core Urban Area - around the Central Square 29

7. Pedestrian, Cycle and Public Transport Accessibility 30Public Transport Accessibility 30Links to Dorchester Town Centre 30Perimeter Walkway and Cycleway 32Countryside Links 34Design and Access Statements 34

8. Routes and Streets 35A Hierarchy of Routes and Streets 35Primary Route 35District Distributor 37Local Distributor 37Feeder Road 38Local Access Street 38Local Street 39Street widths related to their function 39


A Permeable Street Network 399. Perimeter Block Development 41

Terraced buildings enclosing streets 41Variable width streets to regulate parking 41Corner buildings on back of pavement 41Buildings terminating views 41Doors and windows overlooking public realm 41Narrow entrances to parking courts 42Developer-led planting 42

10. Parking Courts Within Blocks 43Parking mainly in parking courts 43Enclosure by walls and garages 43At least two access points 43Sentinel houses overlooking courts 43Bound gravel surfacing 44Planting to relieve space 44

11. A Mix of Uses 45Housing provision 45Location of employment development 46Infrastructure, factories and landmarks first 48

12. Affordable Housing 5135% affordable housing 51Proportion of rented and shared equity 51Mix of house sizes 51Tenure blind 52Pepper potting 52

13. Community Facilities 53Community hall 53Education - new first school 53Health, social and library facilities 54Leisure centre 54Youth facilities 54Recreation 55Cemetery 55Retail development 55

14. High Quality Design and Local Materials 56Predominantly traditional style: classical and vernacular 56Residential Amenity 57Quality materials sourced locally 57Quality of design and detailing 57Reduction of urban clutter 59Links with sustainable construction 59Flexibility 59Public Art 60

15. Sustainable and Energy Efficient Development 61Excellent environmental standards 61Reducing Energy Use 6220% + of energy from renewable sources 62Water conservation and recycling 63Sustainable drainage 63Other sustainability measures 64

16. Off-site Environmental Enhancement and Restoration 65Green Space Strategy for the site and surrounds 65Biodiversity 65Countryside management and landscape restoration 66Off-site planting 66


What the development brief is and why it isneeded

0.1 This Poundbury Development Brief hasbeen prepared to guide decisions onplanning applications for the futuredevelopment of the site at Poundbury. Theextent of the area covered by the brief isshown in Figure 1.

0.2 The planning system provides a frameworkfor managing future development.Planning policies are set out in thedevelopment plan for the area, which ismade up of a number of documents.These policies must be followed whenmaking decisions on planning applications,unless there are good reasons not to. Thecurrent development plan documents thataffect the future of Poundbury aredescribed below. This development briefhas been adopted as a SupplementaryPlanning Document in order to supportand add more detail to those policies. This

means that it forms part of the localdevelopment framework, but does nothave development plan status, and has notbeen subject to independent examination.It does however form an importantconsideration in determining planningapplications.

Objectives of the development brief

0.3 The development brief has aimed to:o Identify the land uses to be provided

in future development at Poundbury;o Show how development will be

distributed across the site and how itwill be phased and the rate ofdevelopment controlled;

o Identify the infrastructure andcommunity facilities that need to beprovided;

o Indicate how development will relateto the surrounding environmentincluding ways of reducing its visualand other impacts;

This introduction covers:

What the development brief is and why it is neededThe context - Dorchester, Regional Spatial Strategy and the Local Plan How the brief has been preparedThe structure of the document

Introduction


o Identify the open space needed andwhere it will go;

o Set out criteria for the future designand layout of development,including sustainability and energyefficiency;

o Take into account the views of thelocal community.

0.4 It provides guidance to the developer andinformation about the future intentions forthe site to the local community. It hasbeen prepared in consultation with thelocal community and a wide range ofservice providers.

Objectives for the development

0.5 The objectives for the future developmentof Poundbury are that it should:o Meet the future housing,

employment and community needsof the town of Dorchester and itssurrounding area, and reinforce itsrole as the county town;

o Provide a sustainable developmentwhere the need to travel is reducedthrough the close proximity ofhouses, jobs and services, and wherethe residential environment is notdominated by the car;

o Provide infrastructure andcommunity facilities to meet theneeds of the new residents;

o Provide a distinctive and positiveurban environment with a highquality of design, materials andlayout;

o Reduce the impact of developmenton the environment through theefficient use of land, reduction ofvisual and other environmentalimpacts, and use of sustainableconstruction methods;

o Enhance biodiversity (the numberand variety of animal and plantspecies) within the site and takeaccount of the impact ofdevelopment on the surroundingcountryside.

The context - Dorchester, the Regional SpatialStrategy and the Local Plan

0.6 Dorchester, the county town of Dorset, hasdeveloped as a market town andadministrative centre. While the populationof the town itself is small (16,500) it is animportant shopping and service centre fora large rural area, as well as continuing toprovide a significant amount ofadministrative and public sectoremployment. Major employers includeDorset County Council, West DorsetDistrict Council and the county hospital.Many employees commute in fromsurrounding towns and villages, and thenumber of jobs in the town is almost twicethe number of economically activeresidents.

0.7 The surrounding countryside includes areasof nationally recognised environmentalquality - including the Dorset Area ofOutstanding Natural Beauty (AONB),Jurassic Coast World Heritage Site, andinternationally important natureconservation sites. These contributesignificantly to the quality of life ofresidents and employees in the area, andmake the area attractive to visitors. TheAONB adjoins the town and limits itspotential for large-scale growth. The siteat Poundbury lies partly within the AONB,as the boundary follows the originalmunicipal borough boundary. TheCountryside Agency (now part of NaturalEngland as from October 2006) hashowever advised that the bypass forms anacceptable limit to development and didnot therefore object to the site's allocationfor development.1

0.8 A major consultation exercise in 1987examined options for the future expansionof Dorchester in order to meet its long-term development needs. The area to thewest of the town at Poundbury wasselected as the main area for expansion, aswell as a smaller area for developmentfocused on the former Herrison Hospitalnear Charminster, now called CharltonDown. The development of Poundbury

1Letter from Countryside Agency dated 16 October 1987


began in 1994 and by March 2006, 657houses had been completed out of aprojected total of around 2,200. Thecontinuation of this development, togetherwith the allocation of 600 dwellings aspart of a mixed-use development at theformer brewery site within the town itself,is a major opportunity to support the roleof Dorchester as county town,administrative and service centre, and toprovide for its future development needs.It will help to address the imbalancebetween employment and population, aswell as providing community facilities, agreater mix of employment types, andmore affordable housing. Greater residentpopulation will also allow the town todevelop a stronger cultural, leisure andentertainment role, and improve thequality of its shopping provision.

Strategic planning policies

0.9 A Regional Spatial Strategy for the SouthWest is currently being prepared. When itis adopted it will replace the existingRegional Planning Guidance for the SouthWest (2001) and the Bournemouth, Dorsetand Poole Structure Plan (2000).

0.10 The emerging Regional Spatial Strategyidentifies Dorchester as one of a series ofstrategically significant cities and towns.Development across the region will befocused primarily at these locations and

the draft strategy identifies a rate ofhousing development for Dorchester of200 houses every year, up until 2026. Thedevelopment of Poundbury will form asignificant part of this total, in addition todevelopment on brownfield (previouslydeveloped) sites within the town.

Local planning policies

0.11 The adopted West Dorset Local Plan(2006) allocates an area of land fordevelopment at Poundbury, to meethousing needs up to 2016 and beyond.Policies EA17, EA18, EA19 and EA21allocate areas of land for housing,employment, open space and communityfacilities (see Figure 2), while policiesEA25, EA26, EA27 and EA29 set outtransport requirements including a newdistributor road and pedestrian and cyclelinks. These policies establish the principleof continued development at Poundburybut this development brief providesgreater detail on the distribution of usesand layout of development. This is the firsttime that more detailed guidance has beenprepared for adoption as planning policyfor this site.

Reviewing the brief

0.12 It is likely that the brief will need to bereviewed at some point during the life ofthe development. However this will only


be as a result of a significant and materialchange in national, regional or localplanning policy, or changes in thecommunity needs and aspirations. It is notanticipated that such a review will berequired until sometime after 2011.

How the brief has been prepared

0.13 The development brief has been preparedthrough a series of consultation eventswith the local community, interest groupsand service providers. An initial publicconsultation day asked everyone for theirviews on the strengths and weaknesses ofthe development to date, andopportunities and threats presented by thecontinuation of development in future.This provided a large amount of feedbackthat was used to draw up a first set ofdraft principles for development. Theseprinciples were then checked with the localcommunity through a further consultationday, and a final session provided theopportunity for further discussion of theoutstanding controversial issues.

0.14 Summary reports of the feedback havebeen provided at each stage of theconsultation. These are listed below:WDDC Poundbury Development Brief 29March 2006 Consultation Event: FeedbackReport, April 2006WDDC Poundbury Development Brief 10May 2006 Consultation Event: FeedbackReport, June 2006WDDC Poundbury Development Brief 20July 2006 Consultation Event: FeedbackReport, September 2006

0.15 At the same time, organisations thatprovide community services (serviceproviders) have been consulted aboutfuture needs on the site, specialistorganisations have commented on needsand constraints, a detailed assessment ofthe potential impact of the developmentupon the surrounding landscape has beenundertaken, and a sustainability appraisalhas been carried out throughout theprocess to ensure that the impacts of theoptions considered have been taken intoaccount.

0.16 The draft development brief was publishedfor a six-week formal consultation period.

The consultation period began on 6October 2006 and finished on 17November. All comments made during thattime were considered and a number ofchanges recommended before theExecutive Committee agreed the finalversion of the brief for adoption on 19December 2006.

The structure of the development brief

0.17 The development brief is based around aseries of development principles that haveemerged through the consultation processwith the local community and serviceproviders. These principles relate to the:

o The form of the developmento Movement within the site o Land uses; and o Enhancing the environment

0.18 These principles (set out in bold text) aresummarised below. Each principle isdiscussed in more detail in the main part ofthe document.

The form of the development

1. Poundbury will be developed as an urbanextension to Dorchester and not as aseparate settlement;

2. There will be defined edges to thedevelopment and a clear distinctionbetween town and country;

3. There will be a series of green spaceswithin the development, to provide areasfor recreation, improve the appearance ofdevelopment in the surrounding landscape,provide wildlife habitat, and add to thecharacter of the development;

4. There will be a hierarchy of centres in thedevelopment, which will vary inimportance. Commercial and communityuses will be concentrated in these centres,including a main central square;

5. Landmarks and vistas will be included inthe development at identified locations;

6. The scale and intensity of developmentwill vary across the site, with greater scaleand intensity focused on the centre. Therewill be lower scale and less intensive


development at the periphery and in themore visually sensitive parts of the site;

Movement within the site

7. Access into, out of, and within thedevelopment will be made easier by theprovision of pedestrian, cycle and publictransport routes to connect the site withthe town centre and surroundingcountryside;

8. There will be a hierarchy of routes andstreets, which will manage the impact oftraffic in the development. Street widthswill relate to their function. Widerstreets, surrounded by taller buildings, willbe on main routes that will carry the mosttraffic, including public transport.Narrower streets will be used elsewhere todiscourage traffic. There will be apermeable road network of joined-upstreets so that the development is easilycrossed and accessed on foot and bycycle;

9. Development will take place in the formof perimeter blocks facing onto publicstreets;

10. Parking will be provided mainly in theform of parking courts within the blockswith other additional parking designedeither within the boundary of individualproperties (curtilage) or as part of thestreet;

Land uses

11. A mix of uses will be provided on the siteto meet the varied housing, employmentand other needs of Dorchester. Whereverpossible infrastructure, factories andlandmarks (including green spaces) willbe developed before the surroundinghousing. General industrial uses will belocated close to the principal roadnetwork and separated from housing by abuffer area of light industrial uses. Thesite is one of the options to be consideredby Dorset County Council for areplacement household recycling centre.The brief therefore safeguards an access

for this potential use (see paragraph11.13);

12. Affordable housing will be provided.35% of dwellings should be affordable forlocal needs. This should be mixed in withopen market housing and be no differentin design and appearance;

13. Community facilities will be providedincluding a school, possible new leisurecentre, further community hall andrecreational uses;

Enhancing the environment

14. High quality design and local materialswill be used in order to retain thecharacter, local distinctiveness andsustainability of the development.

15. Sustainable and energy efficientdevelopment will be encouraged, with alldevelopment aiming for BREEAM(Building Research EstablishmentEnvironmental Assessment Method)2

'excellent' standard or above for homes(ecohomes), offices, industrial, retail andschools, plus at least 20% of energycoming from renewable sources;

16. Off-site environmental enhancementand restoration will be provided as partof a wider green space strategy tominimise the impact of development onthe surrounding landscape, countrysideand heritage.

17. The following supporting documents tothe development brief (which can beviewed or downloaded viawww.dorsetforyou.com/poundbury) haveinformed its contents:

o The Sustainability Appraisal sets outhow the impact of the proposals onsustainability has been considered, takinginto account environmental, social andeconomic considerations.

o The Visual Impact Assessment is adetailed technical study that has assessedthe visual impact of the developmentwithin the surrounding landscape. Thiswork has guided the content of the brief,particularly with regard to the mitigationof the visual impact.

2BREEAM http://www.breeam.org/ (see also Principle 15 - Sustainable and Energy Efficient Development)


o The Consultation Reports set out theresults of the various consultation exercisesundertaken during the preparation of thebrief.

o The Oxford Brookes University report'Learning from Poundbury' (2003) setsout the results of research into the effectsof the first phase of development,including the results of a residents' survey.

The brief also highlights other supportingdocuments that will need to be preparedby the developer such as a Green SpaceStrategy, a Landscape Strategy, and aPublic Arts Strategy.


Part of Dorchester

1.1 The integration of the development atPoundbury with the rest of Dorchester wasfound to be a priority during earlyconsultation on the development brief.There was a high degree of support for theidea that future development atPoundbury should be designed as an urbanextension to Dorchester centred on a newpublic square.3

1.2 This does not mean however thatPoundbury cannot have a distinct characterof its own. Dorchester already includesrecognisable districts such as Victoria Park(mainly Victorian and Edwardian housing),Manor Park and Castle Park (developed inthe mid to late 20th century). Fordingtonfor example was originally a separatesettlement outside the Roman walls ofDorchester. However, it now forms adistinct character area within the largertown. See figure 3.

1.3 It is also important that the developmentsupports and does not compete with theexisting town centre of Dorchester, inkeeping with the Government's keyobjective of promoting the viability andvitality of town centres.4 Local facilities,shops and services should be provided tomeet the everyday needs of the newresidents, but not at a scale that wouldresult in competition with the town centre.The size and location of such facilitiestherefore needs careful consideration, andthe hierarchy of centres in the site isconsidered under Principle 4.

Urban, not suburban, in character

1.4 One of the underlying principles ofsustainable development is the need tomake the best and most efficient use ofland.5 The location of development whereit is within easy reach of services, facilitiesand employment is also moreenvironmentally friendly as it can help toreduce the need to travel. Developinghousing at an efficient density with a mixof other uses is therefore encouraged.

