Anglian House, Huntingdon

Urban Design Framework

May 2005
 Anglian Water – Urban Design Framework

Anglian House, Huntingdon

Urban Design Framework

May 2005

Interim Planning Guidance

 Anglian Water – Urban Design Framework

CONTENTS:

1.0 INTRODUCTION 4.0 OPPORTUNITIES

1.1 Purpose of document 4.1 Concept
1.2 Study area 4.2 Integration and linkages
1.3 Previous studies 4.3 Access points
1.4 Status of document 4.4 Pedestrian and cycle links
4.5 Spaces
2.0 PLANNING CONTEXT 4.6 Edges
2.1 Policy considerations 4.7 Landscape
2.2 Conservation Areas and listed buildings 4.8 Land use
2.3 Trees 4.9 Built form
2.4 Government guidance on urban design 4.10 Built character
4.11 Architectural response
3.0 SITE ANALYSIS 4.12 Parking
3.1 Historic context
3.2 Figure ground 5.0 DESIGN CONCEPT
3.3 Townscape
– High Street 6.0 PLANNING CONSIDERATIONS
– Town Park
– Grammar School Walk 7.0 SUMMARY
– Ambury Road South
3.4 Existing movement framework CONTACTS
3.5 Land use
3.6 Topography and hydrology APPENDIX
3.7 Trees
3.8 Archaeology
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1 INTRODUCTION

PLANS:

Figure 1 – Study area

Figure 2 – Listed Buildings and Conservation Area Boundary
Figure 3 – OS 1880 map
Figure 4 – OS 1880 map inset
Figure 5 – Figure ground
Figure 6 – Urban grain plan
Figure 7 – Existing movement patterns
Figure 8 – Existing land uses
Figure 9 – Flood area
Figure 10 – Design concept
Figure 11 – Proposed pedestrian and cycle links
Figure 12 – Proposed spaces
Figure 13 – Existing edge conditions
Figure 14 – Proposed edge conditions
Figure 15 – Landscape concept
Figure 16 – Proposed land uses
Figure 17 – Proposed built form
Figure 18 – Proposed character areas
Figure 19 – Design Concept – Option A
Figure 20 – Design Concept – Option B
 Anglian Water – Urban Design Framework

1 INTRODUCTION

1.0 INTRODUCTION

1.1 Purpose of document

The purpose of this Urban Design Framework is to provide guidance to potential developers on how the area of
land incorporating the Anglian Water Group headquarters (AWG) should be developed in line with
Huntingdonshire District Council’s planning and design requirements. The guidance will reflect wider visual and
townscape considerations as well as site-specific opportunities and constraints.

The existing AWG headquarters may become vacant as part of the company’s restructuring operations. If this is
to occur, it is important that a firm strategy for the area’s future is in place - including provision for the removal
of the existing office building if this becomes an option.

The Council is seeking to:

x replace the existing AWG office building with a development of more appropriate layout, form and scale;
x improve pedestrian links between the town centre, town park and outlying residential, commercial,
educational and recreational areas of Huntingdon;
x improve the environment along the south-western edge of the park;
x deliver a mix of uses to enhance the viability of the town centre;
x create a high quality re-development that improves the wider townscape.

The Council expects to see development proposals that are appropriate for the location and in line with
Government guidance and good practice in urban design.

1.2 Study area

The extent of the study area is illustrated in Figure 1 Study Area. The area consists of land and buildings in the
ownership of the AWG group but also includes areas of adjacent land that could be affected by changes in this
area. A comprehensive study of this type will enable a more effective consideration of the opportunities for
improvements, especially links between the development site and the town centre.

Anglian House provides approximately 57,000 sq. ft of office space together with surface parking spaces
occupying 0.9 ha. The site is broadly rectangular in shape and lies between the rear of High Street and the Town
Park. The site is accessed from Ambury Road South that joins the ring road (B1514) to the north.
FIGURE 1: STUDY AREA
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1 INTRODUCTION

The Framework area also includes the re-development potential of the surface car park at St Germain Street,
south of Anglian House. It occupies 0.1 ha. In addition, the Framework considers the small parking area in front
of the Cambridgeshire County Council Probation Service that sits between the AWG offices and the town centre.

The combined study area occupies 1.25 hectares. Although the Framework promotes a comprehensive approach
to the development of this area, it does not preclude individual proposals that confirm with the principles from
proceeding.

