Project:

South Norfolk and Broadland Design Code

Setting the design standard for new residential development

Improving the quality and consistency of design across two individual Local Planning Authority areas

Design Code for South Norfolk and Broadland
Project Deliverables
Design code for new residential development
Client
South Norfolk and Broadland District Councils
Collaborators
David Edleston, Lindsey Wilkinson, Placechangers
Status
Awaiting adoption as a Supplementary Planning Document (SPD)

A challenge for the code was to cover two large districts with varied character, unique settlements, and distinct landscapes. To reflect this, the code has a rural emphasis, and links to the character assessments where, for example, settlement-specific use of materials (e.g. ‘Costessey whites’ bricks) must be demonstrated.

Tibbalds was appointed as lead consultant by South Norfolk and Broadland District Council to develop a district-wide Design Code and assessment framework to improve the quality and consistency of design across the two individual Local Planning Authority areas. This appointment followed our successful delivery of the South Norfolk Place-Making Guide SPD in 2012 which comprised design guidance and a character assessment for the district.

To support the implementation of the code, and complement the existing South Norfolk Character Assessment, we worked with a local conservation architect to produce a landscape and townscape character assessment for the Broadland district, bringing the baseline for the two districts to a similar level. This updated and consistent evidence base allowed the coding process across both districts to move forward with a robust understanding of the commonalities and distinctive qualities between the two areas.

It is intended that this suite of documents is used together to create high quality residential development that is climate resilient, locally distinctive, meets local needs and supports an ageing population, and is contextual to the districts.

The code has been put together in line with the principles and guidance set out within the National Model Design Code and NPPF requirements. This prioritises local character and design preferences, alongside local engagement with communities, stakeholders and technical consultees. The districts already benefit from a series of neighbourhood plan design codes, which have been prepared by parish councils and neighbourhood planning forums.

The intention with the design code for the districts is that it sits at a higher level and complements the more detailed local design coding elements that are already established through these neighbourhood plan design codes and identified in the character assessments. As a Supplementary Planning Document, the district-wide Design Code will support Local Development Plan policies and be a material consideration in planning decisions for future applications.

The document establishes a set of clear, concise codes that will be used to set parameters and expectations for new residential development. It uses a ‘comply or justify’ approach, and applicants must demonstrate that they have complied with all the codes unless a strong justification is made to diverge from a particular requirement. It is a high-quality reference document that is illustrated with diagrams, examples and precedents from both districts and other similar locations.

It is for all those involved in the development and management of residential development - for decision makers, members, applicants and local communities. The code focusses on all residential development under 500 homes, and whilst larger applications are expected to come forward, these should be directed by their own site-specific design code and masterplan.

A challenge for the code was to cover two large districts with varied character, unique settlements, and distinct landscapes. To reflect this, the code has a rural emphasis, and links to the character assessments where, for example, settlement-specific use of materials (e.g. ‘Costessey whites’ bricks) must be demonstrated. This direct link strengthens the code, and ensures it can be applied across the districts and a range of place-based situations.

Context analysis and a comprehensive understanding of a site is encouraged through the first chapters of the document. The context and location of new development has a significant influence on the appropriate design response, and therefore the code highlights design priorities where, for example, development on the outskirts of a small village will have different design priorities to a large urban extension at the Norwich Fringe (see p.13-17 for more detail).

Our experience tells us that design coding for largely rural areas and edge of settlement / countryside edge housing growth is very different from more urban and even sub-urban areas and needs to be planned for and controlled carefully.

The focus of the code has been shaped by conversations and workshops with the officer team, members, stakeholders and the public; and this included responding to identified local priorities. Through three defined stages of engagement, we set used a variety of tools to get input from these groups to inform the direction and priorities for the document. This included three bespoke consultations on an online platform (Placechangers) for six weeks; online workshops with members and stakeholders; and dedicated sessions with technical consultees.

The priorities for the document included:

  • The importance of the distinctive landscape and townscape character in new development, ensuring that new development is distinctive, and responds to existing positive character qualities in each area. This might be the common use of local materials; distinctive architectural features such as the use of render; or local boundary treatments in the form of ‘crinkle-crankle’ walls.
  • The rural setting of the districts and access to the countryside are why many people choose to live in South Norfolk and Broadland, and there was a clear priority for new development to protect existing habitats and planting, and provide high quality new planting and open space which is managed and maintained in perpetuity.
  • Other priorities that were raised included local flooding challenges and how to successfully integrate parking, with the private car being relied upon in the more rural areas of the districts.

As the drafting of the document concluded, we tested the emerging code through a workshop event for the officers to ensure usability and robustness of the document post completion. This involved a briefing workshop, two weeks of testing the code against applications officers have previously received across both districts, followed by a feedback workshop. This was invaluable in ensuring that the code becomes a day-to-day resource for officers, who are confident in using it to deliver high quality schemes in both South Norfolk and Broadland.

Core Team

Below are some of the key people that worked on this project.

  • Portrait of Jane Dann
    Jane Dann
    Consultant
Portrait of Hilary Satchwell October 2024 square

Start the conversation...

Learn more about South Norfolk and Broadland Design Code and other projects by contacting one of our team

Call Hilary on 0207 089 2121 or email mail@tibbalds.co.uk