Question

Is the development sited and designed in accordance with the sequential test set out in PPS 25?

1. Site is within Zone 1 on Environment Agency floodmap. For sites over 1ha: Flood Risk Assessment produced as per PPS25, vulnerability to flooding from sources other than river and sea considered, and the impact of hard surfaces and surface water run-off considered. Layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere.
2. For Zone 2 sites: No suitable Zone 1 sites available. No “highly vulnerable” uses within the development application. Flood Risk Assessment produced as per PPS25, layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere. Design measures incorporated to reduce the depth and speed of flooding to adjacent and surrounding properties. Demonstration that residual risks of flooding (after existing and proposed flood management and mitigation measures are taken into account) are acceptable. Management and mitigation risks may include flood defences, flood resistent and resiliant design, escape/evacuation, flood warning and emergency planning, robust infrastructure and utility provision.
3. For Zone 3a sites: No suitable Zone 1 or Zone 2 sites available. Only “less vulnerable” or “water compatible” uses within the development proposal. Flood Risk Assessment produced as per PPS25, layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere. Design measures incorporated to reduce the depth and speed of flooding to adjacent and surrounding properties. Demonstration that residual risks of flooding (after existing and proposed flood management and mitigation measures are taken into account) are acceptable. Management and mitigation risks may include flood defences, flood resistant and resilient design, escape/evacuation, flood warning and emergency planning, robust infrastructure and utility provision.
4. For Zone 2 sites: No suitable Zone 1 sites available. Development proposal includes “highly vulnerable” uses. Proposed development passes the Exception Test set out in PPS 25, and meets the requirements of B above.
5. For Zone 3a sites: No suitable Zone 1 or 2 sites available. Development includes “more vulnerable” uses (but not “highly vulnerable” uses). Proposed development passes the Exception Test set out in PPS 25, and meets the requirements of C above.

NB: Essential infrastructure developments of the type acceptable in Zone 3b is unlikely to be covered by this checklist.

Question

Following a comprehensive Flood Risk Assessment, what measures have been taken to reduce the contribution the development may make to flash flooding?

1. Site is demonstrated to be able to contain rainfall from 1:100 year rain events
2. Site is demonstrated to be able to contain rainfall from 1:250 year rain events
3. Site is demonstrated to be able to contain rainfall from at least 1:500 year events

Question

Will the development seek to reduce the likelihood of contributing to a heat island effect through:

1. Provision of appropriate shaded green space and tree cover
2. Green roofs and vegetated walls
3. Design to enable air-flow throughout the development
4. Passive cooling designed-in
5. Open water and fountains in public spaces
6. Shaded public spaces and footpaths

Note: On warm summer days, the air in urban areas can be 6-8°F hotter than surrounding areas. Scientists call these areas “urban heat islands”. This is due to building materials (particularly darker materials such as tarmac, and heavier materials such as concrete) absorbing and radiating heat.

Question

What percentage of household baths, showers, hand basins and washing machines connected to grey water recycling systems to enable water re-use within the home or wider development?

Question

What percentage of the total roof area in the development is designed to allow the harvesting of rain water for re-use and/or is covered by green roofs?

Question

What steps will the developer take to prepare an energy strategy for the proposed development to optimise the energy consumption of the site?

1. Minimising energy demand for the site through orientation and passive solar design
2. Maximising the thermal efficiency of individual buildings through thermal mass and insulation
3. Minimising demand for water heating, space heating and cooling, lighting and power in individual dwellings through efficient equipment and controls
4. Calculating the residual energy demand for the site
5. Maximising the amount of the residual demand which can be provided through on-site generated renewable energy (either collective or on individual dwellings)
6. Meeting the remaining demand efficiently, e.g. CHP (non-biomass or waste powered), district heating and cooling, ground source heating and cooling

Question

What % of total site energy demand will be produced from an on-site renewable scheme (e.g. wind, solar, hydro, photovoltaic bank, CHP operating on biomass or waste)?

Question

To what extent will the development take into account the hierarchy for feasible heating systems

1. Solar Water heating
2. Tri-generation or co-generation, preferably powered by renewable energy, like commercial fuel cell systems
3. Community Heating
4. Heat pumps
5. Gas condensing boilers

Question

What percentage of buildings will be designed for and to be equipped with solar water heating and/or photovoltaic cells?

Question

What percentage of the development not intended to be fitted with active solar devices such as photovoltaic and solar hot water heating by the developer will be designed to allow future installation of these technologies by occupiers?

Question

Will site heating/cooling/power/water/sewage and communications infrastructure running through the public realm be designed for easy access and allow for future expansion of services?

Question

Will the developer make site wide provision for an energy infrastructure that allows renewable energy to be sustained on site?

Question

Will the site be smart metered, showing site occupiers net energy use, quantified over separate time periods?

