7. Planning and design principles

7.0 Planning and design principles

This section sets out a scries of further planning and design principles which should be considered in relation to future development proposals on this site. A more detailed description of planninq standards can be found in the UDP

Uses

As discussed in section 4, the Council is seeking a mixed use development on this site. Uses which would be considered appropriate on this site include residential, leisure/recreation, cultural and B1 office uses. A very limited element of retail kiosk type uses might also be considered on the A13 frontage, but main retail uses will continue to be concentrated in Chrisp Street district centre. Community uses would also be welcomed as part of a development scheme, which would be in keeping with the historic interest of the Site as a public bath.

Scale and massing

The majority of the site could reasonably accommodate four/five storeys, in keeping with the current scale of the building. However, as discussed in the previous chapter a high rise development may be appropriate on part of the site, set back from the existing building line on the East India Dock Road. There are a number of tall buildings in the immediate vicinity of the site, including a new 14 storey developmnent currently under construction on the nortern side of the A13 on Susannah Street. This could be considered as a development precedent for this location.

Density

The UDP sets a guideline tor a maximum residential density of 247 habitable rooms per hectare. However, given recent developments in national policy and guidance, and the proxirnity of the site to the town centre and excellent public transport linkages, high density development is encouraged. However, to successfully develop at such densities without compromising residential amenity will require exceptionally high standards of design, to address issues such as overlooking and the provision of amenity open space.

Types of accomodation

The residential component of any proposed development should mainly comprise 1 or 2 bedroom flats.

Affordable housing

At least 35% of the on-site residential accommodation should be provided as affordable housing units, in conjunction with a registered housing association. This increase from the level proscribed in the UDP reflects the changing policy context at national and regional level.

Parking and access

Given the central location of the site and its proximity to excellent public transport links, a minimal amount of private car parking should be provided as part of any proposed development. Car-free development would also be considered. Any parking spaces provided must measure 2.4 metres by 4.8 metres and the parking layout must allow 6 metre aisle widths, in accordance with the car parkinq standards set out in the UDP.

Prospective development proposals should encourage cycle use through the provision of secure cycle storage facilities.

Landscaping

The Council will welcome proposals which incorporate high quality landscaping schemes in and around the site and which will contribute to a softening of the character of the area. Landscaping features should also be used to enhance the vehicle parking and service areas on the site.

In particular, landscaping works to the piazza space on the A13 frontage should provide an attractive setting for the listed statue.

Maintenance

Development will be expected to provide adequate arrangernents to secure the long term upkeep and maintenance of the building and its surrounds. This may include a percentage of the sale price being paid into a maintenance sink fund, and the use of service charges. The maintenance arrangements should cover the main pool hall structure.

Designing for quality

The Council is seeking the highest quality of desiqn for new development on this site, which will set standards for all subsequent new developments in the area. An imaginative design is required which is both sensitive to the local context but also sufficiently bold and contemporary in appearance that it can contribute to a transforrnation of the image of the area. The landscaping materials used should also be of the highest quality to contribute to the transformation of the image and appearance of the area.

P O P L A R B A T H S P L A N N I N G B R I E F J A N U A R Y 2 0 0 3

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