1.3 Previous studies

A number of studies have been prepared which are relevant to this Framework.

These include Huntingdon Town Centre: a Vision and Strategy for Growth and Quality by the Civic Trust
Regeneration Unit 2000 that looks holistically at the town centre and identifies important issues and
opportunities for its future. The Vision document highlights the importance of mixed use in town centres for
creating a viable and active town centre. It also illustrates ways in which the town’s existing characteristics can
be exploited to improve its attractiveness and distinctiveness.

In addition, further documents help to provide a local context for development proposals.

x Huntingdonshire Landscape and Townscape Assessment SPG 2004

x Huntingdonshire Design Guide SPG 2004

1.4 Status of document

A draft of this document was subject to a period of public consultation and, following consideration of the
comments received, was adopted as Interim Planning Guidance by the District Council’s Cabinet on 17th March
2005.
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2 PLANNING CONTEXT

2.0 PLANNING CONTEXT

2.1 Policy considerations

The appropriate policies relating to this site are contained in the Huntingdonshire Local Plan 1995 and the
Cambridgeshire and Peterborough Structure Plan 2003. The most relevant policy is Structure Plan Policy P3/1
‘Vitality and Attractiveness of Centres’ that states:

‘The vitality and attractiveness of city and town centres will be promoted and enhanced through development
and implementation of integrated City and Town Centre Strategies. These will seek to:

x support the role of the city and town centres as the primary locations for shopping, employment, leisure and
entertainment
x encourage mixed use development
x seek to diversify and enhance the local economy through the provision of a wide range of services and facilities
x retain and increase housing
x protect and conserve the existing heritage of the centre
x encourage a high quality environment
x improve the quality of development and enhance sense of place
x improve accessibility through public transport, walking and cycling access
x reduce the impact of traffic on centres
x improve town and city centre safety’

This policy picks up the guidance set out in PPS6 and regional guidance that promotes development in locations
such as Huntingdon and suggests that the role of town centres should continue to be supported through
comprehensive Town Centre Strategies. Such a strategy has already been completed with the Civic Trust report
‘A Vision and Strategy for Growth and Quality’. Although the AWG headquarters is not specifically referred to in
this report, its re-development can nevertheless align with the principles presented by the Civic Trust –
particularly the importance of ensuring a balance of land uses to reinforce activity and the economic vitality of
the town centre as a whole.

Dependent on the nature of re-development proposals, reference should also be made here to the Huntingdon
and Godmanchester Market Town Transport Strategy to ensure that the scheme corresponds with existing and
future movement patterns within the town.
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2 PLANNING CONTEXT

2.2 Conservation area and listed buildings

Huntingdon has three Conservation Areas. Huntingdon East includes the area at the south end of the High
Street, including the river crossing. Victoria Square Conservation Area includes a residential area to the east of
the town. The main Huntingdon Conservation Area includes the historic core of the town centre and many of its
back-land areas to east and west. As Figure 2 shows, the AWG site adjoins the Conservation Area boundary and
contributes to its wider setting. Local Plan Policy En9 and PPG15 4.14 explain the importance of views into and
out of Conservation Areas.

The High Street is lined with listed buildings. On the east side of the High Street, the plots extend back towards
the study area. It will be important that the interface between these historic plots and the re-development is
carefully considered. Policy En2 of the adopted Local Plan states that development affecting a listed building
should have proper regard to the scale, form, design and setting of that building.

Figure 2.2 Conservation Areas and Listed Buildings identifies the designations.

2.3 Trees

Although there are no Tree Preservation Orders (TPOs) affecting the study area, its southern and eastern edges
are characterised by mature tree cover, forming a green edge to the town park. Proposals for re-development
would be expected to make the best use of these trees and to improve their existing setting.

A TPO protects the large plane tree in the southern corner of the site. This tree is within the Probation Service
land but its canopy extends into the AWG site. The location of built form must respond in accordance with BS
5837 to ensure that the tree is not affected by the re-development.

FIGURE 2: LISTED BUILDINGS AND CONSERVATION AREA

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2 PLANNING CONTEXT

2.4 Government Guidance on Urban Design

The following publications set out material considerations to the design of residential developments on the study
sites:

x ‘By Design – Better Places to Live’, published by DTLR (Department for Transport, Local Government and
the Regions)
x ‘Places, Streets and Movement – a companion guide to Design Bulletin 32’, published by DETR (now DTLR)
x ‘Urban Design Compendium’, published by English Partnerships.