1.5 Phase 1 of Poundbury, centred onPummery Square, was designed andlargely completed before these principleswere incorporated into Government policy.However, this part of Poundbury clearlyshows that a higher density mixed-usedevelopment can be achieved withoutharming the quality of the place created.During the consultation on the preparationof this brief, many people commented thatthey liked the style and appearance of thedevelopment to date, in particular the

1. An Urban Extension to Dorchester

Poundbury will continue to be:

Part of Dorchester, not a separate settlementUrban, not suburban, in characterA series of distinctive neighbourhoods forming part of the town

3Page 8 WDDC Poundbury Development Brief 10 May 2006 Consultation Event: Feedback Report, June 20064PPS 6 Town Centres5PPS 1 Sustainable Development & PPS 3 Housing

Fordington


architecture and layout of Phase 1. Thissupport comes despite the developmentbeing essentially urban in character withmainly terraced housing fronting directlyonto short streets and squares. Thisapproach contrasts strongly with thesuburbs of Dorchester built during the midto late 20th century (Manor and CastleParks) which are characterised by longsweeping estate roads with bungalows anddetached and semi-detached houses setback from the road frontage in large plots.

A series of distinct neighbourhoods formingpart of the town

1.6 As explained above, while Poundburyforms part of the town of Dorchester, it

will include broad neighbourhoods withsubtle differences in character, followingthe precedent set by each previousexpansion of the town. Theseneighbourhoods will also provide localservices and facilities in easily accessiblelocations, encouraging access on foot,cycle or by public transport and reducingthe need to use a car. Paragraphs 4.3 and4.4 also refer. For this reason the nextphases of development at Poundburyshould repeat what has been achieved inPhase 1 in terms of creating a distinctneighbourhood around a small local centreaccommodating shops, businesses andcommunity facilities. The pattern andlocation of centres is discussed in moredetail under Principle 4.

Manor Park, Dorchester

Historic Dorchester - High East Street


Clear definition between town and country

2.1 One of the guiding principles used byPoundbury's original designer, Leon Krier,was the view that the uncontrolled growthof suburbs destroys the character andintegrity of towns and cities. As a result,the first phases of the Poundburydevelopment are urban in character andthere is no suburban transition betweenthe urban form and the surrounding greenspaces to the south, which are availablefor public access.

2.2 This approach aims to avoid thedevelopment of an 'urban fringe' ofsuburban gardens backing onto what canbecome run down and neglected farmland,due to vandalism and informal dumping ofgarden waste. Instead, the relationshipbetween the built up area and surroundingcountryside will be managed in a positiveway with a clear definition of theboundary between the two areas.

Outward facing development

2.3 Development at Poundbury will continueto be designed to provide a positive edgeto the open countryside by placing thebuildings on the edges so that they lookoutward rather than inward. This approachensures that when the development isviewed in the wider landscape, it is the'public fronts' of buildings that are seenand not the 'private backs' of gardens,

service areas and parking courts.

2.4 In addition, the publicly accessible openspace areas are made safer by thebuildings overlooking them.

Perimeter boulevard planting

2.5 Early public consultation on thepreparation of this development briefshowed that there was local concern overthe visual impact of the development onthe skyline and impact on views fromDorchester and the western, northern andsouthern approaches to the town. This isparticularly apparent when the site isviewed from the Iron Age hill fort ofMaiden Castle, situated to the south westof Dorchester; and from the higher areasto the north of the town. Due to well-established tree planting within parks andgardens, together with a historic networkof mature avenues, Dorchester appears asan oasis of trees in an otherwise openchalk landscape. The presence of thecounty town is only given away by theoccasional roof or chimney rising abovethe tree canopy.

2.6 The hard edge of the Poundburydevelopment stands in stark contrast tothis, and although the buildingsthemselves are attractive in their ownright, the impact of the development onthe wider landscape, and views within it,would be softened by tree planting around

2. Defined Edges

Further phases of Poundbury will:

Retain a clear definition between town and countryContinue the principle of outward facing developmentInclude perimeter avenue plantingProvide a perimeter walkway/cycleway

Illustrative boulevard planting


the perimeter. Consultation during thepreparation of the development briefshowed strong support for tree plantingaround the edges of the site to soften theimpact of the development on thelandscape. This was considered particularlyimportant where buildings would be highlyvisible from the approaches intoDorchester.

2.7 Tree planting around the perimeter of thedevelopment (within the developmentboundary) is therefore proposed. Treeplanting on either side of the perimeterwalkway will provide a softening effectwhile remaining in keeping with the urbancharacter and the principle of the definedurban edge. The planting needs to becarried out as far in advance as possible, toallow the trees to become established andstart to have the desired effect as thedevelopment is built. Native tree speciesshould be used where possible as a meansof enhancing biodiversity. Native treessupport a greater variety of wildlife thantheir non-native equivalents. Arecommended species list should beincluded in the Landscape Strategy.Biodiversity can be enhanced further byplanting underneath the trees with a mixof native grassland species. A maintenanceand watering regime will also need to beplanned and implemented in accordancewith a development-wide landscapemaintenance schedule. It is intended thatperimeter planting will be carried outalong the perimeter walkway/cyclewayrunning along the northern edges of thedevelopment, the western edge of theGreat Field, the northern side of theParkway and the southern side of Holmead

Walk; as shown on the "Defined Edges"plan.

2.8 Any engineering works such as theconstruction of embankments and/orretaining walls will need to be carried outbefore any tree planting. The impact ofthe actual building work on the newlyplanted trees must also be considered. Theconstruction works need to be phased insuch a way that an early establishment ofthe trees can be achieved, but withoutthem being damaged by constructiontraffic and dust etc. It might beappropriate to develop the edges of thenext phases of the development (along thenorthwest of the site) at an early stage ofconstruction, so as to allow this plantededge to be established.

2.9 Where the perimeter walkway follows thetop of the noise attenuation bund to thesouth of the Parkway, a different landscapetreatment will be required. The west sideof the Embankment is too steep to easilyestablish and maintain an avenue of treesand, due to its more rural location, a lessformal approach to tree and shrub plantingis justified. Although not shown on theoriginal landscaping scheme for theconstruction of the Parkway, there is ampleopportunity for small informal groups oftrees to be planted on the north-easternside of the embankment.

Provide a perimeter walk/cycleway

2.10 The provision of planting around the edgeof the development as described above,would reflect the Dorchester tradition oftree planting. This has been a character of

Bowling Alley Walk, Dorchester Outward facing development Holmead Walk, Poundbury


the town since the Walks around theRoman town walls were planted in the18th century. All the historic approaches tothe town along the London Road to Grey'sBridge, along The Grove, WeymouthAvenue and the Bridport Road arecharacterised by mature avenues of trees.The planting around the edge of thedevelopment will also allow for theprovision of a perimeter walk/cycleway.6

This will provide a sheltered and safe route(largely free from vehicular traffic) forcyclists and walkers with views out intothe surrounding countryside.

2.11 It is also intended that this cycle/walk wayshould link into a planned route aroundthe whole of wider Dorchester inside theline of the bypass, for example joining upwith the existing walk along the Millstream(see Principle 7 on pedestrian and cycleroutes). It is important that the perimeterpath is easily accessible from within theareas of new development, with a numberof points provided where users can join it.Good signposting of this route would bewelcomed, indicating links into and out ofthe development to the wider countryside,including possible circular walks.

Defined edge - Middle Farm Way, Poundbury

6West Dorset District Local Plan July 2006 Policy EA26 Pedestrian/Cycle Links - Poundbury


3.1 A range of green spaces is proposed withinthe Poundbury development in order toprovide recreational space, soften thevisual impact of development in thesurrounding landscape, provide wildlifehabitat and add to the character and localdistinctiveness of the development. Therest of Dorchester includes significantpublic open spaces, such as the BoroughGardens and Salisbury Field: these and theextent of tree cover provide a softeningeffect in views of the town from thesurrounding countryside.

3.2 This section covers the green space to beprovided within the site. Principle 16 at theend of the development brief covers theneed for a strategy for green spaces,which will include planting outside thedevelopment and management of thecountryside. Ecological and archaeologicalassessments will be needed for futureplanning applications. These assessmentswill identify areas of interest in the site andwhether or not they are likely to beharmed by development. In addition to, oras part of, the green space strategy, thedeveloper will need to prepare amanagement and maintenance plan forthe green spaces and landscaped areaswithin and around the development.

The Great Field and other parkland

3.3 One large area of green public open spacehas already been created in associationwith the first two phases of the Poundburydevelopment. This area is covered byadopted local plan policy EA21 AmenityOpen Space and covers a significant areaof former farmland to the south of Phase1. This open space has been laid to grasswith some existing hedgerows and trees

retained. A small woodland area has alsobeen planted. The area is crossed by anumber of informal walking routes and achildren's play area has been provided.This area of land needs to be included forconsideration as part of the Green SpaceStrategy.

3.4 A further large area of open land is alsoproposed, extending northwards fromBridport Road, between the existinghousing in the old Poundbury estate andthe areas designated for development tothe west. This has become known as 'TheGreat Field', and is intended as arecreational resource for the communitiesof both Poundbury and the other adjoiningareas of Dorchester. This should help in theintegration of the Poundbury developmentwith the rest of the town.

3.5 The southern portion of the Great Fieldwill include a cricket pitch and two sportspitches, as well as any other more formalrecreational facilities, acting as acommunity focus (See Principle 13 oncommunity facilities). The northern partwill however provide a more informalrecreational area, and has the potential tocreate new wildlife habitats and improvelocal biodiversity by increasing the numberand type of plant and animal species in thelocality. The Great Field, together withother strategic open space, also providesthe opportunity for the creation andmaintenance of species rich wildlife andamenity grasslands. As part of themanagement and maintenance planreferred to in paragraph 3.2, a grasslandmanagement plan should be preparedcovering all the significant areas ofgrassland incorporated within thedevelopment, including the existing areas.

3. Green Spaces


Provide a large area of publicly accessible parkland, provisionally known as 'The GreatField'Safeguard the northern escarpment in order to provide a rural setting for futuredevelopment and an area in which to encourage biodiversityInclude green public squares planted with woodland treesPromote avenue planting


The plan should prescribe seed mixes and/ or management regimes that meet therecreational requirements while maximisingthe potential wildlife benefit. This could beachieved by including features such asareas of flower rich hay meadows, flowerrich grassland margins, amenity grassmixes with additional nectar sources aswell as more permanent long and tussockgrassland wildlife refuges.

3.6 The Great Field and other planned greenspaces will also help to divert recreationalpressure from surrounding sensitivelandscapes. Further consideration of off-site planting and land management is setout under Principle 16. Surfaced footpathlinks will be laid out across the Great Fieldto ensure maximum accessibility, bothfrom the existing housing areas and thenew development. The surfacing will needto be suitable for quite heavy use, but alsobe appropriate in texture and colour to the'semi-natural' location. Any possible needfor lighting will have to be carefullyconsidered to ensure that it does not harmthe rural character of the field.

The northern escarpment

3.7 The steeply sloping area of land to thenorth west of the Poundbury developmentis proposed in the Local Plan as amenityopen space. However, the steepness of theslope and the characteristically thin soilmeans that the escarpment is vulnerable toerosion and is not suitable for unrestrictedpedestrian access. Natural Englandrecommends that this area should bedesignated as a Local Nature Reserve(LNR) with a management plan aimed atrestoring high quality chalk downland andmanaging increased recreational pressure.This designation will need to be thesubject of negotiation with the developerbut should include addressing the impactof dog walking, for example, dogs on leadpolicies. The restoration of the chalkdownland on the Northern Escarpment canbe undertaken in partnership with theDorset AoNB's "Pastures New Project".Access to this area will be limited but it willbe viewed from the perimeter walkway.Viewpoints along the walkway will provideopportunities for including information andinterpretation boards to explain the

archaeological and ecological interest ofthe area. See also Principle 16 on off-siteenvironmental enhancements andrestoration.

Green squares with woodland trees

3.8 During early public consultation on thepreparation of this brief, the existing openspace provision at Poundbury was seen asa positive feature but it was hoped thatthe next phases would provide more greenspace. In particular it was considered thatthere was the potential to integrate openspaces more widely within thedevelopment rather than justconcentrating provision on the outskirts. Inaddition to the Great Field, it is thereforeproposed to include green squares or smallurban parks within the development.

3.9 The inclusion of green squares, withenough space for mature 'woodland' trees,will also have an impact on views of thedevelopment within the surroundinglandscape. The existing mature trees in thearea of open space enclosed byWoodlands Crescent, in Phase 2, have asignificant effect in breaking up the skylinewith areas of green. This is also a typicalfeature in views across the older parts ofDorchester from sites such as MaidenCastle. The landscape assessment workcarried out by the district council hasidentified appropriate locations for suchgreen squares, based on their visibility inthe landscape. Additional locations havealso been identified for the benefit of localcharacter and recreational use. It isintended that the green squares will beeasily reached on foot by local residents,being no more than a ten-minute walkaway from any residential property. These

Green space and trees at Woodland Crescent, Phase 2


green spaces will be suitable for theprovision of equipped children's play areas.Consideration will need to be given to theposition of any play equipment to ensurethat neither the trees nor the playequipment will be affected adversely asthe trees mature.

3.10 The planting of native trees in the greensquares will add positively to thebiodiversity of the site by providing newwildlife habitats plus roosting and nestingareas. They will also provide shade andshelter and can have a cooling effect onthe local environment during hot weather.Trees also absorb carbon dioxide and cantherefore help mitigate against climatechange. The local community, particularlychildren, can be involved in planting andprotecting the trees and encouraging thewildlife interest within the green squares.

Avenue planting

3.11 Principle 7 on the hierarchy of streetsdescribes the pattern of routes within thesite, including local distributor routes(Peverell Avenue, East and West) that willbe designed as formal avenues, with trees

planted along their length. The new feederroad up to the north-eastern part of thesite will also be planted though possibly ina less formal style.

3.12 This avenue planting will add to the localcharacter of the site and provide wildlifehabitat. It will also, together with thewidth of the streets and heights ofbuildings along them, reinforce theirimportance as local distributor routes.

3.13 Planting within the site, whether on theGreat Field, within green squares or alongthe avenues and boulevards, shouldinclude a range of tree and shrub species.The most appropriate species should beinvestigated as part of the landscape andgreenspace strategies which will need tobe prepared in support of future planningapplications.Planting proposals will need totake account of local species typical of thesurrounding area, but the impact of globalwarming will also need to be considered toensure that trees will thrive in the futureclimate. All of the tree planting throughoutthe development should take account ofthe amount of space required by each treeas it matures.

Amenity open space to south of Phase 1

Illustrative ponds/wetlands on the Great Field

The Northern Escarpment


Subservient to Dorchester town centre

4.1 The policy allocations for the developmentat Poundbury cover a total of around 158hectares and when completed will includearound 2,200 homes. It is quite clear thatthe additional population will generatedemand for convenience goods, such asfood, plus local facilities and services.Shops, services and facilities will thereforeneed to be improved to meet this greaterdemand.