Question

Will a social impact assessment be carried out to examine the impact of the development on the existing community?

Question

Has the community been actively involved in the development proposal:

1. Local community stakeholders have been told about the proposal (eg public notices and adverts) so that they can comment to the Planning Authority
2. Local community stakeholders have been consulted for opinions on a pre-prepared scheme (eg leaflets and return forms)
3. Local community stakeholders have been asked to select their preferred option from a range of schemes and their preferred proposal has been put forward (eg through remote surveys or through a public meeting)
4. Local community stakeholders have been involved in the preparation of this proposal (eg through workshops or participative processes)
5. Local community stakeholders produced the guidelines for the development of this proposal (eg Village Design Statements, Place Check, Charrettes)

Question

Will a pack be provided to each dwelling containing information on:

1. Local transport services
2. Utility suppliers
3. Energy efficiency – including measures incorporated into the development and/or dwelling
4. local amenities
5. refuse collection
6. recycling facilities
7. local organisations and community groups
8. environmental technologies installed in the development and dwelling
9. water efficiency information pack

Question

Will the development have provision for community management of facilities, open space, SUDS, grey water schemes etc.

Question

How can the site be best characterised?

1. Contaminated land – remediated or awaiting remediation
2. Brownfield – derelict urban land
3. Undeveloped – includes residential gardens.
4. Other: including brownfield – rural land, designated open space, designated sports pitches or recreation land, green belt, high quality agricultural land, land designated as of ecological importance, land with workable or potentially workable minerals, land at moderate or significant risk of flooding (Environment Agency Flood Zones 2 & 3 in England)

Question

How much of the development site will be previously developed or brownfield land which will be brought back into use by this development?

Question

What percentage of the existing buildings on site will be re-used / refurbished?

Question

Will a design statement, incorporating the findings of context appraisals and explaining emerging design principles be discussed with the Local Authority prior to the application?

Question

Will a landscaping scheme be drawn up for the site – to include POS, street scenes, public/private space boundaries and site boundaries, with landscape and ecological assets preserved?

Question

Are there physical and visual links between the development and the surrounding area, and how do they integrate the development with the surrounding area?

1. Are new routes into the site continuations of existing access points from the surrounding area?
2. How direct are sight lines of existing neighbourhood streets continued through the site?
3. Are main routes within the site connected directly to main routes in the wider area without feeding through existing routes with less capacity or with a primarily residential function?

Question

Will the proposed street network provide a high quality public realm with a pedestrian friendly environment?

1. Has a choice of good pedestrian routes connecting to services and places people want to use been provided?
2. Are pedestrian routes direct with safe crossings at points where pedestrians want to cross?
3. Has a design strategy been produced to ensure that pedestrian routes are attractive, well-lit and safe?
4. Will street design calm traffic where appropriate?

Question

Will the development be designed to be easy for users to understand and orientate themselves in, and does it promote a neighbourhood identity?

1. Will entrances to the development and its different areas be designed as gateways?
2. Will landmarks, including memorable buildings, be used to help users orientate themselves?
3. Will clear views and deflected views of landmarks be created?
4. Will corner buildings be heightened or building line altered to act as landmarks?
5. Will nodes be emphasised through surface treatment?

Question

Will the ‘Active Frontage Guidelines’ of the English Partnerships Urban Design Compendium be met in order to promote vitality? Note active frontages means encouraging pedestrian entrances and exits onto streets, which are frequently used (see table 5/3 Active frontage guidelines)

Question

Will the development make a clear distinction between public fronts and private backs, allowing for secure gardens, parking, or delivery access at the rear and an overlooked, safe public realm?

Question

Will the appearance of the development be visually appropriate, taking into consideration local character studies, and will it complement local character whilst creating a strong identity for the new neighbourhood?

1. Building materials and colour complementing local character
2. Building style and form enhancing local character
3. Roofscapes visually respecting the developments location within a local context
4. Continuity of local building details such as windows and doors
5. Residential component of the development fostering a potential for personalisation by prospective residents
6. Contemporary approach to reflecting the local vernacular.

Question

How far will the local community have to travel to reach high quality public green space?

Question

Will there be provision of accessible play space for the new development?

Question

Will flexibility be designed into commercial units to provide adaptability to changing market needs?

1. Optimum adaptability to future use changes in terms of building depth (9-13m)
2. Optimum adaptability to future uses in terms of building width (5-7m frontages) or multiples thereof
3. Floor to floor heights to allow for vertical segregation of mixed uses and provide adaptability for future changes of use

English Partnership Urban Design Compendium figures

Question

Will the affordable housing be indistinguishable from the rest of the development in terms of aesthetics and distribution?

Question

Will a statement be prepared explaining how the development contributes to the required mix of housing for the area, in terms of type, size, tenure and reflecting the needs of the current and prospective community demographics?