Many of the principles promoted in these documents are also presented in the Huntingdonshire Design Guide
2004.

Recent Government guidance on urban design revolves around eight basic principles:

x character. The new developments should have an identity of their own. Their specific character should
derive from specific site features such as the presence of listed buildings and structural landscape, adjacent
land uses and built forms. When a site lacks strong natural features, a man-made feature can provide the
basis of its distinctive character.

x continuity and enclosure. Buildings should be laid out along routes and around spaces so as to provide a
coherent street frontage and a clear definition of which spaces are private and which are public. Property
walls and landscaping also contribute to the enclosure of spaces.

x environmental quality. The public realm should be of high quality and provide the local residents with
outdoor spaces and routes that are attractive, safe, uncluttered and easily identifiable.

x ease of movement. The new developments should be permeable, accessible by various modes of
transport, especially the non-car options, and well connected to the existing networks. This means that new
vehicular routes should merge with the existing grid and that paces should be directly linked to one another.

x legibility. The new developments should have a clear hierarchy of recognisable spaces, routes, nodes and
features to orientate residents and visitors. The presence of a strong focal point to each development, for
example an entrance gateway, a central green or grand avenue will help articulate the scheme and create a
strong mental image of the place.
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2 PLANNING CONTEXT

x adaptability. New developments should be able to adapt to changing economic and market conditions.
House types that allow for live-work, for example, can be adapted quickly to respond to changing needs.

x diversity. The new developments should offer a range of house types, sizes and modes of tenure to satisfy
the needs of families, couples and single person households of various levels of income.

x efficiency. The new developments should make efficient use of limited resources: land, energy, fuel. They
should maximise the opportunity for non-car modes of transport (walking and cycling) and public transport.
The layout and building design should optimise passive solar gain hence reducing the need for artificial
lighting and space heating. This will be achieved by the layout of urban blocks with their long side on a
rough east-west axis.

Re-development within the Framework area should comply with all of these general principles.
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3 SITE ANALYSIS

3.0 SITE ANALYSIS

3.1 Historic context

The Framework area lies immediately to the north-east of the historic core of Huntingdon. As such, the re-development of the
site has great potential to enhance built form in this part of the town centre and to improve the wider image and appeal of the
town.

The maps in Figures 3 and 4 below show the historic relationship between the High Street and the land to its east side. The
pattern of the High Street plots is clearly evident.

Particularly interesting is the layout of a formal garden behind Ambury House (89 High Street), latterly a municipal garden and
now forming part of the AWG car park.

FIGURE 3: OS 1880 FIGURE 4: OS 1880 – MUNICIPAL GARDENS

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3 SITE ANALYSIS

3.2 Figure ground

The figure ground drawing in Figure 5 shows with greater clarity the historic grain of the High Street area, highlighting the
arrangement of built form. It also clearly illustrates how the AWG office building contrasts with this grain.

The historic pattern of development is further explained in the plot diagram in Figure 6. This illustrates the underlying
arrangement of plots upon which the High Street properties have developed and which adjoin the Framework site. This
pattern provides an important context for future developments.

FIGURE 5: FIGURE GROUND PLAN FIGURE 6: URBAN GRAIN PLAN

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3 SITE ANALYSIS

3.3 Townscape

The existing townscape provides the context for the re-development of this area. The Framework area consists
of a number of adjacent townscape characters, considered below:

High Street
As explained by the figure ground diagram, the plots behind the High Street properties reflect the medieval
pattern associated with burgage settlement. As such, they create a fine ‘grain’ which is typical of a town with
medieval origins and is an important element of its continued character. Although some of these plots used to
extend into the AWG site, they are now systematically curtailed by the western boundary of the site. In
considering appropriate re-development, it will be important that the interface between these historic plots and
the new proposals is carefully considered, ensuring that the relationship is not abrupt or clumsy. The aim should
be achieve a layout and built form that merges with the scale and grain of the High Street plots.
THE SMALL SCALE ROUTES AND BUILDINGS OF
THE HIGH STREET BACKLAND
In terms of townscape quality, the rears of the High Street properties are less ordered than their street facades.
In fact, their appearance in most cases is marred by poor quality extensions and landscaping. The general
pattern of tall buildings on narrow plots is still visible, however. The gradual stepping-down of built form behind
the High Street frontage is also evident, most apparent in the form of detached back-land cottages or
outbuildings.