4.2 Shops and services that meet the needs ofa large population should be concentratedwithin town centres, and land at CharlesStreet on the edge of Dorchester towncentre has been allocated in the local planin order to meet the retail needs of theexpanding population. It is important thatnew shops, leisure and other servicefacilities should not compete with ordetract from the vitality and viability ofexisting town centres.7

4.3 Some shops and services (such as general'corner' shops) are however needed on aneveryday basis. Ideally they should beprovided within easy walking distance (fiveminutes or 400 metres) of where peoplelive to reduce reliance on the privatemotor car and the need to travel.

4.4 In order to make sure these facilities are aseasy to get to as possible for the localpopulation, and to control the size anddistribution of shops and services, a districtcentre and series of smaller neighbourhoodcentres have been identified within thesite. New shop units should only belocated in these centres. Any proposals forlarger retail or other town centre uses,including leisure and tourism uses such astheatres or hotels, should, as firstpreference, be provided within Dorchestertown centre. They will only be consideredat Poundbury if an impact assessment hasshown that there is no suitable site withinor on the edge of the town centre, thatthere will be no adverse impact on thetown centre, and that the location is easilyaccessible by a variety of modes oftransport other than the car.

District Centre

4.5 The provision of a district centre withinPoundbury will allow the concentration ofthose facilities intended to meet the needsof the whole of the Poundbury population,where they are most accessible. Asillustrated in figure 6, a significantproportion of the whole development willbe within a ten minute walking time, or800 metres, of the district centre. Districtcentres have developed elsewhere inDorchester, for example at Fordington andVictoria Park.

4.6 The creation of a large public square willalso provide a visual focal point for thedevelopment and a focus for communityactivities. The scale of the square and thearchitecture around it will need to beappropriate to this important function. Inaddition, the activities within the squareshould also reflect its status. For thisreason, larger shops and commercial uses

4. A Hierarchy of Centres

Commercial activity on Poundbury will remain subservient to Dorchester Town CentreA single 'district centre' will provide facilities of a scale to meet the needs of Poundburyas a wholeA number of smaller 'neighbourhood centres' will provide more local facilities

7PPS 6 Planning for Town Centres, March 2005

Local stores and post office at Victoria Park


will be allowed in the central square thatwill attract custom from a wider area thanthe neighbourhood centres. Uses mayinclude a larger food store to serve thewhole development. However, in order tomake sure there is no harmful impact onthe town centre, any planning applicationfor a shop with a floor area in excess of1,000 square metres will need to beaccompanied by a retail impactassessment.8 The square will be largeenough to provide an area for communityactivities and an alternative location forthe monthly farmers' market. Theaccessibility of the central square alsomeans that it will be a suitable location forthe provision of a larger community hall(see also Principle 13 on CommunityFacilities). However, an alternative locationelsewhere in the development can beconsidered if it can be established that itwill provide the same level of facilities, andbe in an equally accessible location. Forexample, this would allow consideration ofthe shared use of the new school hall.

4.7 The centre will be designed to have views- and pedestrian access - out to thesurrounding countryside to the north - seePrinciple 5 on Landmarks and Vistas.

Neighbourhood Centres

4.8 During the consultation process someconcern was raised that the dispersednature of the shop units in Phase 2 has ledto some confusion and difficulties infinding some of the businesses. There isalso the risk that if too many shops areprovided on Poundbury, this will take tradeaway from Dorchester town centre. Forthese reasons, shops and customer-basedservices will be grouped together inneighbourhood centres.

4.9 These centres should consist of a limitednumber of small shops - with no individualretail unit exceeding 750 square metres -and businesses on a similar basis toPummery Square in Phase 1. Each willserve somewhere in the region of 1,000people within a 5 minute walking distanceof 400m. These catchment areas have thepotential to form distinct neighbourhoodswithin the development and should bedesigned to have subtly differentcharacters from each other through thechoice of street furniture, signage, plantingand surfacing details. The design of streetfurniture is also an opportunity to integratepublic art into the development. Paragraph15.22 gives more information but publicart not only refers to publicly sitedsculpture, painting, prints, photographsand crafts but also includes artworkincorporated into a wide range of projectssuch as playground designs, signage, streetfurniture, lighting schemes and landscapedesigns.

8National guidance in Planning Policy Statement 6, Planning for Town Centres, states that such impact assessments will berequired for developments in excess of 2,500 square metres gross floorspace, but that they may occasionally be necessary forsmaller developments such as those likely to have a significant impact on smaller centres. As this would apply to Dorchester asmaller limit has been set here.

Farmers’ Market, Pummery Square Neighbourhood Centre, Victor Jackson Square


5.1 The inclusion of landmarks - tall anddistinctive buildings or structures thatstand out from the rest of the surroundingdevelopment - will add variety and interestto the appearance of the development,provide points of focus within it and helppeople find their way round the site.Landmark buildings should normally bethose that are used by large numbers ofpeople and are significant to thesurrounding community - as is the casewith the traditional landmark of the churchspire or tower.

5.2 Landmark buildings in the form of churchspires and towers are a characteristic ofother parts of Dorchester, not only in thetown centre but also in surroundingneighbourhood centres such as Fordington.A planned vista also exists between thetown centre and Kingston MaurwardHouse to the east of the town.

Major landmarks - the tower in the centralsquare

5.3 The central square will be the districtcentre of Poundbury and as such the mostappropriate location for a distinctivelandmark building. Some sort of towershould therefore be provided as part ofthis square, to help to mark itssignificance. This could be used for somepurpose that has some communitysignificance and is used and visited bymembers of the public. Public access to thetop of the tower to view the surroundingtownscape and landscape should ideally beprovided and could become a significantattraction.

5.4 The Fleur de Lis is an existing landmarkbuilding which marks the eastern 'gateway'into the Poundbury development whentravelling from Dorchester. The distinctivebuilding with its two towers is located

alongside the Bridport Road in Phase 1 atMansell Square. Other landmark 'gateway'buildings are to be built, as part of Phase2, at the western end of the developmenton the northern side of the Bridport Roadclose to the Monkey Jump roundabout.The landscape appraisal work carried outby the district council has indicated thatthis particular location needs to make surethat it creates a positive western entranceto Dorchester and not just Poundbury.

Relationship of landmarks and vistas

5.5 A series of key landmarks and vistas willform part of the structure of thePoundbury development, and these areillustrated in figure 7. An open area will beretained to the north of the central squareso that there is a vista in to the square(and tower) from the surroundingcountryside to the north - and rural viewsfrom the heart of the district centre (as isthe case looking down High West Street inDorchester towards Kingston Maurward).

5. Landmarks and Vistas


Provide a major landmark building in the new 'district centre'Create and safeguard vistas to new and established landmarksExploit opportunities to develop smaller landmark buildings in appropriate locations

High West Street, Dorchester looking east


The position of the centre, and the tower,is also aligned to give a view, alongPeverell Avenue West, through to theHardy Monument to the south-east (onthe South Dorset Ridge). There will also beviews between the two major landmarkbuildings of the tower in the central squareand the Fleur de Lis building in MansellSquare.

5.6 While the centre will look out ontocountryside to the north, there are also anumber of locations along the northernperimeter that offer particularly goodviews over the surrounding countryside.These will be developed as viewpoints, asindicated on figure 7. In addition, theplaces where streets and pedestrian routesintersect with the perimeter walkwaysprovide ideal locations for public art suchas sculptures, which will form navigationalaids and meeting places.

5.7 Another significant vista will be the view intowards the development from the west,along the A35 Bridport Road. Avenueplanting is proposed along this road inorder to emphasise this vista. (See Principle16 on off site enhancements).

Location and design of other landmarkbuildings

5.8 There will be opportunities for theinclusion of other, smaller landmarkbuildings within the development. Theseshould only be located within the districtcentre or neighbourhood centres, asidentified under Principle 4, and should notnormally exceed four storeys in height.

5.9 Landmark buildings may provideopportunities for good qualitycontemporary design, in contrast to thegenerally traditional, classical andvernacular styles followed in the majorityof the development. It is important thatlandmark buildings should reflect localcharacter and be designed so as not tooverpower, overshadow or overlooknearby residential properties (See Principle15 on design and materials). Whethercontemporary or more traditional indesign, the architecture of these buildingsmust be of the highest quality.

Fleur de Lis Phase 1(looking west)Armitage House, Victor Jackson Square. A smaller landmark building.


6.1 The scale and intensity of developmentwas one of the major issues raised duringthe early public consultation on thepreparation of this brief. Consultationresults showed that Phase 1 of thePoundbury development was well likedand that many of the principlesunderpinning its design, layout and mix ofuses were supported.9 The architecture ofPhase 1 is familiar, being firmly rooted inthe rural English tradition - despite thedevelopment being reasonably tightlypacked at around 34 dwellings perhectare. The buildings are predominantlytwo storeys in height with the occasionalthree-storey building. More concerns werehowever raised about the scale and densityof Phase 2. It is acknowledged that thislater phase is more intense and 'town-like'than Phase 1, with a higher predominanceof three-storey buildings, with four-storeystructures mixed in and a wider range ofarchitectural styles.

6.2 The original vision for development atPoundbury prepared by the internationalarchitect Leon Krier, shows the scale (sizeand height of buildings) and intensity (howclose buildings are to each other) of thedevelopment progressively increasing untilit 'peaks' at the new urban centre. Thetownscape was punctuated at intervalswith towers and spires, the tallest of whichwas located in the town square - sittingfirmly and prominently on the edge of thenorthern escarpment. The more town-likecharacter of Phase 2 is part of thatplanned progression, but is currently seenout of its eventual context. Further lower-intensity development will be provided

around it in future phases. The southernedge of Phase 2 is currently ratherexposed in appearance but will beimproved by frontage development alongthe Bridport Road now the Parkway isopen.

6.3 The variation in scale and intensity acrossthe site, as set out in this brief, has takenaccount of the results of the publicconsultation, together with a range ofother factors. It is important to makeefficient use of the land, so as to ensurethat the site will deliver the rates ofhousing development set out in theadopted Local Plan and emerging RegionalSpatial Strategy, and reduce the need forother areas of land to be allocated to meethousing requirements. Making efficient useof the land also means that more homeswill be in easy walking distance of jobsand facilities. At the same time Poundburyneeds to appear as a part of Dorchesterrather than a town in its own right:variation in scale and intensity will add tothe character of the development andreflect the function of different parts of it.Another important consideration has beenthe landscape assessment, which hasidentified the most prominent areas andthose less visible areas in which a greaterintensity of development can be absorbedmore readily.

6.4 Figure 8 proposes four different areaswithin the site, which represent differentscales and intensities of development. Theextent of these different intensity areashas been influenced by the landform(topography) of the site and the relative

6. Scale and Intensity of Development

The scale and intensity of development in further phases of Poundbury will vary across the site.There will be four distinct character areas:

Edge area - a low intensity area for visually sensitive locationsVillage-style area - reflecting the established character of Poundbury Phase 1General Urban Area - a higher intensity of development reflecting the establishedcharacter of Poundbury Phase 2Core Area - the highest scale and intensity of development, focused on the new 'districtcentre'

9Feedback Report on first consultation - 29 March 2006


prominence of different areas within thewider landscape. It has also beeninfluenced by the aim to concentrate themore intense development closer to thecentre of the site and more vernacularstyle development at the periphery.

6.5 Work on a visual impact assessment(carried out by the district council)highlighted the fact than some areaswithin the allocation of Phases 3 and 4only have a visual impact on theimmediate area. In particular the south-east facing slopes directly to the northwest of the Great Field need little in theway of mitigation. They can therefore takea more intense development layout thanthe areas on the northern side of theridge, which face outwards onto the Fromevalley and the open chalk landscapebeyond.

Edge Area

6.6 These low-intensity areas will occupy thevery northern and western edges of thesite. These are the most visually sensitivelocations as identified in the visual impactassessment.10

6.7 The aim within these areas is to have anintensity of development that allowsmature planting to be established withinand between the blocks of buildings. Thehard built form will be interspersed withgreenery in a similar way to existing areaswithin Dorchester. This can be achieved bydesigning larger perimeter blocks, withinternal parking courts big enough to allowfor groups of larger tree species to beplanted.

6.8 Alternatively, the buildings could be laidout with either on-street parking orparking in the garden area, with directaccess from the street. This arrangementwould allow the rear gardens of theproperties to run back to back and belarge enough to allow for the growth oflarger trees. While not every garden wouldneed to include a mature tree, at least onein ten should be large enough - at least 15metres in length, assuming the spread of

such trees to be 20 metres in diameter.

6.9 Two-storey vernacular buildings will be inthe majority with the occasional two-and-a-half storey building where it will providelocal interest or terminate a vista.

6.10 The use within these areas will be mainlyresidential. Some live/work units would beappropriate.

Village-style Area

6.11 The scale and intensity of these areas isbased on the same principles as Phase 1 ofPoundbury, which although urban incharacter, can be likened to manytraditional village centres in West Dorset.The areas will be characterised by the useof perimeter blocks. Buildings will bemainly two to two-and-a-half storeys inheight, in the vernacular (local) style.Taller, three storey buildings will beappropriate in the neighbourhood centres(see principle 4) and can be usedelsewhere within these areas to act asfocal points in the streetscape. Themajority of parking in the village-styleareas will be provided in the form of rearparking courts, laid out as described underPrinciple 9. Parking within the boundariesof individual properties or on-streetparking may be provided as an alternativeto the rear courtyards in order to reducethe extent of hard surfaced areas.

6.12 The use within these areas will be mainlyresidential. Some live/work units would beappropriate.

General Urban Area

6.13 The blocks within these zones will reflectthe scale and intensity of Phase 2, which ismore urban in character than Phase 1.

6.14 Buildings within the general urban areaswill be two to three-and-a-half storeys inheight. Taller buildings of no more thanfour storeys will only be allowed within themixed-use neighbourhood centres (seePrinciple 4). There will be a mix ofvernacular and classical styles, with

10Technical document prepared by West Dorset District Council 2006


development within the neighbourhoodcentres, and fronting onto the urbansquares, tending to have more classicalproportions.

6.15 Residential provision will be a mix of flatsand houses. Retail uses should be locatedonly within the identified neighbourhoodcentres which are located so that they arewithin 400 metres, or a five-minute walk,of most housing (see principle 4). Howeverthere can be greater flexibility with otherlow-key commercial uses such as smallworkshops and live/work units.

Core Urban Area - around the Central Square

6.16 Within this very central zone, the buildingswill be classical in proportion and style,and predominantly three to four storeys inheight. Commercial uses and mixed-useblocks (with commercial uses on theground and lower floors and residentialabove) will be the main uses. Residentialaccommodation will be mainly apartmentsand flats.

