Dunmail DAS

15105 Dunmail Housing
Design and Access Statement
HAB Housing and Bristol Community Housing Foundation / AHMM and Clifton Emery Design / September 2016 / Dunmail Housing / Design Access Statememt / Rev P1
This report has been authored by Allford Hall Monaghan
Morris Ltd. and Clifton Emery Design, and compiled by
AHMM. The author of each page is identified in the footnote.
Document Control
Job Title: Dunmail Housing
Job number: 15105
Report title: Design Access Statement
Report number: R001
Revision: P01
Date of issue: 14 September 2016
Purpose of issue: Planning
Compiled by: Thomas Bennell - AHMM Architects
Reviewed by: Cormac Farrelly - AHMM Architects
Date reviewed: 14 September
File name/location I:\AHMM Images\15105 Dunmail

Housing\5.0 Reports\160825_DAS
Contact details
Thomas Bennell
tbennell@ahmm.co.uk
Queen Charlotte House

53-55 Queen Charlotte Street
Bristol BS1 4HQ
T: 0117 978 6940

F: 020 7251 5123
www.ahmm.co.uk
Contents
1.0 Introduction 4 8.0 Materials 38

1.1 The Team 8.1 Contextual Audit
8.2 Bay Studies
2.0 Site 6 8.3 Illustrative Views
2.1 Location 8.4 Landscape Objectives
2.2 History 8.5 Public Realm Concepts
2.3 Observations 8.6 Access and Circulation
8.7 Ecology and Wild Play
3.0 Masterplan 9 8.8 Planting, Food and Foraging
3.1 Design evolution and response to consultation 8.9 Drainage and Water Management
3.2 Principles 8.10 Hard Materials
3.3 Layout 8.11 Planting Palette
3.4 Illustrative Landscape Masterplan
9.0 Sustainability 54
4.0 Streets and Public Realm 13
4.1 Green Lane 10.0 Accessibility 56
4.2 North Street
4.3 Connection to Elderberry Walk 11.0 Public Art Strategy 57
4.4 Cross Street 11.1 Substation Strategy
4.5 East Street
4.6 Lanercost Road and Dunmail Street 12.0 Refuse storage and collection strategy 59
4.7 Relationship with Elderberry Walk 12.1 Refuse collection routes for collection operatives
5.0 Houses 28 13.0 Cycle parking 61

5.1 Concept 13.1 Porch cycle storage
5.2 House Types 13.2 Non-porch cycle storage
5.3 Corners
14.0 Meters 63
6.0 Apartments 34
6.1 Concept 15.0 Appendix 64
6.2 Typical Plan 15.1 Statement of Community Involvement - HAB
15.2 Employment & Training Commitment
7.0 Metrics 36 15.3 Buildings for Life
7.1 Unit and type plans 15.4 Affordable Housing Statement
7.2 Accommodation Schedule 15.5 BS10 - Letter of Support
1.0 Introduction
Summary
This Design and Access Statement supports the

planning application for an exemplar residential
development on the site of the former Dunmail Primary
School in Southmead, Bristol.
The project is being delivered by Bristol Community

Housing Foundation and HAB Housing Limited working
in partnership with Bristol and Bath Regional Capital
and Bristol City Council.
The application is for 161 dwellings across a range of

types from one-bed apartments to four bed houses,
with a variety of tenures, arranged in a traditional legible
street pattern that responds to the local context.
The application site in the Southmead context
AHMM 4 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

1.1 The Team
Bristol Community Housing HAB Housing Allford Hall Monaghan Morris Clifton Emery Design Arup
Foundation Developer Architect Landscape Architect Engineer
Co-developer and Housing Association
Unit 11, Temple Studios Morelands, 5-23 Old Street 3 Silverdown Office Park 63 St Thomas Street
Eden House, Temple Gate London Fair Oak Close Bristol
Eastgate Office Park, Bristol EC1V 9HL Exeter BS1 6JZ
Bristol BS1 6QA EX5 2UX
BS5 6XX 53-55 Queen Charlotte Street 0117 976 5432
0117 403 0715 Bristol Studio 54, Spike Island
0117 403 0715 BS1 4HQ 133 Cumberland Road
Bristol We are an independent firm of designers,
HAB stands for Happiness Architecture 0117 978 6940 BS1 6UX planners, engineers, consultants and
Bristol Community Housing Foundation Beauty. technical specialists offering a broad
(BCHF) and United Housing Association 0117 947 9595 range of professional services. Through
(UHA), work together in partnership. These are the values we hold dear. We Allford Hall Monaghan Morris makes our work, we make a positive difference in
Together we manage just under 1,800 were set up by Kevin McCloud in 2007 buildings that are satisfying and enjoyable the world. We shape a better world
homes across the wider Bristol area and to challenge the way identikit volume to use, beautiful to look at and easy to Clifton Emery Design are placemaking
Swindon. housing was built in the UK. The houses understand. We design very different specialists. Working from offices in Exeter Founded in 1946 with an initial focus
and places we build respect the local buildings for very different people to use and Bristol, we offer a multidisciplinary on structural engineering, Arup first
The vast majority of our homes are for context and biodiversity; are strongly in very different ways. approach to creating inspiring places came to the worlds attention with the
general social housing residents but we rooted in history, landscape and the and pride ourselves on the quality and structural design of the Sydney Opera
also have a number of shared ownership community; and are sustainable, beautiful We believe in making places as well deliverability of our proposals. House, followed by its work on the
homes. We want to make a positive and a pleasure to live in. as buildings, that work over time and Centre Pompidou in Paris. Arup has
impact on residents lives by providing have lasting qualities intrinsic to their With expertise in urban design, master since grown into a truly multidisciplinary
great homes and communities across the architecture. planning, architecture and landscape organisation. Most recently, its work for
wider Bristol area. architecture we help to balance the the Singapore Sports Hub has reaffirmed
competing needs of development, its reputation for delivering innovative and
ensuring our schemes are inspiring, sustainable designs that reinvent the built
sustainable and environmentally aware, environment.
technically sound and commercially
astute.

