Masterplanning & urban Design Flashcards

Question

Level 3 (Royal Wharf typology & cycle hub)

Answer 1

**Plot 14b Royal Wharf – 113 Residential Units** This was the final plot to be built in the middle of an existing 3600-unit masterplan. Despite being a new submission, I recognised the importance of this building conforming with and complimenting the surrounding neighbourhood, both for planning and urban design purposes. To understand how to achieve this, I looked through the outline planning permission which allocated Plot 14b to a 'mansion' typology. This involved characteristics that would mediate the space next to the school with soft features yet possessing elevating details. I advised the client accordingly, to proceed with a 'mansion' style design where possible. Additionally, the client had noted high vacancy rates with existing retail in the masterplan. I spoke with the estate manager to gain insight into potential alternative uses, who commented that there had been high cycle take-up in the area given the location. Recognising the poor performing retail, and with the appraisals indicating a small relative commercial revenue decrease - due to removing service charge void and agent/legal costs - I recommended to the client that one of the three proposed retail units becomes a community-led cycle-hub. This provided a social benefit that was lacking in the existing community at a small financial cost.

Answer 2

- Although new submission not RMA, was a consented masterplan, therefore = better chance at approval with LPA as precedent already agreed - Conforming design would allow the building to blend in better with surroundings and not look out of place (which may impact the feel of the established community)

Answer 3

1. Lack of footfall in the area, 2. High service charge costs and expensive fitout costs 3. Cost of living

Answer 4

To see if there could be an alternative to the classic ‘retail’ offering, which could take time to let.

Answer 5

* Community cycle hub would be run by the community, facilities to fix bikes, and general activation * Potential to bring in tenant if popular

Answer 6

- High vacancy rates meant long void period with extended costs was accounted for in appraisal as well as agent cost - With cycle hub, no void period/as would be up and running straight away, and retail/agent costs being saved with no lease - NO WHITEBOX ALLOWANCE REQUIRED, only to complian level - This meant that revenue impact not overly high

Answer 7

* Survey undertaken int he estate = 90% wanted it * No personnel, therefore across whole RW estate would be low * 1985 LTA - s19 = SC only payable by LH if reasonable incurred. Across whole estate very low increase * Leases signed that in Perp ability to increase SC

Answer 8

- Still wanted to retain an element of commercial revenue - Masterplan benefits of having retail element

Answer 9

- The scheme was only at 20%AH, compared to GLA 35% - The cycle hub played in the favour of the scheme as the social impact was looked on fondly by the LPA/GLA.

Answer 10

**Knights Road – 1600 Unit Mixed-Use Scheme** The architects initially envisaged the new town centre to be in the south of the scheme, focussing retail around the public square to draw people into the scheme and onto the river path. In the first Pre-Application Meeting, the LPA advised that they would rather the retail be focussed to the north of the site by the DLR. I looked through the Local Plan, which supported this concept. Recognising that retail could be less prosperous along the highway road, I engaged with a retail agent to provide specialist insight from a destination perspective. They suggested that the nearby Royal Wharf high street be extended through the adjoining Lyle Park, creating a 'boulevard' that would activate the park and link the two schemes. The LPA agreed with this strategy, and it was a positive compromise for the client keeping the new town centre within the scheme. I therefore advised the client to proceed on this basis.

Answer 11

- Had already read the Local plan - However, client and architects insisted initially that they wanted it by the public square. - Key desire of theirs, so I acted in the wish of the client and was prepared to contest this at a pre-app as there was solid justification

Answer 12

1. Having the justification come from a third-party specialist gave the idea more conviction 2. Showed we were willing to be flexible 3. Fresh perspective Ultimately was a compromise that worked well between both parties

Answer 13

- Seen if any compromise - Failing that, must understand whether client would be happy to focus the retail around the DLR (investigate to see if any positives) - Key thing would be whether client happy to proceed or keep pushing

Answer 14

^ footfall / visibility ^ accessibility? (by DLR)

Answer 15

1. Prepared by LPAs to guide land use, housing, infrastructure, and development in a specific area. 2. The process involves gathering evidence, public consultation, and creating policies based on national guidelines like the National Planning Policy Framework (NPPF). 3. Once draft plan ready, it is submitted to the Secretary of State for an independent examination by a Planning Inspector. The Inspector checks if the plan meets legal requirements and is "sound," based on four key tests: it should be positively prepared, justified, effective, and consistent with national policy. The Inspector may recommend changes to make the plan acceptable. 4. After adopting the plan, the LPA must monitor its progress and update it as needed. The process ensures that local plans are well-prepared, transparent, and capable of guiding sustainable development.

Answer 16

1. Vision and Objectives 2. Land Use Allocations 3. Housing Strategy 4. Infrastructure and Transport 5. Environmental Policies 6. Economic Development 7. Design and Quality Standards 8. Implementation and Monitoring

Answer 17

Placemaking and value RICS information paper (2016) ---> green space

Masterplanning & urban Design Flashcards

(41 cards)