Example of village style area, Poundbury, Phase 1

Example of general urban area, Poundbury, Phase 2

Example of general urban area, Poundbury, Phase 2

Example of village style area, Poundbury, Phase 1


7.1 The sustainability appraisal of thePoundbury development brief indicatesthat the reduction of dependency on thecar in the development is an important aimin achieving sustainable development.Research carried out in 2003 showed thatPoundbury does not score well in terms ofproviding alternatives to car basedtransport. It is therefore critical that busservices are planned as part of the futurephases and that walking and cycling aremade to be more attractive alternatives tothe car.11

Public Transport Accessibility

7.2 The site must be accessible by publictransport, in particular to Dorchester towncentre but also to surrounding areas. Anexisting bus route follows the BridportRoad but regular and frequent bus servicesshould be provided around a local loopwithin the development, including thelocal distributor roads of Peverell AvenueEast and West, with a stop at the centralsquare. A possible route is shown on theplan opposite. This ensures that themajority of the development will be within400 metres, or a five-minute walk, of thebus route. Contributions will be requiredfrom the developer towards the provisionof associated infrastructure such as busstops, and towards the running of servicesfor the first few years. It is also importantthat street widths are designed so thatthey are suitable for public transportaccess, and that public transport routes areagreed before the design of streets is

finalised, so that public transport routesare not compromised.

7.3 The transportation services section atDorset County Council have expressed theview that Dorchester town bus services,and those that will eventually connect withPoundbury, will need to be commerciallyviable to ensure on-going subsidy will notbe required. For this reason it is likely thatthere would be a need to link any futurebus services with those services alreadyoperating nearby, particularly in VictoriaPark and 'Old Poundbury'. This could beachieved by using driver-controlled devicesto allow bus-only access through existingand proposed traffic restrictions, forexample at the end of Coburg, CambridgeRoad and onto Poundbury Road.

Links to Dorchester Town Centre

7.4 Well sign posted and easily recognizablepedestrian and cycle links into Dorchestertown centre are essential to encouragetravel to the centre by safe and sustainabletransport. This would also support thedevelopment's relationship with the towncentre, and help to integrate thedevelopment with the rest of Dorchester.The need to improve pedestrian and cycleroutes into the town centre was raisedduring early public consultation on thedevelopment brief.

7.5 Further vehicular links into Dorchesterhave been avoided in order to minimise'rat running' through the development. The

7. Pedestrian, Cycle and Public Transport Accessibility

Further phases of Poundbury will provide:

Good access to public transport;New pedestrian and cycle links to Dorchester town centre - including a new cyclewayalong Bridport Road, and other pedestrian and cycle links to improve connection to therest of Dorchester;A new perimeter walkway and cycleway;New links to the surrounding countryside, including improvements to the public rights ofway network.

Future planning applications will be accompanied by a Design and Access Statement whereappropriate.

11Learning from Poundbury, Oxford Brookes University, 2003


Bus stop, Mansell Square, Poundbury


road at the southern edge of the site(Holmead Walk) has the potential to linkthrough to the Thomas Hardye School buthas bollards to prevent traffic doing so,although pedestrians and cyclists haveaccess. A similar arrangement is proposedat the north of the site adjoining thecemetery, in order to avoid heavy trafficfrom the nearby industrial estate cuttingthrough residential areas in Poundbury.Alternative options would have been toopen up some or all of these routes (so asto maximise accessibility and integrationbetween Poundbury and the rest ofDorchester) or for some (such as thenorthern link) to be opened to traffic butwith a width restriction to prevent theiruse by industrial traffic. However, theopening up of these routes was tested aspart of the formal consultation of the draftdevelopment brief. The majority ofrespondents commenting on the issue feltthat allowing through traffic from Coburgand Cambridge Roads would cause ratrunning along unsuitable roads and wouldharm highway safety, particularly forpedestrians and local residents. It waspointed out that school children use theseroutes to walk to and from ThomasHardye School. It is not, therefore,proposed to remove the traffic restrictions.It may be at some time in the future thatpublic transport access could be allowedby the use of driver controlled devicessuch as rising bollards (see paragraph 7.3).

7.6 Existing and proposed pedestrian links intotown are shown on the plan in figure10.Developer contributions will be negotiatedtowards the provision of new and/orimproved pedestrian and cycle routes. Thehighway authority has supported thecreation of a segregated cycle routerunning along the Bridport Road from eastof Mansell Square into Dorchester and thisis also shown in figure 10. The inclusion ofthis cycle route on the plan does notpreclude alternatives being explored -particularly any that might be less steepand therefore easier for cyclists.

Perimeter Walkway and Cycleway

7.7 The principle of a perimeter walkway andcycleway is set out in the Local Plan.12 Aformal pedestrian and cycle route isproposed around the whole edge of thedevelopment from Maiden Castle Road toPoundbury Road. It will also be extendedto the south of the Castle Park Estate. Thiswill provide an attractive and sustainablelink between various parts of Poundbury aswell as other facilities such as theWeymouth Avenue supermarket andfootball ground, the Middle School andThomas Hardye School. In parts it will beplanted with trees, which will help tosoften the edges of the development aswell as providing an attractive route. (SeePrinciple 2 on defined edges). This routewill be provided as part of the Poundburydevelopment. The cycle and footway linkbetween Coburg Road and Maiden CastleRoad, proposed in the Local Plan, has nowbeen constructed. This cycleway joins theNational Cycle Network Route 2, whichextends from Dorchester to the Devonborder. The use of cycles for everydayshort journeys, rather than just for leisurepurposes, requires suitable cycle parkingfacilities. There is therefore a need forproperly designed and well located cycleparking to be provided - particularly in theneighbourhood and district centres. Cycleparking provision should also beincorporated within domestic garden areas,the rear parking courts and in associationwith commercial and community uses.

7.8 In addition, an informal perimeter walkwayis proposed around the whole of theoutskirts of Dorchester. In places this willfollow the route of the more formalPoundbury walkway/cycleway but in otherareas (including parts of the south-easternand north-eastern edge of the Poundburysite) it will follow a separate route. ThePoundbury sections of the route will beprovided as part of the development. Partsof the route that are shared by pedestriansand cyclists should be clearly signed.

12 West Dorset District Local Plan 2006, Policy EA26


Countryside Links

7.9 Safe pedestrian and/or cycle routes,particularly across the A35 by-pass, fromthe development out to the countrysidewill be provided. These routes will need tocreate links to the existing public rights ofway network and help facilitate sustainablerecreation. Currently, the public right ofway to the west is severed by the by-passand is not safe to use. This right of way isclosest to the "general urban area" whererecreational need will be greatest. A bridgecould be considered across the by-pass.This project could provide an opportunityto combine good engineering with publicart, with the bridge designed as alandmark in its own right.

7.10 The cycle and footway link betweenCoburg Road and Maiden Castle Road,proposed in the Local Plan, has now beenconstructed and forms an important link tothe south of the site. An additional link isalso proposed from the other side of theThomas Hardye School.

7.11 Two further important links to the publicrights of way network are identified on theplan in figure 10. In both casesimprovements are needed to enable saferaccess from the development to existingrights of way. One involves developing adedicated right of way for pedestriansthrough the underpass from the south ofthe development towards Maiden Castle.It is important that pedestrian access ismanaged so as to minimise any adverseeffect on the use of this land for keepinglivestock, particularly sheep grazing, butthis does potentially provide an importantdirect and safe link out to surroundingcountryside. Another involves creating adedicated right of way out from the north-west sector of the development, againusing an existing underpass to provide asafe access under the Dorchester by-pass.This will be needed in conjunction with thefinal phase of development.

7.12 Finally, there is a need to consider accessto the Poundbury Hillfort, as part of thegreen space and recreation strategyreferred to under Principles 3 and 16. Thissite is a scheduled ancient monument,susceptible to erosion and currentlysuffering from some degradation. Accessneeds to be better managed, includingidentification of the most appropriateaccess route. All routes should beestablished to agreed good maintenanceand 'easy to use' criteria and comply withDisability Discrimination Act 2005guidelines.13

Design and Access Statements

7.13 In the future, the majority of planningapplications will need to be accompaniedby a Design and Access Statement,explaining and justifying the proposals anddemonstrating the commitment to gooddesign and sustainable access. The accesspart of this statement should explain howaccess arrangements would ensure that allusers have equal and convenient access tobuildings, spaces and the public transportnetwork. It should make particularreference to the inclusion of disabledpeople, and should also indicate howaccess for emergency and service vehicleswill be provided.14

13 The Disability Discrimination Act 2005 and guidelines can be viewed via the following linkhttp://www.opsi.gov.uk/acts/acts2005/20050013.htm A print version (ISBN 0 10 541105 1) is available to buy and ispublished by The Stationery Office (TSO).14 Town and Country Planning (General Development Procedure) Order 1995. More detailed guidance can be found on thechanges in DCLG Circular 01/2006 on www.dclg.gov.uk

Footpath links to the countryside


A Hierarchy of Routes and Streets

8.1 Roads are designed and engineered todifferent specifications depending ontheir size and function, which in turn isbased on the amount and size ofvehicles that will be using them. Withinthe existing development at Poundburya hierarchy of road types has beenestablished which is shown on theaccompanying plan (figure 11) andexplained in more detail below. Thishierarchy will be used to inform thecreation of a movement framework forthe remaining phases of thedevelopment. The movementframework will reflect the relevantnational guidance on residential layoutsand street design.15

Primary Route

8.2 These routes are the A roads and trunkroad network which are of nationaland regional importance. The A35trunk road bypasses Dorchester to thesouth and forms part of the east-westroute along the south coast, fromFolkestone to Honiton. The A37Dorchester to Yeovil road bypasses thetown to the north-west and joins theA35 at the Monkey's Jump roundaboutwhich is situated immediately to thewest of the Poundbury development.None of these primary routes passthrough the development site, but theywill be affected by any increase intraffic movements generated by thedevelopment.

8.3 The Highways Agency manages andmaintains the trunk road network. Theagency has indicated that a detailedTransport Assessment is required inassociation with the next phases ofdevelopment at Poundbury, in order toexamine the impact of development onthe strategic road network and identifywhere infrastructure improvements willbe required.

8.4 The Highways Agency has confirmedthat the Monkey's Jump roundaboutwill need to be improved and widenedto accommodate additional trafficassociated with additional developmentat Poundbury. Discussions are takingplace between the Duchy of Cornwall,Dorset County Council (as theHighways Authority) and the HighwaysAgency, to establish the level of likelytraffic generation from thedevelopment, which will then informthe design of the improvements. Atrigger point for the improvementworks (in terms of how many housesand commercial units can be occupiedbefore the roundabout needs to beenlarged) will also need to be agreedbetween the relevant highway agenciesand the Duchy of Cornwall, andincorporated into a legal agreement.

8.5 A contribution towards improvementsto the Stadium Roundabout at thejunction of the A35 Dorchester Bypassand the A354 to Weymouth may alsobe required if the traffic modellingevidence suggests that it will be

8. Routes and Streets

Further phases of Poundbury will continue to:

Promote a hierarchy of routes and streetsProvide variable street widths related to the function of routesProvide a permeable street network

15 By design: better places to live (A companion guide to PPG 3)" Sept 2001 ISBN 0 7277 3037 1and Places, Streets &Movement (A companion guide to design Bulletin 32) Sept 1998 ISBN1 85112 113 7. These documents will be replaced by theforthcoming "Manual for Streets" due to be published jointly by DCLG and DfT in Spring 2007.


Peverell Avenue East, looking west (Local Distributor)


affected by the development. Theremay also be a requirement forcontributions towards the improvementof other junctions within the towncentre particularly for pedestrians andcyclists. As set out in Principle 7,developer contributions towards publictransport and improvements towalking/cycling will also be sought.

District Distributor

8.6 The Parkway is a new districtdistributor road that has very recentlybeen constructed, along a routeswinging to the south of the newdevelopment at Poundbury, as shownon the plan opposite. This replaces theBridport Road that formerly functionedas district distributor, carrying in theregion of 7,700 vehicles per day.16

With the introduction of frontagedevelopment along either side of theBridport Road, its capacity has beenreduced and it is no longer appropriateto have such a large volume ofthrough traffic using this route. TheBridport Road will therefore bedeveloped as a local access street.

8.7 The Parkway has been constructed at awidth of seven to eight metres, withwide grass verges planted with heavystandard trees. Development will faceon to the parkway but there will notnormally be direct access to it. Thedesign will make quite clear thatvehicular traffic is the dominant user,and there will be clear segregation ofpedestrians and vehicles. A number ofpedestrian crossing points will beprovided and a controlledpedestrian/cycle crossing will beinstalled at the point where the cycleroute crosses from the northern side ofthe parkway to the south, at thebottom of Victor Jackson Avenue.

Local Distributor

8.8 The other main routes within thedevelopment at Poundbury, which willlead to the central square, are currentlyPeverell Avenue East and West (seeplan opposite). These roads willfunction as local distributor roads,serving in excess of 300 dwellings.17

These roads form the link between thedistrict distributor (The Parkway), thedistrict centre (at the central square)and nearby residential streets. Theyhave been laid out as avenues with theimportance of the route, in terms of itsdestination, being reinforced by the

16 Two-way flow based on a traffic count in April 200117 Dorset County Council Residential Design Guide Roads and Streets

Parkway - Middle Farm Way looking west (District Distributor)

Parkway - Middle Farm Way looking east(District Distributor)


overall width of the street and thescale of the buildings fronting onto it.(See Principle 6 on scale and intensity).

8.9 Buildings completed so far along theseroutes have been set back a minimumof 10 metres from the edge of thecarriageway to allow for a grassedverge and two-metre footway oneither side. The street width andposition of the verge will allow theplanting and establishment of largestreet trees. On-street parking hasbeen provided in bays on the side ofthe carriageway. These local distributorroutes are still characterised by thesegregation of vehicles andpedestrians, with a clear definitionbetween carriageway and footway.There is no direct vehicular access fromthe local distributor road to residences.The fact that Peverell Avenue East andWest are relatively long straight roadscould encourage higher traffic speeds.It is therefore important that designoptions are considered that willpreserve the visual strength of theavenues but at the same timeincorporate 'natural' traffic calming.

Feeder Road

8.10 The extent of the next phases ofdevelopment at Poundbury justifies theconstruction of an additional road,performing a similar function to thelocal distributor roads but not quite onthe same scale. The route will providethe main access into the north-eastneighbourhood in Phase 3. The roadmust therefore be capable, in widthand alignment, of taking very largecommercial vehicles to service shops,offices and light industry. This isparticularly important where it joins thecentral square.

8.11 The street will be laid out on a similarprinciple to Peverell Avenue East andWest, but will not be so formal andregular in design. The Dorset County

Council design guidance refers to thistype of route as a "Transitional Link" or"Feeder Road" which provides thechange between the local distributorroads and the residential access roads.Planting alongside the road will againbe an essential feature, but this may bemore varied and less urban in style.

Local Access Street

8.12 Local access streets still provideimportant routes to localneighbourhood centres, but will not beas wide or carry as much traffic as theavenues or feeder road. A footway willstill be required on both sides of thestreet. Parking will be on street ratherthan in designated bays. There will bea varied scale of buildings along theseroutes and less definition between thecarriageway and footway, as theseroutes will not normally have grassverges.

8.13 Examples in the existing phases 1 and2 are the Bridport Road (following theopening of The Parkway) and the routeto Pummery Square from MansellSquare.

8.14 It is intended to create a further localaccess street from Peverell Avenue Eastto the neighbourhood centre in thenortheast of the site. Further detailsabout the neighbourhood centres areset out in Principle 4.