Town Park
The park is a very attractive green space within the town. It is an under-used resource at present.

Considering that the AWG headquarters sits directly alongside the park, the building takes very little advantage
of its outlook and, in fact, its position and scale creates dark and unwelcoming corners along the west edge of
the park itself. This unattractive relationship may be one of the reasons why this side of the park is not better
used.

Proposals for replacement buildings should actively encourage positive frontage towards the Park, using
buildings as a lively backdrop to this green space and enabling natural surveillance of the area. This will include
a careful consideration of location, scale and sun path.

ANGLIAN HOUSE DOMINATES THE SOUTH-

WESTERN EDGE OFTHE TOWN PARK
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3 SITE ANALYSIS

Grammar School Walk

Grammar School Walk is a well-used link between the residential areas to the east of the town and the town
centre. It passes alongside the Town Park and is then funnelled between the St. Germain Street car park and the
AWG office building. As a major pedestrian artery from residential areas east of the town, sections of it are
unpleasant and poorly maintained. Parts of the office building also act as a physical and perceptual barrier
between the town centre, the park and the residential areas on the north side of the ring road. The result is that
the park feels unconnected from the town.

Future proposals should seek to improve the quality of the footway and, by opening up the pinch-points and
creating appropriate frontage and space, create a more pleasant and direct link between the town and the park. GRAMMAR SCHOOL WALK IS A WELL USED
ROUTE INTO THE TOWN CENTRE

Ambury Road South

Ambury Road South provides vehicular access for the AWG headquarters, many of the premises fronting High
Street and a number of residential properties too. It is also a well-used pedestrian link from residential areas to
the east of the ring-road to the town centre. As a result of mature trees and a variety of scale and materials.
The road has an attractive character that could be enhanced by the removal of the boundary walls around the
AWG car park and the provision of a suitable replacement frontage and built form.

ANGLIAN HOUSE CREATES SHADOWED PINCHPOINTS

ALONG GRAMMAR SCHOOL WALK

AMBURY ROAD SOUTH IS AN ATTRACTIVE

RESIDENTIAL STREET
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3 SITE ANALYSIS

3.4 Existing movement framework

Current movement patterns around the across the site are shown in Figure 7.

The principal vehicular access into the area is provided by Ambury Road and St Germain Street.
Ambury Road serves not only the Anglian Water offices and the rear of certain High Street
premises, but also a number of residential properties in the area.

St Germain Walk has become a major service road for the town, serving the Sainsbury’s
development as well as High Street and Chequers Court premises. It also, however, is the only
access to the flats at 1-83 Parkside and the HDC-owned car park. An additional vehicle route is
also provided from St Germain Street across Grammar School Walk to the Dovetail centre. As a
result of the road’s function and the nature of adjoining built form, this part of the town is
lacking in distinctive character. Improvements to the built form and landscaping of this area
would be welcome.

Pedestrians from the east of the ring-road use the existing crossing points and continue along
Grammar School Walk or Ambury Road towards High Street. Many pedestrians also choose to
cross the park diagonally in the direction of the town centre. At the moment, cyclists share the
existing pedestrian routes that, in some places, are very narrow for this dual purpose.

New development should contribute to and enhance the existing road, pedestrian and cycle
networks.

FIGURE 7: EXISTING MOVEMENT PATTERNS

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3 SITE ANALYSIS

3.5 Land use

Adjoining land uses are identified in Figure 8.

In line with the Civic Trust’s Vision report, the selection of land use for the re-development of this area should
contribute to a balanced land use within the town centre as a whole. Land use should also be carefully
considered in relation to adjoining operations.

At present, there is a cluster of office, retail, A3 and public buildings around the junction of High Street and
Grammar School Walk. These extend some way along Grammar School Walk and contribute to the variety of
activity typical of an historic town centre. The existing mix of uses should be considered as the context for future
proposals.

Land to the rear of High Street is dominated by service movements associated with the retail and office uses on
the frontage. There are also a limited number of small residential properties in the back-land area, contributing
to a positive mix of uses.

Residential

Retail

Offices

Public buildings

Restaurant/pub

FIGURE 8: EXISTING LAND USE

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3 SITE ANALYSIS

3.6 Topography and hydrology

The Town Park lies at a lower level than the remaining land. As such, it is included within the Environment
Agency flood zone, shown schematically in Figure 9, and frequently floods. The land included within the
Framework area lies outside the Environment Agency Flood zone.

