Site Appraisal information
1.0 Location and Setting - Housing developments should be sited to integrate the residents within the local community and the location should have reasonable proximity to public services, transport and other essential facilities appropriate for the need. Housing has a pivotal role in the community as part of the infrastructure and link locally with health and education provision where required.
Developments should, where necessary:
- Have convenient access to local facilities, public services, and shops that are relative to the needs of the residents;
- Be linked by public transport to areas that offer employment opportunities, social and leisure facilities;
- Be integrated in layout term and, where appropriate, linked within the local neighbourhood by physical links such as roads, paths etc.
- Have a form of development compatible with the surroundings in terms of scale and character.
1.1 Site Investigation, Analysis and Constraints - No design should be attempted until all matters listed have been evaluated. The following matters while not exhaustive should be included for analysis in determining constraints:
- Topographical survey;
- Water table, natural drainage, flood hazard;
- Soil characteristic survey;
- Site layout for climate control/orientation;
- Benefits of wind shelter;
- Consider wind and wind chill;
- Adjacent developments/the general context, including boundaries, shared or owned by adjacent landowners;
- Pedestrian and vehicular links/cycling links;
- Infrastructure:
- Services: over/underground
- Roads network
- Public transport
- Ancillary/emergency/services
- Flora and fauna
- Preservation of trees;
- Legal issues:
- Rights of way
- Covenants;
- Hazards:
- Radon Gas
- Methane
- Underground/overhead power lines
- Pipes and services running under or over the site
- Old workings
- Contaminated land;
- Landfill tax;
- Landscaping requirements;
- Site Identification record.
1.2 Other site features:
- Existing listed buildings, and how they are to be treated;
- Current and possible future development on adjoining sites;
- Other key physical features, eg, ancient monuments scheduled and unscheduled, noise, old mine workings;
- Local history of geographical features.
- Ownership of boundaries, character of surroundings, proximity of industrial development, noise or nuisance, including aircraft noise; orientation, privacy and views;
2.0 Estimation of Site Development Costs
Site development costs comprises the works necessary to undertake the housing development on that site. The cost will depend on the natural and man-made physical characteristics of the site, such as the likelihood of flooding, poor load bearing ground or the presence of buildings and their foundations. For all sites an investigation should be undertaken as described in paragraph 3 above. A history of the site should be compiled including:
- Talk to occupiers to ascertain past usage of the site, excavation, tipping, etc;
- Consult statutory undertakers and obtain plans of existing services;
- Consult local authority to assess likelihood of ground disturbance or contamination;
- Check records and old Ordnance Survey sheets, maps, etc, in local library, council office, Geological Survey of NI;
- Assess strata and thickness from geological data;
- Determine and undertake investigations required, trial pits, bore holes, samples for contamination etc
Identify the cost implication of particular physical site features
Download:
2.1 Other factors affecting the cost of development should be identified such as:
- Proximity of noise sources; airports, helicopter paths, motorways, highways, railways, which may require special treatment of window/roof design, or even determine location and orientation of building on site;
- Proximity to industry, gas works, etc., which may affect location and orientation of buildings on site;
- Planning requirements which may increase costs such as those dictating built form and materials, relation to existing development, density, road pattern and access, special foundations and party wall safeguards;
- Possible relocation of protected wildlife, e.g., badgers, swans, etc
3.0 Planning issues should be considered such as:
- Zoning/planning consent and conditions;
- Residential density;
- Building lines;
- Car parking provision;
- Daylighting;
- Privacy standards;
- Special planning provision, e.g., conservation area;
- Aesthetics;
- Materials;
- Building form etc;
- Aspect.
3.1 Non-residential uses required if the land is to be developed:
- Major road improvements;
- Allocation of parts of site for other uses (e.g., schools);
- Open space and play space requirements and location;
- Community hall and local shop.
3.2 Requirements of highways and statutory undertakers and other bodies:
- Road design and lighting standard for adoption;
- Road closures;
- Permanent and temporary access requirements and availability of other services;
- Public transport requirements, e.g., bus stops and turning circles/cycling;
- Provision of other services, water, drainage, sewage, electricity, gas, telephone, for temporary and permanent supply;
- Fire considerations;
- Building control issues if any;
- Electricity substations;
- Reservations due to service, O/H power lines;
- Pumping station.
|
