A3 How to use the Design Code

A3.1 Design Code structure

This Code is split into three parts:

Part A: Introduction

Explains why the Design Code has been developed, how to use it and shares the vision behind it. Targeted external stakeholder feedback has informed our vision. It highlights how engaging with the Design Code early on is an important part of shaping design proposals.

Part B: Codes and guidance

Sets out the clear design standards across the district that planning applications are expected to meet. It is divided into six colour coded chapters, one for each of the Vision Objectives. Each chapter covers key design topics, with clear codes and guidance to help achieve the aims of that objective.

Chapters 1 to 4 focus on the design process, addressing elements such as site context and analysis, key design parameters and principles, and the creation of positive connections and spaces. They also focus on achieving developments that are sensitively integrated or that establish new character identities, which will apply to all types of developments at an authority wide scale.

Chapters 5 to 6 include further detailed design codes and guidance for housing and employment, which must also be applied alongside those in Chapters 1 to 4 to successfully follow the design process.

Targeted stakeholder engagement has helped identify the key local design priorities for the Design Code. Views on what ‘good design’ looks like have shaped the codes and guidance provided.

Part C: Appendices

Incorporates additional information which supports the use of the Design Code, including a glossary, examples of ‘what good looks like’ for each area type, links to policy references and other supporting design and technical information.

A3.2 Design Code requirements

Each chapter in Part B is ordered into Design Topics, in the order you would deal with them in the design process. Each Design Topic includes an introduction and a list of relevant Wakefield District Local Plan Policies. Design Code Requirements are set out for each Design Topic. Each Design Code Requirement specifies:

• whether it is code or guidance (more about this in section A3.3 of this chapter)

• to which development scales and development types the design code requirement applies (see section A3.4.1 of this chapter)

• authority-wide requirements, followed (where relevant) by specific requirements depending on the Area Type or Street Type in the Street Hierarchy that the proposed development relates to (see B3.4.2 for more information about Area Types in  section 3.4.2 of this chapter and List 3 for the Street Hierarchy)

A3.3 Codes and guidance

The Design Code sets out a mix of clear rules and practical guidance to help deliver high quality, consistent development across the District. These are grouped into two categories based on how they are applied and assessed:

• codes which are mandatory and clearly measurable

• guidance which are based on best practice when considering common design challenges

This structure allows for flexibility while making sure that there is always a set minimum standard of design quality, in line with the District’s Vision Objectives.

3.3.1 Codes

Codes are mandatory requirements.

They use the word “MUST” and are expected to be followed in all relevant developments.

They are identified by code numbers that begin with ‘C’. There are two types:

Measurable requirements

• clear, rules that are specific and measurable

• are easy to check: where it is obvious whether a proposal meets

  them or not

• are usually short and supported by visual examples

For example:

“Made ground must not be used to raise the ridgeline (or eaves height in the case of flat roofs) by more than one storey above the existing ground level for residential properties located at the edge of development.

Mandated process

• focuses on how something is done and includes wording like ‘must demonstrate the following has been provided: [list items]’

• provides a clear list of requirements

For example:

“...Applications must show how this analysis has influenced the design by including a Green Infrastructure (GI) network plan..."

3.3.2 Guidance

Guidance is not mandatory, but is strongly encouraged.

They use the word “SHOULD”.

They are identified by guidance numbers that begin with a ‘G’. There are two types:

Measurable best practice

• clear and specific, with measurable outcomes

• often supported by visual examples

For example:

“Applicants should demonstrate how a hierarchy of built form and public realm has been established by providing architectural treatments and features that reflect and respond to locally distinctive qualities and character. This should be clearly illustrated through a selection of street scenes and elevational drawings."

Subjective best practice

• best practice guidance where specific parameters can not be set

• includes best practice processes

• whether the guidance is met would be decided by the Council

For example:

“Buildings on elevated sites should be positioned to avoid breaking skyline views or creating dominant visual intrusions.”

A3.4 Which codes to use

Not all listed code and guidance will apply to every type of planning application. What is relevant depends on the development scale, type, and location of your proposed development, as explained below.

A3.4.1 Development types and scales

Whether you are a householder building an extension, or a developer designing a large, strategic site, different parts of the Design Code will apply. To make things easier, the Design Code includes six development types and scales, each represented by a clear icon. These are:

The scope of employment development is explained in section 3.4.2 Area Types. Major Development is defined in national planning policy. You will see these icons next to each code or guidance, they are there to help you to quickly see what is most relevant to your project. The icon will appear greyed out if it does not apply to the scale of development shown.