Grammar School Walk sits above the level of the park but is level with the flats in St Germain Street. Any
proposals to widen Grammar School Walk, particularly in the direction of the park, will have to be considered
with this in mind - as may proposals to alter the existing banking and wall alongside the south-west side of the
park. The land within the AWG site lies above the park level and is generally flat, with the majority laid to
tarmac.

A Flood Risk Assessment will be required with future applications for planning permission within the Framework
Area.

3.7 Trees

There are a considerable number of mature and semi-mature trees on the AWG site. These contribute positively
to the greening of the townscape, notably those providing a green edge to the Town Park and the trees giving
shade to Grammar School Walk.

Existing trees should be retained alongside proposals for re-development as they will bring immediate maturity
to a newly built scheme. A Tree Survey should be undertaken to assess the relative merit of existing trees. The
survey will enable options for tree retention to be carefully balanced alongside otherwise beneficial and positive
opportunities for built form on the site. This design-led approach will be particularly relevant for the two
Wellingtonias within the existing AWG car park. Their location could limit the ability to achieve a positive
frontage onto the park but their removal could only be justified by the conclusions of the Tree Survey and by
proposals for built form of the highest layout and design quality.

The park has trees of various species and age, which together provide a very attractive environment. Proposals
for re-development within the AWG site should not affect existing trees within the town park itself. Any
proposals to widen or otherwise improve Grammar School Walk should take into account the trees along its
edge, ensuring retention or positive proposals for re-planting. Buildings should be positioned in accordance with
BS 5837 to avoid harm to existing trees.

3.8 Archaeology
Given the proximity to the town centre, the Framework site lies within an area of high archaeological potential.
Future proposals for re-development will be expected to respond positively to the information and evidence that
a programme of archaeological evaluation will present, in accordance with PPG16 Archaeology and Planning. FIGURE 9: FLOOD AREA
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4 OPPORTUNITIES

4.0 OPPORTUNITIES

Building on the information and analysis provided in the preceding sections, a number of
key opportunities can be progressed based on site characteristics and sound urban design
principles.

4.1 Design principles:

Based on the analysis of the existing situation, the principal aims of the re-development of
this area are summarised as follows:

x the improvement of physical and visual links between the town centre and the town
park;
x an improved relationship between new built form and the town park;
x the improvement of the environment around Grammar School Walk;
x an appropriate relationship with the pattern of historic plots to the rear of the High
Street properties;
x the retention of existing trees of merit;
x the creation of imaginative and attractive spaces within the Framework area.

Figure 10 illustrates the urban design concept for the area.

Improved link

Focal building

Frontage to park

Link to historic ‘grain’ FIGURE 10: DESIGN PRINCIPLES

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4 OPPORTUNITIES

4.2 Integration and linkages

New development should complement the existing road, pedestrian and cycle networks and movement
patterns. It should provide safe and convenient pedestrian and cycle links to the surrounding areas and
towards the town centre. It should also seek to improve environments along existing routes.

4.3 Access points

The existing AWG office is served by a one-way system with access from Ambury Road South and exit
into the lane behind High Street. Although these locations may be available for future access into the
site, decisions on the form and location of access should be informed by a Multi-Modal Transport
Assessment, as well as proposals for creating positive built form.

Existing access will continue to be provided to the rear of High Street premises. This lane may also
provide secondary access into the development site.

At present, there is a conflict between vehicle access to the Probation Service and pedestrians in
THE EXISTING ENTRANCE TO AWG HEADQUARTERS FROM AMBURY ROAD
Grammar School Walk. In addition, the car parking in front of the Probation Service is also a poor use SOUTH
of a prominent town centre space. As part of a wider strategy to improve the area, proposals to restrict
vehicle access and relocate the parking could be considered as part of future enhancement of the town
centre. This would allow the space to be suitably landscaped for the wider benefit of the town.

THE CIVIC TRUST ‘VISION’ DOCUMENT SUGGESTED THAT THE CAR PARK
IN FRONT OF THE PROBATION SERVICE COULD BECOME A CIVIC SQUARE
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4.4 Pedestrian and cycle links

The principle will be to retain and enhance existing pedestrian links within the Framework
area, and to provide new links where they are appropriate.