Middlemarsh Street (Local Access Street )


Local Street

8.15 Local streets will be more minor routeswithin the development, providingaccess to residential properties and safepedestrian routes. Street widths willvary along their length. Separatefootways will still normally beprovided. Where regular on-streetparking is expected, this margin shouldbe increased to 2 metres. Informal treeplanting can be provided where spaceis available. To keep traffic speeds low,the uninterrupted length of the streetsbetween junctions should be kept toaround 60 metres. The aim in thesestreets is to design in natural trafficcalming, rather than introduceadditional features such as speedhumps.

Street widths related to their function

8.16 Within the hierarchy of routes andstreets as set out above, the width ofstreets - and the height of buildingsfronting on to them (within the heightranges proposed for each area of thesite under Principle 6) - will vary

according to the importance of theroute in the street hierarchy. Thewidest route will be the primary route,designed to accommodate throughtraffic, while the local streets, on whichpedestrians have the priority, will bethe narrowest.

8.17 These changes in width will helpmanage the amount and speed oftraffic. Drivers will be discouraged fromusing the narrower streets unless theyare visiting properties in those areas.The varying width will also indicate therelative importance of the street andhelp navigation around thedevelopment. At the same time,however, it is important to ensure thatstreet widths are sufficient to allowpublic transport access, and bus routesneed to be agreed before the details ofthe road hierarchy are finalised.

A Permeable Street Network

8.18 As far as possible within thedevelopment it is intended that thereshould be a permeable network ofstreets - in which streets link togetherat both ends - rather than culs-de-sac.This will maximise pedestrian and cycleaccessibility within the development,helping pedestrians to move aboutanywhere within the site on a shortand direct route. This permeablenetwork approach is a feature oftraditional towns and has been afeature of the development atPoundbury from the beginning - seefigure 12 which is based on Phase 1 ofthe Poundbury development.

8.19 Exceptions to this principle will bemade only where this could lead to'rat-running' by traffic that should notbe using such local routes or cuttingthrough parking courts. Suchrestrictions already exist on two routesfrom Phase 1 to the adjoining areas ofDorchester. In both cases, pedestriansand cyclists have full access. It is

Stokehouse Street (Local Street)


proposed that vehicular access will berestricted between the north-east partof the site and the existing routes ofPoundbury Road, Whitfield Road andChestnut Way (though all would beopen to pedestrians and cyclists).

8.20 As a matter of normal practice DorsetCounty Council as local highwayauthority do not introduce formal20mph zoning on new residentialdevelopment. Instead a moresophisticated, holistic, approach istaken which uses urban design toaffect driver behaviour through thedesign of the physical environment.This approach uses natural trafficcalming techniques such as designingthe streetscape with such features asshort forward visibility and visualpinch-points. Drivers are notencouraged to accelerate due to thelimited length of road that is actuallyvisible. In addition the position ofbuildings can be used to restrictvisibility at junctions. This forces driversto proceed slowly and with caution -particularly where there is no clearpriority or right of way. By introducingan element of doubt into the driver'smind, the dominance of the car ischallenged. The overall effect is to

naturally slow traffic speeds within thedevelopment to 20 miles an hour orless - without installing speed humpsand speed limit signs.

Middlemarsh Street - Varying road widths and visualpinch points

©Friar


Terraced buildings enclosing streets

9.1 Within the permeable street networkoutlined under Principle 7, developmentwill take place in 'perimeter blocks'. Thismeans that development will take place inblocks, surrounded by streets on all sidesand with the buildings at the edges of theblocks, close to and enclosing the streets.This makes good use of space, allows theuse of a permeable road network andprovides a strong relationship between thebuildings and the street. Buildings willneed to be mostly terraced in order toachieve the effect. Perimeter blocks willnormally be between 60-80 x 115-140metres in size, and should not normally besignificantly larger than this as this wouldreduce the permeability of the layout. Anindicative block layout is shown on themaps in this development brief.

Variable width streets to regulate parking

9.2 The hierarchy of streets described underPrinciple 7 includes variation in the widthof different streets depending on theirposition in the hierarchy. In addition to thisvariation, the width can vary alongdifferent parts of the same street, so thatparking is possible in some but not all partsof the street. This will ensure that on-street parking is available but is not spreadalong the whole length of every street, sothat the car does not dominate the streetscene.

Corner buildings on back of pavement

9.3 Good use needs to be made of the cornersof the blocks to create a strong andpositive street scene. For example, cornerplots can be suitable for taller buildingswith more robust architecture - designedto make more of a visual statement thanthe terraces they adjoin.

Buildings terminating views

9.4 Buildings that are positioned so that theyare the main element of the view alongthe length of a street are particularlyimportant in the street scene and shouldbe designed with this in mind. Theirregular grid pattern of the local streetnetwork will ensure that buildings regularlyterminate the views along the streets,preventing the longer stretches of roadthat would enable higher speeds on theselocal streets, and providing points of focus.The scale and massing of individual blocks,together with their form and placementalso influence the behaviour of users ofthe space adjacent to the block. The builtform can have a positive influence ondriver behaviour by way of naturalcalming. This is also referred to atparagraph 8.20 and further information isprovided in the Manual for StreetsConsultation Draft.18

Doors and windows overlooking public realm

9.5 Throughout the development, buildingswill be designed so that they face onto the

9. Perimeter Block Development

Further phases of Poundbury will continue to:Use terraces of buildings to enclose streetsEncourage variable street widths as a means of regulating and providing parkingCreate positive street scenes by placing corner buildings on the back edge of thepavementUse buildings to terminate viewsPosition doors and windows to improve safety and security of the public realmProvide narrow entrances to parking courts in order to regulate traffic speeds and reducethe visual impact of parked carsPromote developer-led planting

18 By design: better places to live (A companion guide to PPG 3)" Sept 2001 ISBN 0 7277 3037 1 and Places, Streets &Movement (A companion guide to design Bulletin 32) Sept 1998 ISBN1 85112 113 7.These documents will be replaced by theforthcoming "Manual for Streets" due to be published jointly by DCLG and DfT in Spring 2007.


street, overlooking the street and otherareas of the public realm. This providesnatural surveillance and contributes to asense of safety.

Narrow entrances to parking courts

9.6 The design and layout of the parkingcourts to be included in the centre of theblocks is described in Principle 10 thatfollows. There will however be narrowentrances into these courts, to reducespeeds, retain the sense of enclosure ofthe blocks, and avoid the parking areasbeing overly visible from the surroundingstreets. Larger non-domestic vehicles willnot be able to access to these parkingcourts and this will prevent refusecollection vehicles being able to collectrefuse from the rear of properties. Refusecontainers (either bags or bins) willinevitably be put out on the street and thisshould be taken into account in the designof the blocks. More detail is set out inPrinciple 14 on design.

Developer-led planting

9.7 The public consultation highlightedsupport for the inclusion of more 'greenery'in Poundbury - particularly in Phase 2.Planting of trees, shrubs and climbing

plants within the public realm, but also inprivate gardens, adds interest and colourto the street scene. In the more matureparts of the development in Phase 1, forexample, planting within the gardens hasnow begun to have a real and positiveimpact on the surrounding street scene.The importance of tree planting within therear parking courts is also recognized inPrinciple 10 at paragraph 10.7.

9.8 In some situations, for example wheregardens run adjacent to the street,consideration should be given to thedeveloper planting suitable tree specieswithin the boundary of the property. Giventhe appropriate time and space to mature,such trees will make a significantcontribution to the streetscape. Theposition of such planting must take intoaccount the size of the tree or shrub whenfully grown, particularly in relation tonearby properties. The aim should be toavoid the tree causing physical damage tobuildings and/or loss of light. TheLandscape Strategy should include detailsof appropriate tree species for plantingwithin the built development area. Nativetrees and shrubs should be used wherepossible as they make a far greatercontribution to biodiversity than non-native or ornamental species.


Parking mainly in parking courts

10.1 The amount of parking to be providedwithin the next phases of development willbe influenced by the Governmentguidance set out in Planning PolicyGuidance 13 - Transport (PPG13)19 and theDorset County Council parking standards,which are currently under review.20

In the majority of the developmentparking courts will form the main way ofproviding parking. Consideration will alsoneed to be given to providing securecovered cycle parking. These parkingcourts will be provided within the centre ofthe perimeter blocks described underPrinciple 8. Parking will therefore belocated away from the main public areas,and will not dominate the street.Additional visitor parking will howevercontinue to be provided on parts of thestreets.

10.2 Parking courts have been provided withinboth Phase 1 and Phase 2 of thedevelopment. The most successfulexamples however have been in Phase 1,where a larger proportion of the court wastaken up with parking spaces rather thangarages, and where trees were included inthe centre of the court in order to relievethe expanse of hard surfacing and providecharacter, shade and wildlife habitat. Thissection sets out some of the criteria thathelp to make a successful parking court.

Enclosure by walls and garages

10.3 Parking courts will be enclosed by wallsand garages so that the privacy of back

gardens is retained and consistent andattractive boundaries provided. Garagesmay also form part of this boundarythough it is important that the standardgarage court layout, with long 'terraces' ofgarages, is not followed as this can lead tolarge expanses of built and hard surfacedareas. It is also important that boundarywalls are not too high, as this can result ina harsh and restrictive feel to the spacewithin, and reduce the light to surroundingproperties. A height of around two metresis sufficient to provide privacy withoutexcessive enclosure.

At least two access points

10.4 There will be at least two access points toeach parking court so that vehiclemovement within them is easier, and sothat there is pedestrian access throughthem and into different parts of thesurrounding streets. As discussed underPrinciple 8, these will be narrow in design.

Sentinel houses overlooking courts

10.5 'Sentinel houses' form an important part ofthe layout of parking courts. While themajority of houses will be located aroundthe edges of the blocks, facing outwardover the street, one or two houses will beincluded within and overlooking eachparking court so that they are under somenatural surveillance.

10. Parking Courts Within Blocks

Further phases of Poundbury will continue to:Accommodate the majority of parking in parking courts

Parking courts will:Be enclosed by garages and wallsBe provided with at least two access pointsUse 'sentinel houses' as a form of passive securityEmploy gravel surfacing as a means of softening their appearanceUse tree and shrub planting to further soften their appearance

19 Planning Policy Guidance 13 - Transport (PPG13)20 Dorset County Council parking standards


Bound gravel surfacing

10.6 Parking courts will inevitably involve largeareas of hard standing, and the use ofgravel rather than black tarmac surfacingcan help to soften their appearance.However, the use of loose gravel in Phase1 has led to problems due to it beingwalked into houses, washed into the roadsand highway drains and picked up andspread by street cleaning vehicles. Loosegravel on a hard tarmac surface can alsocause a slipping hazard to pedestrians andcyclists and hinder disabled access. For thisreason, gravel surfaces will need to befixed, for example by being resin bondedor bound into the tarmac surface. Blacktarmac areas can also be made lessintrusive if they are combined with smallerareas of higher quality surfacing or paving.This has been particularly successful on theesplanade in Lyme Regis. Considerationshould also be given to using speciallydesigned permeable asphalt or blocksurfacing. This would significantly reducethe amount of surface water run-offgenerated by the extensive areas of hardsurfacing within the development.

Planting to relieve space

10.7 Including trees, shrubs and climbing plantswithin the parking courts can create amuch more attractive environment,relieving the expanse of hard surface,providing shade over parked cars andproviding variety of scenery, as well asadditional wildlife habitat. This has createdsome of the most successful and attractiveparking courts on Phase 1 of thedevelopment. It is important thatappropriate tree species are planted thatwill not grow too large for the location,and advice is included in the preliminarylandscape strategy.

Parking court - Poundbury Phase 1


11.1 It is important that the Poundburydevelopment provides a mix of land uses.As the principal allocation of developmentland for Dorchester, it is important that itmeets as many as possible of the town'sfuture development needs. Providing avariety of different uses close together willalso mean that employment and facilitiesare easily accessible from people's homes.

11.2 See also Principle 13 on communityfacilities.

Housing provision

11.3 The Poundbury development will continueto provide a major contribution towardsthe housing needs of Dorchester andWest Dorset. 657 houses have now beencompleted on the site (as at 1st April2006), another 520 are allocated in thelocal plan for completion by 2011, andthe total capacity of the site isapproximately 2,200 dwellings. Whiledevelopment started at a more gradualrate with an average rate of 42 houseseach year over the first ten years from1994 to 2004, annual housingcompletions were 104 in 2004-5 and 137in 2005/6. It is likely that developmentneeds to stay around this level in order tomeet the rate of development identifiedfor Dorchester (200 per year, includingbrownfield development within the town)in the emerging Regional Spatial Strategy.

11.4 The Local Plan sets out a developmentrate of 130 per annum at Poundbury until2011 to meet the structure plan provisionfor the district. This structure plan will

however be replaced by the RegionalSpatial Strategy, which in its current formproposes a lower housing provision forthe district, so that an annual rate ofaround 100 at Poundbury would benecessary in later years.

11.5 The council intends to manage thedelivery of housing land to ensure thatthe rate of development is as close aspossible to the annual rate set out in theadopted Structure Plan and the emergingRegional Spatial Strategy. Whenconsidering planning applications forfuture phases, the council will look at thelatest information on housing completionsat Dorchester and in the district, to see ifthese planned rates of development arebeing met. Planning permissions may ifnecessary be withheld or brought forwardin order to adjust delivery to the plannedrates.21

11.6 Detailed work on the appropriate scaleand intensity of development, informedby the visual impact assessment, hasconfirmed that the total capacity of thedevelopment is approximately 2,200including the 657 already completed. Aforecast of housing completions on thedifferent areas of the site are set out infigure 15, and the proposed phasing ofdevelopment is shown in figure 16. Thisshows the areas covered by Phases 2, 3and 4 and broadly indicates the years ofanticipated completions within the phases.This needs to be read in conjunction withthe plan of scale and intensity across thesite under Principle 6 (figure 8).

11. A Mix of Uses

Further phases of Poundbury will provide:Housing at the rate of 100-130 dwellings per annum, to include affordable housing (seePrinciple 12);Light industrial / office uses (B1);General industrial uses (B2) south of the Parkway and the western end of the Parkway,but only where a buffer of B1 uses can mitigate the harmful effects upon existing andproposed residential development.

The development of key infrastructure projects - including employment sites and new landmarkbuildings - should, where possible, precede the development of adjoining residential areas.

21 See Policy HS1a of the West Dorset District Local Plan 2006.


11.7 The next phase of development will be inthe southern area of the site, south of theBridport Road. (This forms the final part of'Phase 2' that does not yet have detailedplanning permission - within the areacovered by Policy EA18 of the local plan).This will be followed by the north-easternarea of the site (covered by Policy EA17,and including most of 'Phase 3'), andfinally by the north-western segment(covered by Policy EA19 of the local planand including part of 'Phase 3' and all of'Phase 4'. The development of buildingson the northern edge of the developmentat an early stage of construction of thesephases would be an advantage in order toprovide a firm edge and allow avenueplanting around the edges to beestablished as soon as possible.