A3.4.2 Area Types

The majority of codes and guidance listed within this document apply across the whole of the district, which are known as Authority Wide Codes and Guidance.

Depending on what kind of development you are planning and where it is located, there may also be additional, more tailored design requirements. These are called Area Type Codes and Guidance. You will find these extra requirements clearly set out underneath the Authority Wide Codes and Guidance.

The Council has identified five Area Types. Four Area Types relate to different densities of new residential developments (measured in dwellings per hectare (dph). The fifth Area Type relates to all employment developments:

Residential Area Types

• Highly Urban (80+ dph)

• Urban (50+ dph)

• Suburban (40+ dph)

• Outer Suburbs and Villages (30+ dph)

Employment Area Type

• Employment

The listed Area Types will relate to the intended characteristics of new developments, and not necessarily what already exists nearby.

In accordance with national policy to make the best use of land, the Council supports development at the Highly Urban residential density where appropriate, as long as it does not conflict with other development plan policies. A list of directly relevant local plan policies to the Design Code are in Local Planning Policy Context (Appendix 2), although other planning policies would apply to schemes.

Policy SP10 of the Local Plan explains what counts as employment development in planning terms. Most new employment development is expected to be located within Local Plan Employment Sites, Employment Zones, and Special Policy Areas, although this Area Type applies across the whole district to allow for any applications for employment uses outside the allocations.

The map in Figure 3 (overleaf) shows where the Area Types apply strategically across the district.

For the Residential Area Types, these are based on the spatial expectations for minimum net residential densities asset out in Policy SP5 of the Local Plan, unless a lower density may be acceptable in circumstances where individual site characteristics dictate and are justified.

• the Urban Area Type (where at least 50 homes a hectare are expected to be achieved) applies to Wakefield city centre, and Castleford and Pontefract town centres, and within a 500 metre radius of rail and bus station public transport hubs

• the Suburban Area Type (where at least 40 homes a hectare is expected to be achieved) applies throughout the rest of the Wakefield, Castleford and Pontefract Urban Areas

• the Outer Suburbs and Villages Area Type (where at least 30 homes a hectare are expected to be achieved) applies to the remaining areas of the district, which is other Urban Areas,

  Local Service Centres, Villages and the Green Belt

• the Employment Area Type applies across the whole of the district

The map also shows the Urban Areas, Local Service Centres and Villages which are the settlement types identified in the Settlement Hierarchy in policy SP2 of the Wakefield District Local Plan.

For larger residential sites, the anticipated capacity may be met through a range of densities across the site, to help create varied character and interest within developments. The Area Types section for particular codes or guidance demonstrates how design aspects can be altered to create higher densities. What Good Looks Like: Area Types (Appendix 4) gives examples of schemes in Wakefield District or the North showcasing positive features and attributes which relate to our listed Area Types.

After reading through the Design Code, applicants may also wish to seek pre-application advice. This will help you to get detailed feedback on emerging proposals before submitting a planning application. It can also help speed up the application process by identifying any key issues early on. Pre-applications will also cover a wider range of issues than those considered within the Design Code. Further information and advice can be found by searching for ‘pre-application advice’ on the Councils website.

A3.5 Meeting the Design Code’s requirements

To help applicants show how their proposals meet the Design Code requirements, and to make the planning process easier to understand, we have created a selection of Design Code Checklists for each application type for minor and major developments, with a useful summary checklist provided for householders.

These simple, standalone documents list all the applicable codes and guidance in relation to the development type and scale within the Design Code, with space to indicate whether each Vision Objectives code and guidance has been achieved.

If a requirement has not been met, the checklist provides the option to explain why. Checklists for minor and major applications will be required to be submitted as part of the planning  application. This helps everyone involved  in the planning process to understand how the Design Code has been considered and applied as the development proposals have evolved and will help speed up the planning process.

You can find the checklists on the Council webpage giving advice on how to apply for planning permission.

We have also included best practice layout examples and images for each of the Area Types to help show what residential densities and employment developments we are aiming for across the district. These layouts are based on the codes and guidance in the Design Code and give a clear idea of ‘what good looks like’, so that you can see how the guidance may be used in practice (see What Good Looks Like: Area Types (Appendix 4).

If an applicant wishes to deviate from the Design Code, the planning application decision making process may take longer, and changes to the proposal may be required before a final decision can be made.

If the applicant’s proposal does not meet the codes and guidance, applicants will need to show that their design still achieves a high quality and strong overall standard. If the proposal would lead to poor design or a lower quality of development, the application is likely to be refused, unless any other material planning considerations indicate otherwise.