B1.5.1 Promoting positive transitions between land uses

Code: C1.8

Where larger-scale development is proposed adjacent to smaller-scale buildings, the design must incorporate a gradual transition in height and massing (for example, by using a step-up approach in height and form) to:

  • minimise visual impact

  • avoid abrupt or visually intrusive changes

  • prevent overbearing or excessive shading

  • ensure sensitive integration with the existing built context, surrounding countryside, areas of open urban green space, and the setting of historic assets, particularly in relation to the skyline

Exceptions:

  • careful positioning of taller buildings

  • careful positioning of increased mass, scale, and height along blue networks, including canals and rivers

3-D model sketch showing the transition between residential and industrial development. 2 storey houses to the left of the sketch sit opposite small 3 storey industrial buildings, which give way to larger warehouse developments to the right of the sketch.

Figure 17: Demonstrates the use of landscape buffers and a gradual transition of building heights and massing, which can create a positive integration of new developments (Code: C1.8 and Guidance: G1.18)

The River Calder with residential properties on one side of the river and a public house beer garden on the other. Further into the distance is a building which is partly 8 storey which is stepped up with some of it 3 storey, 4 storey, 5 storey to minimise the impact of the taller building.

Figure 18: Shows how careful positioning of new taller buildings along a waterfront helps to create a varied and positive interface (Code: C1.8). Image of the River Calder in Wakefield.

Guidance: G1.18

Transitions between different land uses should not appear rigidly zoned or abrupt. Instead, a blended approach should be adopted to create a soft, integrated transition between uses. This can be achieved through design strategies such as:

  • introducing mixed-use buildings at the interface between different uses

  • using a landscape buffer or public realm to mediate between different character areas

Guidance: G1.19

Where a mix of uses is proposed, developments should ensure different functions are effectively integrated to create coherent blocks and seamless frontages. The layout and design should ensure:

  • complementary relationships between uses, avoiding conflicts (for example noise and servicing)

  • active ground floor frontages, especially along primary streets or public spaces

  • consistent architectural language and materials to unify different functions within a block

  • clear pedestrian connections that link uses and promote walkability

Guidance: G1.20

Where existing buildings back onto a site boundary, new development should adopt a similar back-to-boundary arrangement to maintain privacy, reinforce security, and ensure a logical and respectful relationship between neighbouring buildings.

Exception: Where this arrangement is not possible due to existing watercourses or other physical constraints, an alternative design solution may be acceptable, subject to confirmation and agreement with the Council.

3-D model sketch where light blue lines suggest existing houses. Black outlined sketched areas indicate new development which backs onto the rear of existing plots and respects the exitsing rhythm of development.

Figure 19: Shows a sketch illustrating new development adopting a back to boundary arrangement (Guidance: G1.20)