Location of employment development

11.8 The first phase of Poundbury succeeded inproviding a similar number of jobs tohouses though only 15.5% ofeconomically active Poundbury residentsworked on the site in 2003.22 Employmentdevelopment on the future phases of

Poundbury needs to meet Dorchester'semployment needs, and allow people theopportunity to live close to their work, butat the same time make sure that industrialdevelopment does not harm people'sresidential amenity.

11.9 An employment land review is currentlyunder way which will provide furtherinformation on current needs. The LocalPlan currently identifies approximately 6hectares of employment land to bedeveloped within the sites allocated bypolicies EA17 and EA18, with further landto be reserved within the Policy EA19 site.Dorchester is already a significantemployment centre with many jobs in theservice and administrative sectors: it hasalmost twice as many jobs as it haseconomically active population. Thedevelopment of further housing atPoundbury will help to address thisimbalance and support existingemployment. There is however stilldemand for new and expandedemployment premises, and for a widervariety of employment types. A study ofeconomic prospects in 2004 identified a

22 Learning from Poundbury, Oxford Brookes, 2004


lack of general use industrial land in thetown and demand for modern businesspremises. It showed that most growth hadcome from local existing companies ratherthan inward investment, and that thePoundbury development had helped toupgrade the image of the area, but therewas also a need for more affordablepremises.23

11.10 Light industrial and office (B1)24

development can be located withinresidential areas without harmingresidential amenity through excessivenoise, dust or smell. This type ofemployment development can thereforesuccessfully be mixed with residentialdevelopment in any part of the site.Larger units will be best located within thecentral or urban zones where the scaleand intensity of development will begreater (see principle 7). Small unitsincluding 'live and work units' will beappropriate throughout the site.

11.11 General industrial (B2) developmenthowever is not appropriate immediatelyadjoining residential uses. Rather thanbeing mixed through the site this needs tobe concentrated in specific areas. Twoareas have been identified and are shownin figure 17. These include a main sitesouth of the Parkway and an additionalsmaller area at the western end of theParkway. Both have road access directlyonto the Parkway. The local plan statesthat approximately 2.14 hectares of B2use should be provided. This figure couldbe subject to variation once theemployment land review for Dorchesterhas been completed.

11.12 A buffer area of light industrial and office(B1) employment development will beprovided between the general industrial(B2) development and the residentialareas. This means that the generalindustrial (B2) development will neverdirectly adjoin the residential areas. Anydetailed proposal for the site will need tobe accompanied by a landscape andplanting scheme (to be prepared in line

with the Preliminary Landscape Strategy)to address the need for the mitigation ofthe visual impact.

11.13 It is vital that a replacement householdrecycling centre for the existing site at StGeorge's Road, Dorchester is identified.The reference in the draft brief to apossible household recycling centreattracted considerable opposition fromPoundbury residents. It remains one of theoptions to be considered by the CountyCouncil and this brief therefore safeguardsaccess through the B2 land into adjoiningland to the south. This brief does notsafeguard the site itself but the access toit, and does not pre-empt a decision to bemade by Dorset County Council. TheCounty Council will either prepare adevelopment plan document to identify aspecific site for a household recyclingcentre to serve Dorchester, or a site maybe proposed as part of a planningapplication. In either case, a fullexamination of alternative sites would bepresented and the County Council iscurrently reviewing all previouslyidentified site options, and others thathave been more recently suggested,against planning criteria and policyguidance.

Infrastructure, factories and landmarks first

11.14 Where infrastructure is needed to servedevelopment, it is important that it isphased either in advance of theconstruction of houses and smallerbusiness units, or at the same time. Thisapproach has a number of benefits. Earlyoccupiers of the development do not lackessential community facilities and do notget into the habit of going further awayto visit facilities that will later on beprovided on the site. The site thereforefunctions as a mixed-use area from anearlier stage. It also helps to ensure thatexisting infrastructure elsewhere in thetown is not overloaded while newinfrastructure is being developed and thatreserved plots within the built up area are

23 Study of the Economic Prospects of Dorset and Neighbouring Towns, Roger Tym & Partners, 200424As classified in the Use Classes Order 1987 and subsequent amendments


not left as vacant for a long time. Inaddition, people moving into the site cansee clearly where infrastructure is locatedand there is no risk of them unexpectedlyfinding that a road or factory is beginningto be built adjoining their house. On theearlier phases of development, the mix ofhousing and employment has worked wellwhere the employment uses wereprovided first, so that new residents couldclearly see that those uses were notunpleasant to live next to. The same islikely to be the case where landmarkbuildings are created.

11.15 Public consultation on the emergingdevelopment brief showed strong supportfor the provision of infrastructure in stepwith development. Infrastructure,employment development, and landmarkbuildings should therefore be constructedbefore the surrounding housing. Shopsand community facilities should beprovided at the same time as housing, orat an early stage of its development, sothat there is a population there to usethem but they do not have to wait for

Dorset Cereals - Peverell Avenue East

House of Dorchester, chocolate factory, Victor Jackson Avenue

Commercial uses mixed with housing, Peverell Avenue East

Offices - Ansbury House, Pendruffle Lane


35% affordable housing

12.1 In accordance with the affordable housingpolicy HS3 of the adopted local plan(2006), 35% of the houses or dwellingsprovided on the further phases ofPoundbury should be affordable housing.The policy makes clear that the precisefigure will be subject to negotiation ineach case. It is recognised that thePoundbury development is providing arange of community facilities andinfrastructure including contributions tothe leisure centre and highwayimprovements. However, it is a greenfieldsite without abnormal development costs.Affordable housing needs are also higherin Dorchester than anywhere else in thedistrict, the Housing Needs Survey havingidentified a net affordable need of 721 inDorchester, 43% of the total districtneed.25

12.2 Poundbury therefore provides a verysignificant opportunity to provideaffordable housing to meet some of thisneed, and 35% is sought. The council willenter into a legal agreement with thedeveloper to ensure the provision of thisaffordable housing.

Proportion of rented and shared equity

12.3 The Local Plan and adopted supplementaryplanning guidance on affordable housingboth identify that a range of types ofprovision may contribute towards meetingthe need for affordable housing.26 Themajority of need is for social rented

housing but intermediate housing such asshared equity units can also help to meetother housing needs, as well as adding tothe diversity of housing types on the site.The supplementary planning guidanceindicates that around 65% of need in thedistrict is for social rented housing. It istherefore proposed that the further stagesof the Poundbury development shouldinclude at least 20% social rented housing,with the remainder consisting of sharedequity or other models of affordablehousing provision. The final mix of rentedand other tenures will be negotiated at thetime that a planning application issubmitted. Other models may beconsidered if it can be demonstrated thatthe units will be affordable to those inhousing need, and that they will continueto be available and affordable for as longas there is a need, rather than solelybenefiting the initial occupant.

12.4 Analysis of the data from the HousingNeeds Survey, relating to those concealedhouseholds whose locational preferencewas Dorchester, showed that none hadannual incomes above the approximateaverage UK household income, and thatthe proportion with annual incomes below£10,000 was well above the average ofrecent surveys in other areas.27 This shouldbe taken into account when assessingwhether proposed affordable housing willmeet needs.

Mix of house sizes

12.5 The housing needs survey information

12. Affordable Housing

35% of all new dwellings in further phases of Poundbury will be provided as affordable housing, tocomprise 20% rented housing and 15% shared ownership.

Affordable housing will:Be provided in a mix of house sizesLook the same as market housing - 'tenure blind'Be mixed, in small groups, throughout the development

25 West Dorset Housing Needs Survey, 2002, David Couttie Associates, paragraph 8.12. The survey was updated in 2004 butthe update does not include an area breakdown.26 West Dorset District Council Interim Supplementary Planning Guidance - Affordable Housing, January 2004.27 Additional analysis of Dorchester information from Housing Needs Survey above - carried out by David Couttie Associates in2004


suggested that a significant proportion ofconcealed households seekingaccommodation in Dorchester neededsmaller properties (66% one-bedroom,33% two-bedroom) though preferenceswere for larger units (10% one-bedroom,65% two-bedroom and 21% three-bedroom).28 The brewery site developmentclose to the town centre is howeverproposed to include a significantproportion of smaller units. A wider mix,including larger properties, is likely to beappropriate on Poundbury.

Tenure blind

12.6 One of the successes of the first phase ofdevelopment at Poundbury has been theintegration of affordable housing withinthe development. This has been confirmedby residents surveyed by Oxford BrookesUniversity, and during the consultation onthe preparation of this brief, when theintegration of affordable housing wasidentified as a strength of the developmentto date. This integration has been achievedpartly by design that does not distinguishbetween the rented and private housing.This approach needs to be continued infuture phases of development.

Pepper potting

12.7 The integration of affordable housing withprivate housing has also been achievedthrough the scattering or 'pepper potting'of affordable housing throughout thedevelopment, rather than concentratingaffordable housing in one part of the site.In conjunction with the lack of distinctionin design, this means that it is not visiblewhich units are affordable housing. Thedispersal of affordable housing throughthe development also avoids socialdivision.

28 Analysis of Housing Needs Survey, as above

Affordable housing, Poundbury Phase 2, Challacombe Street

Affordable housing, Poundbury Phase 1, Mansell Square


13.1 A significant range of community facilitieswill be needed to meet the further needsof the expanding population ofPoundbury. A number have already beenincluded on the early phases, includingthe Brownsword community hall and themedical centre currently underconstruction. Planning permission has alsobeen recently granted for an inter-denominational oratory (chapel) buildingsituated to the west of PoundburyFarmhouse.

Community hall

13.2 The Brownsword Hall in PummerySquare, on Phase 1 of the development,is successfully meeting the needs of theearly phases of development but a largerhall will be needed for the additionalpopulation in future. This wasemphasised during early publicconsultation on the development brief.The additional hall should be located sothat it is within easy walking distance foras many residents as possible. It shouldinclude a main hall sufficiently large toaccommodate 300 people, and shouldinclude a range of rooms of varying sizesso as to enable flexible use. The main hallshould be capable of accommodating arange of community uses, which couldinclude performances by amateur ortouring theatre or music groups. It istherefore important that the design takesinto account the special technicalrequirements (acoustics etc) necessary forperformance. The potential foraccommodating the hall in the centralsquare, or as a shared facility (forexample with the new school) is outlinedin paragraph 4.6.

Education - new first school

13.3 A new first school is proposed within thefuture development of Poundbury. Thiswill replace the existing Damers FirstSchool and will serve both Poundburyand adjoining areas of Dorchester. Assuch it should be located where it isaccessible on foot to as many of thecatchment population as possible. A siteimmediately west of the Great Field isproposed: this is within 800 metres or a10-minute walk of the majority of thePoundbury development, as well assignificant surrounding areas ofDorchester. The school building shouldfront onto the road forming a positiveelement in the street scene. The locationadjoining the Great Field will also enablethe open space there to be used by theschool, for example for sports days. Analternative location to the north of theGreat Field, adjoining the cemetery, hasbeen considered but was decided to beless accessible to the catchmentpopulation and more likely to result inpeople driving their children to school.

13.4 The school will be a first school forchildren aged between 4 and 9, and willhave the eventual capacity of 450 pupils(three form entry with 90 pupils eachyear), plus about 20 further in a speechand language unit. The ultimate grossbuilt area would be 2,526 square metresand a total site area of 1.74 hectareswould be required, to include buildings,access, car parking, pitches and playareas. Playing areas and pitches will berequired on the site, for security reasonsand so that they are specifically designedfor the relevant age range, though asmentioned above the school will be able

13. Community Facilities

Further phases of Poundbury will provide, or make contributions towards, the following facilities:A community hallA new first schoolHealth and social facilitiesA leisure centreYouth facilitiesRecreation (see also Principles 3 and 17)Retail development (see also Principle 4)


to use the Great Field for activitiesrequiring more space. The school shouldbe designed in such a way that it couldbe easily used for other community usesoutside school hours. As a need for anadditional community hall has beenidentified (see paragraph 13.2), it may beparticularly useful if the school hall couldbe secured separately from the rest of theschool building, with its own externalaccess and kitchen facilities, side roomsetc.

13.5 The development should provide boththe site for the new school and acontribution towards the cost ofconstruction. Negotiations on the level ofdeveloper contribution will be basedupon the most up-to-date Department ofEducation guidelines.

Health, social and library facilities

13.6 A new medical centre is currently underconstruction north of Mansell Square onthe Bridport Road. A dental practice hasalso located at Poundbury, on WinsladeStreet.

13.7 The social services authority has indicatedthat they are seeking premises for a 40-place Day Resource Centre for peoplewith learning disabilities, in theDorchester area. There is currently asingle centre at Bridport, serving a widearea. The replacement of this by centresat both Dorchester and Bridport wouldenable future needs to be met andtravelling to be reduced. A specificlocation has not yet been identified but itcould be accommodated within thePoundbury development, in an accessiblelocation, such as near the central square.

13.8 Contributions will be sought towards theincreased provision of other health, socialand library facilities that will be requiredto cater for the needs of the newpopulation. The level of contributionsought will be based upon the need forsuch services arising from the increasedpopulation at Poundbury. This will involve

consultation with the relevant serviceproviders.

Leisure centre

13.9 A new leisure centre is needed atDorchester as the present centre hasinsufficient capacity to meet the needs ofits catchment area and the generalcondition and age of the buildings is notappropriate for a modern leisure service.Poundbury is one appropriate locationand land is therefore reserved on the sitefor this use, adjoining the first school andGreat Field. Another possible site for anew pool is at the existing leisure centreat Thomas Hardye School. Both locationsare reasonably accessible to theremaining population of Dorchester andclose to the outdoor recreation facilitiesproposed on the Great Field. The majorrequirement is for a 25 metre, six-laneswimming pool, suitable for competitionuse, plus a learner pool. Should thePoundbury option be pursued,commercial leisure uses such as a fitnesssuite and dance studio could also beprovided on the site. Other dry-sideactivities such as the existing sports hallscould continue to be located at theexisting Thomas Hardye leisure centre.29

13.10 If located as part of the Poundburydevelopment, it is expected that thedeveloper will provide the land. An areaof approximately one hectare will berequired for the new building. In eithercase a financial contribution from thedeveloper towards the provision ofrecreational facilities, either on or off-site,will be negotiated.

Youth facilities

13.11 A survey carried out by Dorchester YouthExtra in 2005 highlighted the lack ofyouth facilities at Poundbury and inDorchester. Play areas are designed foryounger children and while it is necessaryto provide further play areas in thedevelopment, it is also important that theneeds of older age groups such as

29 See: Leisure Centre Procurement and Management - Final Report of the Community Overview and Scrutiny Committee, 18October 2005.


teenagers are met. Facilities for youngpeople such as outdoor meeting spacesneed to be provided. A youth shelter andball wall are currently being provided atthe Great Field but further provision willalso be necessary to accommodateadditional need, and should be providedas part of the development.

13.12 The possible location of a new youth clubat Poundbury was raised duringconsultation on the brief but the countyyouth service has advised that there iscurrently insufficient demand andtherefore no likelihood of provision.Should this situation change, then thepreferred location would be somewhereadjoining the Great Field and close to theschool and possible leisure centre site.