The users’ experience of Grammar School Walk should be improved as part of the re-
development. A programme of environmental improvements should be carried out along
the Walk to improve surface treatments. As part of the development of the AWG site, the
environment on the north side of the Walk should be significantly enhanced, principally by
reducing the overbearing impact of buildings but also by creating a well-designed
boundary treatment. If development on the St. Germain Street car park proceeds, the
same principles will apply. Both developments should provide for natural surveillance of
the Walk and an improvement of its overall quality.

In terms of cycle links, the Market Town Transport Strategy proposes a link from Cowper
Road along Grammar School Walk into the town centre. Another link runs from Ambury
Road North, across the ring-road and then diagonally across the park to link up with
Grammar School Walk. It will appropriate for the re-development of the AWG site to
contribute to delivering this strategy.

Furthermore, in order to maximise pedestrian footfall along the Walk and to provide a
direct link into town, a direct footway/cycle link should also be provided into the AWG site
from Grammar School Walk.

Pedestrian

Cycle

Vehicle
FIGURE 11: PROPOSED PEDESTRIAN AND CYCLE LINKS
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4.5 Spaces

The creation of attractive and meaningful spaces within the development site is as
important as the design of the buildings themselves. Well-designed and appropriately-
located spaces can help to achieve interesting and distinctive places.

Spaces can develop around existing site features, such as existing individual trees and
tree groups. They can be related to new built form, perhaps as a formal square, or they
can create a focus in their own right. Depending on site conditions and movement
patterns, a variety of spaces can be created.

Figure 12 illustrates a concept for creating spaces as part of the re-development of this
area, based on the location of existing features, important frontages and potential built
form. The character of the spaces will differ according to their function and location.

Spaces are proposed along the park edge. These have a dual function: to allow the
spaciousness of the park to flow into the development site and also to prevent built form
crowding and overshadowing this part of the park.

Four potential spaces are identified within Figure 12, as follows:

1) a civic square, envisaged by the Civic Trust in their ‘Vision’ document

2) a longitudinal space along Grammar School Walk, focussed on the existing mature
trees
3) a central courtyard linked to the park, to ensure a break in the built form along the
park edge, allowing sunlight to permeate. The courtyard will also be a focal space
within the development as a whole.
4) a longitudinal space maintaining a soft edge to the park and ensuring the health of
the trees along this boundary.

FIGURE 12: PROPOSED SPACES

Potential space
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4 OPPORTUNITIES

4.6 Edges

Existing edge conditions help to define the location and orientation of proposed built form,
ensuring the best integration between new and old.

Figure 13 shows existing edge conditions around the Framework area. As a general
principle, the most attractive and safe environments are created where active frontages
overlook the public realm. At present, there are no active frontages around the perimeter
of the AWG building and this should be addressed as part of re-development proposals, as
shown in Figure 14.

Green edge

Negative edge

Positive edge

FIGURE 13: EXISTING EDGE CONDITIONS FIGURE 14: PROPOSED EDGE CONDITIONS
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4.7 Landscape

Due to the proximity of the Framework area to the Town Park, it will be important that
layout proposals are developed alongside a clear strategy for landscaping.

In this case, the landscape strategy will focus on four particular issues:

1) the creation of a positive ‘green’ edge to the Town Park

2) the improvement of pedestrian links between the park and the town centre
3) careful integration of existing trees into the design concept.
4) creation of a broken, well landscaped frontage along the park-side, allowing light to
penetrate and encouraging increased activity.

Figure 15 shows an indicative landscape concept.

Area of landscape
interface with park

FIGURE 15: LANDSCAPE CONCEPT

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4.8 Land use

Proposed land use should relate to the disposition of existing uses and also to potential for
generating positive and appropriate levels of activity within the different parts of the
Framework. A mixture of uses will offer a varied character to the scheme and will offer a
more sustainable solution within the town centre location.

Figure 16 shows how new proposals on the site can best reflect existing land uses. The
Framework primarily promotes a mixed residential and office development, with uses
located in the environment most suited to their function and character. Potential office use
would be located closest to the town centre, with residential uses associated with the park
and Ambury Road. Potential also exists for A1 or A3 uses along Grammar School Walk. This
could help to animate the frontages and encourage activity in this area.

In the back lane area, the opportunity also exists to create live-work units at ground floor
Residential
level. These would contribute very well to the mix of activity and existing conditions within
this part of the site.

The proximity of existing uses and to prevent Grammar School Walk from being
overshadowed, it is likely that the existing car park in St. Germain Street will remain
A1/A3/B1/residential
undeveloped and in its present use, although improvements could be made to its
appearance – particularly the edge along Grammar School Walk.