Question

Will development be designed to “Secure By Design” or equivalent standards?

Question

How much of the street lighting will be energy efficient with limited upward light transmission?

Question

Will the security lighting strategy be designed to minimise light pollution and disruption to neighbours?

Question

Will the development be within an existing public transport corridor?

Question

Will the developer install infrastructure in homes and commercial/industrial buildings which will allow the use of virtual communications as an alternative to transport?

Question

What will be the furthest distance that 80% of occupiers will have to walk via a safe route to either a major fixed public transport node (train, tube, tram) or a regular link (every 10-15 mins at peak times) to major fixed public transport node? Standards from Ecohomes

Question

What will be the furthest distance that any occupier will have to travel to a bus stop (new or existing) providing a regular bus service to a local centre?

Question

What provision will be made for a comfortable/safe bus shelter or waiting rooms?

Question

How will car parking standards compare with local authority requirements?

Question

What % of car parks will be designed to be for flexible use? (e.g. play space, market space, when not being used for parking)

Question

Will provision be made for off-road HGV/delivery vehicle loading space for retail, commercial and industrial units?

Question

Will there be a network of safe bike routes to local facilities near to and overlooked by, roads and pavements?

Question

What provision will be made for secure bicycle storage at local facilities and at transport nodes?

Question

Which of the following will be available within the stated distance of all dwellings, located on key pedestrian routes focused around public transport nodes?

1. Shop selling food and fresh groceries (500m)
2. Post box (500m)
3. Childrens’ Playground/amenity area (500m)
4. Postal facility (1000m)
5. Bank or cash point machine (1000m)
6. Pharmacy (1000m)
7. Primary School (1000m)
8. Medical Centre (1000m)
9. Leisure facilities (1000m)
10. Local meeting place/community centre (1000m)
11. Public House (1000m)
12. Public park or village green (1000m)
13. Childcare facilities (nursery/créche) (1000m)

Question

Will there be a traffic management plan in place which encourages the safe passage of vehicles through the development at an appropriate speed and without rat runs? Note this could include passive design measures (e.g. Road narrowing, surface treatments etc).

Question

Will the development have residential/mixed use streets (excluding primary and public transport routes) designed for pedestrian priority (eg The Home Zone concept).

Question

Will the developer support the provision of a car club?

Question

Will a full ecological survey be carried out, by a qualified ecologist, to examine habitats in and around the site and migration routes across the site?

Question

Will there be an increase in important or sensitive habitats identified in the local biodiversity action plan (LBAP), either by area or increased ecological value (as assessed by an ecologist) or support for a species identified in the Biodiversity Action Plan?

Question

Will any new wildlife corridors be created to link habitats within the site or link to habitats outside the development?

Question

Has a mixture of locally occurring native trees and shrubs been specified?

Question

What will happen to heritage/archaeologically important features and their settings which could be affected by the development?

Question

What proportion (by mass) of building materials used in the construction of the public realm and infrastructure will be specified as low environmental impact?

Question

What proportion of timber used in the construction of the public realm and infrastructure will be from an independently verified sustainable source?

Question

How much local reclaimed or recycled materials will be used for road construction?

See Highways for table showing Permitted uses of secondary aggregates in the Specification for Highway Works.

Question

Does the developer have a strategy to use locally sourced materials in the development (we would generally expect this to be within 35 – 50 miles of the site)?

Question

Does the developer have a strategy to use low environmental impact and/or recycled materials in the water and sewerage systems infrastructure?

See Waste & Resources Action Programme

Question

How will the development meet the required water demands placed upon the site?

Question

If there are any public or private surface or groundwater abstractions on or close to the site (within 2 km), are pollution prevention measures being installed to ensure that water quality is not adversely affected during and after development.

Question

What facilities will be provided to encourage building occupiers to compost kitchen and garden waste?

Question

Will the site be designed to minimise the impact of noise from external sources?

Question

Will a waste management/minimisation scheme be implemented by the developer when undertaking construction of the development?

Question

Will new business space increase/maintain the viability of existing businesses?

Question

Will the development be designed to suit the needs of prioritised business sectors as identified in the RES?

Question

Will the development be designed to attract inward investment?

Question

Is new business space being developed close to current business centres to enable bulk purchasing, shared costs eg landscaping, shared Green Transport plan, facilities etc?

Question

What is the potential for the development to create additional permanent jobs either through new business or for maintenance of the development?

Question

If the development is part of a publicly funded regeneration scheme, will the contractors engage local labour?

Question

Will the development include a range of size of business premises, for example incubator units and flexible space, to encourage both start up and expanding business?

Question

What is BREEAM/EcoHomes rating sought for the proposed buildings? For a building type not covered by BREEAM use the “Offices” scheme as the basis for a bespoke evaluation, or contact BREEAM for further advice.