Recreation

13.13 The proposed location of open spacewithin the development is discussed inmore detail under Principle 3. This sectionhowever deals with the uses and facilitiesto be provided on that open space.

13.14 Existing recreation facilities include anequipped children's play area and olderchildren's kickabout area south-west ofHolmead Walk on Phase 1, an equippedchildren's play area on the area enclosedby Woodlands Crescent on Phase 2, andboules playing area adjoining theBelvedere.

13.15 Uses identified for provision on the GreatField include a cricket pitch, two juniorfootball pitches, sports wall andbasketball net. These more formalfacilities should be located at thesouthern end of the Great Field, whichwill become a focus for the localcommunity, from both Poundbury andadjoining parts of Dorchester. Asdiscussed in Principles 3 and 16, thenorthern part of the Great Field shouldprovide a more informal recreation area,also managed for chalk grassland wildlifehabitat, and providing an attractive ruralsetting for walking, running and picnics.This area also provides an excellentopportunity for community involvement,particularly young people, to help with

practical habitat creation andmanagement work.

13.16 Further equipped children's play areas willbe needed on the site. These may belocated on the Great Field and within theproposed green squares within thedevelopment (see Principle 3).

13.17 Allotments have been granted planningpermission on a site south of Middle FarmHouse but there is likely to be a need forfurther allotments within thedevelopment, particularly as most hasbeen developed with relatively smallgardens. A further site will be reservedfor allotments in the northern part of theGreat Field, adjoining the cemetery.

Cemetery

13.18 Land to the north of the Great Field iscurrently reserved for an extension to theexisting cemetery. The outline of this areacould however be amended so as tomaximise the area available to the southfor recreational uses, and avoid dividingoff an area of the Great Field.

Retail development

13.19 Retail development is discussed underPrinciple 4 on the hierarchy of centres.The site already includes a local foodstoreat Pummery Square in Phase 1, and thissquare also includes a range of shops andcafes. More recently a range of retail useshave been developed in Phase 2, some insmall local centres but some morescattered. As covered under Principle 4, anew local foodstore is likely to berequired in the central square: this will belarger than the existing store at PummerySquare in order to meet convenienceshopping needs of a wider localpopulation, but should not compete withDorchester town centre. Other futureretail development should beconcentrated at the district centre, or atthe smaller neighbourhood centres, ratherthan being scattered throughout the site.


14.1 The quality of design and materials hasbeen one of the most obviouscharacteristics of development atPoundbury to date. This has been theresult of the principles set through LeonKrier's vision, the involvement ofarchitects and the high level of controlestablished through the 'Poundburydesign code' to which the architects work.The Duchy of Cornwall sets thesecontrols as site owner and developer, anddo not in themselves form part of thestatutory planning system. It is notintended that the development briefshould replicate or 'set in stone' theexisting controls, but instead this sectionof the brief aims to set out some of thebroad principles that should be followedin future phases. As referred to previouslyin Principle 7, any further planningapplications for new buildings will needto be accompanied by a Design andAccess Statement, explaining andjustifying the proposals anddemonstrating the commitment to gooddesign and sustainable access.30

Predominantly traditional style: classical andvernacular

14.2 Poundbury has been developed with apredominantly traditional style, and thischaracteristic should be continued infuture phases to retain the character ofthe development. The traditionalcharacter and design quality wereregarded as strengths of the developmentduring public consultation.

14.3 Principle 6 indicates the variation in scaleand intensity of development proposedacross the site. This variation will also bereflected in the design of buildings, witha more formal classical style within thecentral core area, a classical approachalso picked up in the general urban area,and vernacular styles in the village-styleand edge areas.

14.4 As a traditional approach is beingfollowed it is important that design cuesare taken from local buildings withinDorchester and surrounding villages, sothat the development reflects the localdistinctiveness of the area.

14.5 While a traditional style will continue topredominate there may also beopportunities for more contemporarydesign to be incorporated in thedevelopment. This might include thedesign of landmark buildings for example,or the occasional building located at anode or corner within the site. Within theexisting development there are already anumber of buildings that have interpretedtraditional architectural influences in acontemporary way. It is important that allbuildings, whether of traditional or morecontemporary architecture, are designedto a high standard to respect theirindividual setting and location (see alsoparagraphs 14.12 to 14.16.).

14.6 It is important that landmark or focalpoint buildings make a positive

14. High Quality Design and Local Materials

All buildings and structures within further phases of Poundbury will:Be predominantly traditional in style, with more classical styles in the centre and moredomestic vernacular styles in the lower intensity areas Provide for residential amenityBe built of high quality materials, sourced locally where possibleShow quality of design and detailingHelp reduce urban clutterReflect sustainable construction principles (See Principle 15);Be flexible for future needsProvide opportunities for public art

30 Town and Country Planning (General Development Procedure) Order 1995. More detailed guidance can be found on thechanges in DCLG Circular 01/2006 on www.dclg.gov.uk.


contribution to the street scene. The scaleand design of these buildings should fullyexploit the location and present aninteresting facade onto the public space.The positioning of windows and doors isimportant and large areas of blank wallfacing onto the street should be avoided.

14.7 Windows onto side and front elevationsnot only add interest to a façade bybreaking up areas of walling, but alsoensure that the streets and side passagesare overlooked. This overlooking or"passive surveillance" provided by "activefrontages" helps alleviate the fear ofcrime and discourage anti-socialbehaviour. For this same reason, thecreation of long narrow alleywaysbetween high walls or fences should beavoided.

Residential Amenity

14.8 A high intensity of development, withbuildings positioned relatively close toone another, does not automaticallymean that adequate privacy and the'quiet enjoyment' of residential propertiesfor the occupiers cannot be provided. Thedesign of individual buildings and theposition of doors and windows, togetherwith the position of buildings in relationto one another, can be used to ensurethat unacceptable levels of overlooking(of what should be private areas) andovershadowing can be avoided.

Quality materials sourced locally

14.9 Building materials should continue to beof high quality: this has been a key

feature of the development to date. Avariety of materials has been used,preventing a repetitive appearance butwith controls providing sufficientconsistency. Materials should also belocally sourced wherever possible, forreasons both of local distinctiveness andsustainability. Materials used to date inthe development have included Purbeckand Portland stone, as well asarchitectural salvage. The choice ofmaterials for individual buildings will alsoneed to have regard to the prevailingweather conditions. The selection offacing materials and construction details,such as roof tile fixings, must ensure thatthe finishes are durable and remainsecure over time.

14.10 Render as an external finish has beenused successfully throughout the existingphases of the development and hasadded interest and variety to the streetscene. However, the use of render onproperties on the outward facing edge ofPhase 1 has added to the visual impact ofthe development in the wider landscape.For example the houses facing outwardsalong Holmead Walk are very prominentin the views northwards from MaidenCastle. The use of render shouldtherefore be limited on the edges of thedevelopment, where the preference willbe for a mixture of brick and renderedelevations.

14.11 The principles of good design and use ofquality materials apply equally todevelopment associated with walking,cycling, recreation routes and spaces.There is the opportunity for thedevelopment to be an exemplar in termsof providing high quality and appropriatesignposting of urban and countrysidepaths/links. This also applies to the choiceof surface materials, gates and otherstreet furniture.

Quality of design and detailing

14.12 Building design should continue to be ofhigh quality, with the attention to detailthat has characterised the developmentto date, and continuing to avoid overlyelaborate or fussy detailing. Thisapproach has extended to the control of

Examples of classical and contemporary design, MansellSquare


the type of brickwork used. For examplethe use of traditional Flemish and EnglishGarden Wall bonds in the development,which involve bricks laid side on(stretchers) being interspersed with brickslaid end on (headers), has created varietyand texture in the brickwork. The use ofspecially shaped or 'rubbed' bricks for theconstruction of arches above windows ordoors has also been important inachieving a quality finish. So too has theuse of painted softwood timber windows(which can be double glazed) with eithercasement or sash opening mechanisms. Inaddition, windows have generally beenset back from the face of the buildings ina 'reveal'. This traditional approach addsinterest and depth by creating shadowson the face of the building and should becontinued.

14.13 The variety of designs and styles on thedevelopment has added character andinterest to the development and avoidedits becoming monotonous. It is howeverimportant that the development iscoherent and does not appear jumbled.While people commented during thepublic consultation that the design andquality were strengths of thedevelopment, some also felt that therewas too much variety and that 'too manyarchitects' were now involved - thoughthere has been no increase in the numberof architects between Phases 1 and 2.

14.14 The feel of design quality across thedevelopment has also been achievedthrough controlling the positioning ofmeter boxes and external boiler flues.Occupiers are also subject to controlsover the colour in which doors andwindows may be painted, and individualtelevision aerials and satellite dishes arenot allowed. The Duchy also strictlycontrols extensions and alterations -controls that go above and beyond theneed for planning permission.

14.15 Secondary details such as boundarytreatments and gateposts are alsoimportant in maintaining a qualityenvironment. The height of boundarywalls should be kept to the minimumneeded to ensure privacy. It is importantto avoid an overbearing effect or the

sense of presenting an ominous blankfront to the street scene.

14.16 Where access points into rear courtyardsor service areas are gated or marked bypillars, they should appear to be of thesame height. It is also important thatornamentation (such as stone copingsand balls) is appropriate in size and scaleto the wall or column on which it isplaced. There may be the opportunity, asthe development grows larger, to usesubtle differences in ornamentation,street furniture and planting to indicatethe different neighbourhood areas withinthe development.

Doors and windows

Window detail


Reduction of urban clutter

14.17 The reduction of urban cluttersurrounding the buildings and streets ofPoundbury has been another distinctivefeature, developed partly as a result ofthe comprehensive approach to themanagement of traffic and the publicrealm, and partly as a result of controlsover the occupiers of buildings.

14.18 The approach to traffic management,building in natural traffic calming throughthe width of streets and positioning ofbuildings, has avoided the use of trafficsigns, which in so many places results in acluttered and unattractive appearance.High standards of attention to detail inthe design of the public realm have alsohad a significant effect and shouldcontinue. For example, freestandinglighting columns and signs are not alwaysnecessary. As shown in the early phasesof the Poundbury development, streetnames and street lighting can, wherepossible, be fixed directly on to thebuildings.

14.19 The Duchy of Cornwall also exertsadditional controls over occupiers thatprevent urban clutter. Keeping caravansor boats outside properties is not allowed,and garden sheds may not be introducedwithout permission from the Duchy. Thishas helped to maintain the quality of thepublic realm. The creation of a trulysustainable place for people to live andwork in, should however, allow for thepractical day-to-day needs of theoccupants to be met. The collection andseparation of waste for recycling, forexample, requires somewhere for thestorage of a range of waste containers.General domestic storage such as forgarden tools, bicycles and hobbyequipment also needs to be provided for.These features need to be considered andbuilt into the development in future sothat it remains practical and sustainable,as well as attractive, to live in. The issueof rubbish collection also needs to beaddressed to avoid unsightly mounds ofblack refuse sacks directly outside houses.Consideration should be given to theinclusion of suitable areas for this purpose

as part of the block design (see Principle9).

Links with sustainable construction

14. 20 This subject is covered in more detailunder Principle 15. The existingenvironmentally friendly 'Integer' homesbuilt on Peverell Avenue East, havedemonstrated that high standards ofsustainable construction can be achievedwhile having the same traditionalappearance as other development atPoundbury. Features such as high levelsof insulation and the use of energyefficient appliances have no effect on theoutward appearance of the building.Some characteristics of the developmentsuch as the use of natural stone can havepositive sustainability benefits, in ensuringthat the buildings have a high thermalmass and are more likely to retaincomfortable temperatures. Some featuressuch as solar collector panels (for heatingwater) and small wind turbines couldhave a significant impact on theappearance of the street scene andshould be designed to take this intoaccount.

Flexibility

14.21 Another issue to be considered in futureis the flexibility of housing to meet itsoccupiers' future needs. It may beappropriate for at least some of thedevelopment to be built to 'LifetimeHomes' standard so that it can readilymeet the needs of those with disabilities.

14.22 The extension of properties can enablefuture needs to be met without peoplehaving to move - but the compact formof development suggests that there willbe limited scope for extensions andalterations. Where such development cantake place, it will be important to ensurethat it does not result in overlooking ordetract from the appearance of the streetscene or the individual building. Theexternal appearance of buildings on theexisting phases of Poundbury hasbenefited from the inclusion of chimneystacks, which add interest and variety tothe roofscape. However, some of thesechimneys are merely design features


without any practical function. If workingflues were provided inside the houses andlinked to the chimneys, the occupierswould immediately have far greaterflexibility in terms of heating and theirchoice of fuel - which has the potential tocome from renewable sources. Forexample, the occupier could install awood burning fire or stove.

Public Art

14.23 Public art is any work of visual art or craftproduced by an artist, craftsperson or bya collaborative process involving otherdesign professionals or members of alocal community, and sited in a locationthat is freely accessible to the public. Theterm not only encompasses publicly sitedsculpture, painting, prints, photographsand crafts but also includes artworkincorporated into a wide range ofprojects, from playground designs,signage, street furniture, lighting schemesand landscape designs to the internaldetailing of a building, its furniture,flooring or even its crockery. Public artcan also refer to artist-in-residenceschemes and temporary projects - fromvideo projections to Internet projects -where the emphasis is on public work.

14.24 The further development of Poundburywill provide a significant opportunity forthe provision of public art and this needsto be planned in to the development atan early stage, through the preparationof a public arts strategy for the site.Appropriate locations for public art willinclude the district and neighbourhoodcentres, as well as at nodes and accesspoints along the perimeter walkway asmentioned under Principle 5.

Public art

Traditional design

Traditional vernacular design


15.1 During public consultation leading to thepreparation of this brief, the localcommunity expressed strong support forthe incorporation of high standards ofsustainability and energy efficiency in allnew development. The Poundburydevelopment offers a significantopportunity for the incorporation of thelatest technology to minimise the impactsof development and day-to-day living onthe environment, and in particular forreducing carbon dioxide (CO2) emissions.A terrace of 11 environmentally friendly'Integer houses' completed in 2005 has ledthe way - and shows that there is no needto compromise on architecture or designquality. The development can also assist inreducing the use of fossil fuels and carbondioxide (CO2) emissions by reducing theneed to travel and reliance on the privatemotor car. As explained in Principles 4 and7, positive planning can encourage moresustainable travel patterns by makingwalking, cycling and public transportattractive and safe alternatives to the car.

Excellent environmental standards

15.2 The Buildings Research EstablishmentEnvironmental Assessment Method(BREEAM)31 is a standard by which theenvironmental performance of new andexisting buildings can be assessed. It isregarded as a measure of best practice inenvironmental design and management.The 11 'Integer' houses completed atPoundbury in 2005 met the highest level,'Excellent', of the standard. Standards canapply to housing (EcoHomes) and otheruses.