FIGURE 16: PROPOSED LAND USES

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4.9 Built form

The massing, location and height of new buildings is an extremely important consideration
when locating development in an historic context. Mass and height must be carefully
controlled in order to protect the existing townscape but also sufficient to give identity for
the new development in its town centre setting - and to make best use of land. The
location of built form should take account of the analysis of the area and fulfil the
requirements of good urban design, making the most of opportunities for improved
townscape.

Figure 17 indicates the potential location of built form with in the Framework area. These
have evolved in response to site characteristics and opportunities. The potential height of
new buildings is also indicated on the plan, based on assessment of adjacent buildings
and design potential. There may be situations where landmark corners or frontages
suggest an increased building height, although this would depend upon the suitability and
quality of design proposals.

The areas illustrated in Figure 17 do not represent exact building footprints but rather the
areas where development may be appropriate based upon the analysis material and the
general storey heights appropriate within those areas. The higher storey heights shown
within the range will relate to focal points or key frontages/corners on the buildings.

Storey heights

Potential area of built form

FIGURE 17: PROPOSED BUILT FORM

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4.10 Built character

Alongside considerations of physical form, it is also important that proposals for the re-
development of this area have a clear vision for the ‘sense of place’ to be created.

Sense of place can be achieved through design distinctiveness but it can also be
maximised by reinforcing existing townscape characteristics. Given the variety of adjacent
townscape, the Framework area is likely to adopt a range of built character, as it will
adopt a range of differing scales and mass.

Figure 18 divides the site into different ‘parts’. Proposals should respond to these different
parts and offer a scheme of variety and interest.

A Back lane.
Creating a suitably scaled, mews character behind High Street.

B Edge to park.
A transparent edge to the park with active frontage behind.

C Internal courtyard
A well landscaped, non-car dominated space.

D Entrance to park
A landmark corner, opening and improving the link between the town and the park.

E Town corner
A landmark building, linking new built form with the town centre.

FIGURE 18: PROPOSED CHARACTER ZONES

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4 OPPORTUNITIES

4.11 Architectural responses

The Council will expect proposals to be based on a very well developed assessment of
local character, but also to display imaginative and contemporary solutions for the layout
and design of the area. Design proposals should fully exploit the variety of opportunities
that the site provides.

‘Traditional’ responses should be tailored to avoid pastiche and to focus on the

fundamental and relevant elements of traditional design appropriate to this context (such
as form and layout), allowing for contemporary expressions of detailed design.

4.13 Parking

Parking levels should be appropriate to this sustainable town centre location.

The amount, location and design of car parking should ensure that the car does not
dominate otherwise attractive pedestrian environments. A degree of basement or semi-
basement parking may be appropriate in this location, subject to design considerations as
well as tree, archaeology and flooding impacts.

The options for removing the Probation Service parking from this important town space
should be explored in order to achieve a high quality public space.

A rationalisation of parking provision in the lane behind High Street may also be required,
depending on access arrangements in this area.

The District Council is currently producing a guidance note on the design of car courts
that may be relevant for re-development proposals.
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5 PLANNING CONSIDERATIONS

5.0 DESIGN CONCEPT

5.1 Figures 19 and 20 illustrate two design concepts for the Framework area, showing approximate positions of
buildings and spaces. They reflect the constraints and opportunities presented in the previous sections but only
represent possible solutions for the re-development.

Option A in Figure 19 achieves the following:

x a landmark corner building adjacent to Grammar School Walk.

x an improved environment within Grammar School Walk, including an active frontage on the AWG site and
improved hard and soft landscaping.
x a strong corner element at the entrance to the park from Grammar School Walk, presenting a more
welcoming approach to the green space.
x a transparent boundary treatment alongside the park edge, offering more active frontage and removing
shadowy corners.
x retention of selected trees in the AWG site.
x positive frontage and sense of space onto Ambury Road South
x an intimate, grainy built form in the lane behind High Street.
x positive courtyard spaces formed by buildings and landscaping
x views out towards the park from within the development.
x improved landscaping and boundary treatments around the St Germain Street car park.

Option B in Figure 20 satisfies the principles above but involves the removal of both Wellingtonia trees in order
to maximise active frontage onto the town park. This approach would only be an option depending upon the
condition of the trees and the overall quality of the proposed development.

The concept diagrams are indicative only; they do not prescribe a Council requirement and are without prejudice
to the guidance contained within the Framework document and the determination of any planning application.
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5 PLANNING CONSIDERATIONS

FIGURE 19: OPTION A

 Anglian Water – Urban Design Framework

5 PLANNING CONSIDERATIONS

FIGURE 20: OPTION B

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6 PLANNING CONSIDERATIONS

6.0 PLANNING CONSIDERATIONS

6.1 Sustainable design

Sustainable design principles should be considered at every stage of the design and layout process. A good
summary of sustainable expectations is contained within ‘Shaping Neighbourhoods: a guide for health,
sustainability and vitality’ Barton, Grant and Guise SPON Press 2003.

6.2 Secured by Design

The District Council will expect all development proposals to meet Secured by Design standards. A good
reference for standards and solutions is ‘Safer Places: The Planning System and Crime Prevention’ ODPM
2004.

6.3 Highway Design

A fundamental element of creating distinctive places is the design of the highways within them. The Council
will expect proposals to demonstrate best practice in accordance with ‘Places, Streets and Movement’ DETR
1998 and Better Streets, Better Places’ DTLR 2003.

The principles of sensitively-engineered highway solutions are presented in the Huntingdonshire Design Guide
which has been endorsed by Cambridgeshire County Council, the adopting authority.

The form and adequacy of the highway layout should reflect the findings of the Multi-Modal Transport
Assessment.

6.4 Refuse storage and collection

The issue of refuse storage and collection has become an increasingly important consideration in the design of
residential areas, not least for the reason of providing suitable highway access. For this reason, the District
Council will expect high quality storage solutions (for either individual dwellings or communal areas) to be
designed as an integral part of future proposals, including provision of suitable collection points.

The District Council has a forthcoming guidance note on refuse storage and collection.

6.5 Planning implementation

Depending on the form and content of future planning applications relating to these sites, a Section 106
agreement will be negotiated between owners, developers and the Council to secure a range of provisions
associated with the proposed developments. Some provisions will ensure development is accompanied by
necessary works in the public interest or which enable the development to proceed, others will seek to meet
quality, amenity and sustainability objectives. Depending on the content of re-development, subjects for a
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6 PLANNING CONSIDERATIONS

planning obligation may include: affordable housing, education contributions, strategic and local public open
space and programmes of archaeological investigation.

It is also highly likely that a contribution towards the Market Town Transport Strategy will be required; whilst
traffic impact is of course a material consideration and mitigation will always be expected in this context, the
development also should contribute in terms of delivering sustainable infrastructure in general and reducing
the need to travel by car.

6.6 Planning applications

Planning applications should include plans and elevation drawings showing the proposals in context. Additional
information such as axonometric and perspective drawings will help to convey the quality of the development.

It is likely that any planning application for the re-development of this site may need to be accompanied by
the following statements:

x archaeological field assessment

x multi-modal transport assessment (MMTA) to Cambridgeshire County Council guidelines and scoped
by County Council officers.
x acoustic report
x arboricultural report
x flood risk assessment (FRA)

In accordance with the Huntingdonshire Design Guide, applications must also include a Design Statement that
explains the evolution of the proposal in response to site characteristics and opportunities.
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7 SUMMARY

7.0 SUMMARY

This document promotes an approach for the appropriate re-development of the Framework area based
on an analysis of site characteristics and opportunities. It also highlights options for integrating and
improving linkages to and from the town centre, and for creating distinctive new environments and
spaces.

It contains significant analysis material as well as indicative concepts. These should be used to lead
future proposals for development, and the District Council will expect developers to respond positively
to all the issues contained within the Framework to ensure the highest quality results.

Although the Framework promotes a comprehensive strategy for the area, it does not preclude
individual developments that conform with the general principles from proceeding and the Council
acknowledges that future proposals must be both commercially and financially viable.

CONTACTS

Richard Probyn
Implementation Team Manager
Operational Services Directorate
01480 388430
 Anglian Water – Urban Design Framework
APPENDIX

APPENDIX

Cambridgeshire & Peterborough Structure Plan 2003

Huntingdonshire Local Plan 1995 and Local Plan Alteration 2002

Huntingdonshire Landscape & Townscape Assessment SPG 2004

Huntingdonshire Design Guide SPG 2004

Huntingdon & Godmanchester Market Town Transport Strategy