15.3 Many of the broader, more strategic,aspects of the standard are met byproposals elsewhere in the developmentbrief. Although Poundbury is a greenfieldrather than brownfield site, it is an urbanextension to a strategically significanttown, developing in a location that isaccessible to a range of jobs and servicesby a variety of transport modes. The siteitself is developing with a mix of uses tominimise the need to travel, and at anintensity that ensures the efficient use ofthe land as well as accessibility betweenuses. The proposals for on-site and off-site greenspace provision andmanagement will enhance biodiversity.

15.4 The way that new buildings are developedcan, however, contribute further towardsreducing the environmental impact of thedevelopment. Adaptations to existingbuildings to improve their environmentalperformance can be expensive, but ifthese are built into the development atthe start, the cost is much less. Over thelonger term, outgoings for residents andbusinesses are also likely to be reduced, asfor example higher insulation and use ofsolar energy will reduce heating bills.

15.5 It is considered that the 'Excellent'standard can be met or exceededthroughout future phases of development.Features of the 'Integer housing' haveincluded: high 'thermal mass' of buildingsand additional insulation; photovoltaicroof tiles; solar water heating; heatrecovery ventilation and 'grey' water (fromsinks and baths) recycling.

15. Sustainable and Energy Efficient Development

Further phases of Poundbury will include features that will allow for:Excellent environmental standards in all developmentReducing energy use through passive solar gain and high insulation20% + of energy use in new development to come from on-site renewable sources Water conservation and recyclingSustainable drainage Other sustainability measures

31 BREEAM http://www.breeam.org/


Reducing Energy Use

15.6 The position of buildings relative to thesun can help to reduce the need forheating by maximising the 'passive solargain' or amount of heating the buildingreceives from the sun. Where blocks orterraces are laid out so that principalrooms (those that are used most oftenand therefore require the most heatingand lighting) and the majority of glazingare south-facing, buildings can benefitsignificantly from this solar gain. Researchcarried out on Phase 1 of Poundbury32

suggested that the development was welllaid out to benefit from solar gain, but it isimportant that this is continued orimproved in the future phases ofdevelopment. Ideally, buildings should beorientated with the ridgelines runninggenerally in an east - west direction. Solarpanels are most effective when the roof isfacing no more than 30 degrees eitherside of due south.

15.7 Insulation is also important to reduce theneed for heating (or indeed airconditioning in hot weather). A highthermal mass of buildings can help tomaintain steady temperatures - thick wallshelp to keep buildings warmer in winterand cooler in summer.33 Sheep's wool loftinsulation can provide maximuminsulation (from a renewable source) andthe double or even triple glazing ofwindows will reduce heat loss.

15.8 Appropriate tree planting can also helpreduce energy use, particularly in exposedwindy locations. Once mature, trees canact as a windbreak that will lower windspeeds and reduce the rate of cooling.The perimeter tree planting proposed inPrinciple 2 will assist in this - particularlywhere it is situated to the south-west ofthe development, which is the direction ofthe prevailing wind. Trees can also provideshade in the summer to preventoverheating. Deciduous trees are the mosteffective as they allow maximum solar

gain during the winter months when theleaves have fallen. Tree planting can alsohelp offset CO2 emissions as CO2 isabsorbed by plants and used inphotosynthesis.

15.9 Significant energy savings could be madeif all new public lighting, includingstreetlights, is energy efficient (forexample high pressure sodium as installedon the Parkway). A further reduction inenergy consumption could be achieved ifthe streetlights were switched off duringthe very early hours of the morning.Street lighting should also be designed tofocus the light downwards and minimiselight pollution.

20% + of energy from renewable sources

15.10 The Government's Energy White Paper in2003 set a target to generate 20% of UKelectricity from renewable sources by2020. Government policy and a recentministerial statement outline that it isexpected that all planning authoritiesshould include policies in theirdevelopment plans that require apercentage of energy in newdevelopments, where viable, to comefrom on-site renewables. As a flagshipsustainable development it is consideredPoundbury can achieve a target of 20%+reduction in carbon emissions, above andbeyond Building Regulation requirements,through the incorporation of on-siterenewable energy production equipment -a target that is being set by several otherlocal authorities in the country. This willhelp to limit the impact of thedevelopment on the global environment.Where it can be demonstrated that apercentage of the development's carbonemissions have been reduced throughpassive solar design principles, this totalcan be deducted from the overall targetpercentage.

15.11 Such carbon reductions could includeenergy produced from wind, biomass,

32 Learning from Poundbury - Oxford Brookes 200433 Thermal mass is the ability of a material to absorb heat. A lot of heat energy is required to change the temperature of a high-density material like stone or concrete. High thermal mass materials absorb heat during the day, which has a coolingeffect on the building. At night, as the outside temperature drops, the building is warmed as heat is released back into thebuilding.


ground source heat pumps, photovoltaiccells (electricity from light), and solar hotwater. The council would seek to ensurethat the technology is appropriate to thelocation in question, in terms of any visualor amenity impact it may have, and willtherefore encourage discussion onschemes as early as possible."

15.12 With careful design this need not impacton the architecture and design ethos ofPoundbury. With the high design qualitythat the development has been noted for,it provides an excellent opportunity todemonstrate how local energy generationcan be sensitively designed into newdevelopment, and to develop approachesthat can then be used elsewhere.

15.13 It may also be possible to develop acombined heat and power plant withinthe site to generate energy fromrenewable sources, such as locallyproduced wood chippings or biomasscrops. The development of the school andleisure centre would provide a goodopportunity for this.

Water conservation and recycling

15.14 The conservation and recycling of watershould be built into development. Forexample this can be achieved by:

o Introducing measures to reducewater consumption, such as the useof low or dual flush lavatories andspray taps;

o Providing facilities for the collectionof rainwater, for use in flushingtoilets, washing machines andwatering gardens for example;

o Recycling 'grey' water (that has beenused for washing) for further use forexample in flushing lavatories orwatering gardens;

o Introducing sustainable urbandrainage systems (SUDS).

Sustainable drainage

15.15 The future development at Poundburyshould include sustainable urban drainagesystems (SUDS) as part of thedevelopment, and any obstacles to thisshould be clearly justified.

15.16 A development the size of Poundbury cangenerate significantly increased surfacewater run-off. The primary aim should beto reduce this as much as possible but thedrainage system needs to be designed toallow for the residual surface water run-off to be safely disposed of withoutcausing problems either on or off site. AFlood Risk Assessment will be required inconjunction with planning applications forfurther development. This needs toconfirm that it is feasible to balance peakrainfall surface water run-off from thedevelopment, with the equivalentgreenfield run-off rate, for all events up tothe 1 in 100 year critical storm, includingclimate change, and to set out how thiswill be achieved. Parts of the site areunderlain by a series of ephemeralstreams, which flow through the moreporous sections of the underlying chalkduring periods of very wet weather whenground water levels are at saturationpoint. In the past, this has resulted inextensive flooding in the Manor Park areaof Dorchester, where the ground waterreaches the surface. The routes of thesestreams need to be taken into account inthe Flood Risk Assessment and in thedesign of any proposed drainage system.

15.18 Sustainable urban drainage systemsinvolve controlling surface water run-offas near to its source as possible. This caninvolve a range of techniques includingsoakaways, infiltration trenches,permeable pavements, grassed swales,ponds and wetlands to reduce flood riskby attenuating the rate and quantity ofsurface water run-off. They can includemulti-purpose features that combinewater conservation benefits with publicamenity space and wildlife habitats. OnPoundbury, there is the opportunity tocreate a shallow wetland area within theGreat Field site (in the central area, northof the cricket square) where it could forman amenity feature as well as contributingto sustainable urban drainage. There isalso scope to provide similar features inthe open area to the south of theParkway.


Other sustainability measures

15.19 Other adaptations or features that shouldbe provided in order to contributetowards the overall environmentalstandard include:

o The use of timber that meetsForestry Stewardship Council (FSC)standards34

o The use of recycled and/orrenewable building materials

o Aluminium down pipes andguttering (rather than plastic)

o Energy saving electrical fittings andlow energy light bulbs

o Electrical appliances that are highlyrated for energy efficiency

o Recycling - with increasingseparation and recycling of waste,and roadside collections, there is aneed for better refuse storage withinproperties.

o Secure bicycle storageo Outdoor drying spaceso Home officeso The inclusion of bird and bat boxes

on houses, provided at developmentstage.

These features should include differentnesting ledges and boxes designed forswift, house martin, swallow, starlinghouse sparrow and kestrel. Bat roostingfeatures should include boxes and batbricks incorporated into the newbuildings. In addition, dedicated bat roostsshould be created within suitable roofspaces of properties located on the edgeof the development.

34 The Forest Stewardship Council (FSC) is an international network to promote responsible management of the world's forests.http://www.fsc.org/en/about

Solar panels and photovoltaic cells on south facing roofslopes

Integer housing, Peverell Avenue East


Green Space Strategy for the site andsurrounds

16.1 The provision of green spaces within thesite has been addressed in Principle 3. Theinclusion of the Great Field and otherparkland, a series of green urban squaresand boulevard and avenue tree planting,together with planting within gardens andparking courts, will all help to soften theimpact of the development in thelandscape. These areas will also providespace for recreation, provide new wildlifehabitat and add to the local character ofthe development.

16.2 However, to reduce the impact of thedevelopment on the landscape andenvironment, it is also necessary toundertake some landscape and countrysidemanagement work away from the site.This will help to address both the visualimpact of development, and the impact ofadditional recreational pressure from thedevelopment on the surroundingcountryside.

16.3 These off-site works need to be consideredin association with the provision of greenspace on the site, through the preparationof a comprehensive green space strategyby the developers. The strategy should setout how the recreational areas within andsurrounding the site will function,particularly in terms of the control ofpublic access and future management ofsurrounding sensitive sites. The strategywill take into account the interests on andaround the site identified throughecological and archaeological assessments.

16.4 The larger areas of open space on the site,particularly the Great Field and otherparkland, will help to divert recreationalpressure from the surrounding countrysideand the more sensitive areas. The Great

Field is large enough to be semi-rural incharacter and can be designed to providean attractive area for walking, exercisingdogs, informal games and picnics.

16.5 The strategy should also address the needto integrate the green spaces within, andadjoining the site, with the surroundingpublic rights of way network (See Principle8).

Biodiversity

16.6 Planning Policy Statement 9 - Biodiversityand Geological Conservation (PPS9) setsout national policies for the protection ofbiodiversity and geological conservationthrough the planning system. It explainsthe Government's vision for conservingand enhancing biological diversity inEngland, with the broad aim thatconstruction, development andregeneration should have minimal impactson biodiversity and enhance it whereverpossible. Planning should conserve,enhance and restore the diversity ofEngland's wildlife and geology bysustaining, and where possible improving,the quality and extent of natural habitatand geological and geomorphological sites;the natural physical processes on whichthey depend; and the populations ofnaturally occurring species which theysupport. In the case of Poundbury, thedevelopment will not only displacepopulations of birds (some such as skylarksare on the 'red' list of endangered species)and other wildlife from the area to bedeveloped, but will inevitably result inincreased disturbance to existing semi-natural habitats and farmland beyond theboundaries of the site. Mitigation of theseeffects is not an option but an essentialrequirement which must be addressed toenable the next phases of thedevelopment to proceed. The Landscape

16. Off-site Environmental Enhancement and Restoration

The continuing development of Poundbury will require the preparation and implementation of:A Green Space Strategy for the site and surroundsCountryside management and landscape restoration proposalsOff-site planting proposals


Strategy should include guidance on howthe mitigation could be carried out and itremains the responsibility of the developerto undertake this work in detail.

Countryside management and landscaperestoration

16.7 As explained above, the Great Field,together with the other planned greenspaces, will help to divert recreationalpressure from other areas such as thesensitive chalk grassland on theescarpment that runs to the north andwest of phase 4, some of which isdesignated as a local Site of NatureConservation Interest (SNCI). Theescarpment area also contains twoScheduled Ancient Monuments - theDorchester Roman Aqueduct and the IronAge hillfort of Poundbury Camp.35 Boththese monuments are very susceptible toerosion and show signs of degradation andare in need of careful management. Thiswill become even more important as thedevelopment at Poundbury progresses andthe local population increases, potentiallybringing additional recreational pressure.There is also a First World War shootingrange, with what could be trenches dugfor training purposes, located to the north-west of the Poundbury hillfort. Althoughnot scheduled, such archaeology isimportant as part of Dorchester's militarypast. An essential part of the green spacestrategy will therefore be a managementplan for the ancient monuments and otherhistoric features, to ensure that futuregenerations will be able to appreciate andbenefit from the archaeological heritage.36,

37

16.8 Another environmentally sensitive areaclose to the site is the open access landalong the Frome River valley.38 This arealies within the floodplain of the RiverFrome and a large part is designated as aSite of Nature Conservation Interest

(SNCI). It is inevitable that there will begreater recreational pressure as a result ofthe development, and the strategy shouldalso look at the opportunity for moreproactive management of this land, inliaison with other landowners and theDorset Wildlife Trust, to enhance both itsrecreational and nature conservation value.

16.9 To the south of the development, landbetween Poundbury and Maiden Castleforms the setting of this importantmonument - and the setting of thedevelopment when viewed from it. Theland is currently very open farmland withfew hedgerows and provides an importantopen habitat for nesting birds. The areahas traditionally been an open landscapeand this character should be conserved.Opportunities for permanent grasslandcreation, around the setting ofarchaeological features, should beexplored. The aim should be to strengthenthe existing landscape character and itsvalue for bird communities such as goldenplover, quail, corn bunting and lapwing.Features that would achieve this are therestoration of species rich permanentgrassland on the northern perimeter ofMaiden Castle; the provision ofuncultivated field corners and buffer strips;and planting crops that are designed tobenefit farmland birds. Any public accessshould focus on dispersing walkers andriders to reduce adverse visitor impact.

Off-site planting

16.10The need for planting outside the site hasalso been identified in the preliminarylandscape strategy. The priority locationsfor such off-site planting include footpathsand bridleways, public roads, or areas ofhousing where there is a significant,largely uninterrupted view of thedevelopment. It is intended to mitigate theimpact of the development by introducingappropriate planting in the foreground of

35 SM DO166 and SM 1250136 Further guidance on the preparation of Green Space Strategies can be obtained from Cabe space at www.cabespace.org.uk or telephone 020 7960 2400 37 Further advice on the preparation of Ancient Monument Management Plans can be obtained from English Heritage SouthWest Region at www.english-heritage.org.uk.38 Designated under the provisions of the Countryside and Rights of Way (CROW) Act 2000


these views. These primarily consist ofavenue planting along the approach roadsto Dorchester, including significantplanting along the Bridport Road from thewest. Planting will also be used to mitigatethe impact of development on views fromwithin the Frome and Cerne River valleysand from the village of Charminster.

The Roman Aqueduct

Pedestrian access - Poundbury Camp

Bridleway to Maiden Castle

Chalk grassland species - Poundbury Camp

Shooting range and River Frome

West Dorset District CouncilStratton House, 58/60 High West Street

Dorchester, Dorset DT1 1UZ

Tel: 01305 251010 Fax: 01305 251481Typetalk calls welcome

www.dorsetforyou.com

Working for West Dorset

poundbury development brief.qxd

Documents