2.0 Site
2.1 Location
The former Dunmail school site is located on the edge

of the residential suburb of Southmead, approximately
5km north of Bristol city centre. The construction of
Southmead started in 1931, when Bristol Corporation
built 1,500 homes partly to house families cleared from 10 mins walk
the slums of central Bristol, and partly to address the
shortage of housing at the time. A further 1,100 houses
were built after World War II.
The estate layout is typical of its era setting out

geometric hedge-lines avenues, crescents and squares 5 mins walk
influenced by the Garden City movement, and the P
neighbourhood still retains a largely green and open
Filton Golf Club
character. The houses are predominantly two-storey
semi-detached pairs or shore terraces, of either pale
Brentry Elderberry Walk
render or red brick with hipped tiled roofs, providing a
largely uniform setting punctuated by set piece public
buildings and local facilities.
Passa
ge Ro
Local shops and services are provided at Arnside Road
oad
ad
ester R
District Centre, some 350 metres to the south of the Henbury
development site. ad
Glouc
Southmead d Ro
ea
hm
BCC Dunmail Design Brief, p.5 ut
So
A P
He
B
nb
ury
Ro
ad
P P
P
oad
ale R Baddocks Wood
nd & swimming lake
co
Fal
Southmead Hospital

2.2 History
1840s 1873-1888 1898-1903 1946 2015

Tithe map OS 25 First Edition OS 25 Second Edition Aerial photo survey Modern OS
The site remained rural and barely By 1946 construction of the post- The Dunmail Primary School building,
changed for the 100 years until the war part of Southmead is advanced, constructed in the 1970s, has now been
construction of the Southmead estate, with Lanercost and Dunmail roads demolished and its footprint is shown
beginning in the 1930s. substantially complete. here in a pale grey. The historic field
boundary hedge that crossed the site
The 1840s tithe map shows the original It appears that the southern part of the from north to south was uprooted for the
field boundaries, including the farm track site is being used, possibly as a builders school playing fields, although remnants
immediately to the north which survives in yard for storage of materials used in survive in Elderberry Walk.
Elderberry Walk. construction of the houses.
The emerging context was typical of

Bristols inter war garden suburbs.
Inspired by the garden city movement,
but low in density and lacking in vital
public facilities to make the suburbs self
sufficient.
Maps retrieved from know your place - Bristol www.maps.bristol.gov.uk 24/08/16

2.3 Observations
The site is an open field that slopes gently towards the

south and sits on the shoulder of the low ridge that arcs
across the northern Bristol suburbs from Sea Mills to ay
f W
Filton. t o
i gh
Bus stop cR
bli
It is overlooked on two sides by semi-detached houses Pu Bus stop Pe
and short terraces constructed in the 1940s typical ing n
ist Pa
of the rest of the Southmead estate. The other two Ex Bristol Community rk
sides are green edges: to the east, the grounds of the Bu Ro
Link North sy ad
Lanercost Centre and to the north the publicly accessible ro
Elderberry Walk. ad
lk
The site is currently used by dog walkers who cross the y Wa ge
rr d
rbe ne
open field to reach Elderberry Walk, following a strong e ee
Eld Gr
desire line from the junction across the site. They also
may follow a existing path along the Lanercost Centre
Ex
ist
boundary.
ing
fo
ot
A WPD substation occupies the corner of the site, which
row
pa
would be uneconomic to relocate. e
th
dg
he
re
Matu Amenity grassland
7m
fall
Hard standing and scrub
Mature
trees
Desi
re lin
e
oad
tR
s
rco
e
Lan
Lanercost Road looking east, site on left
e Dun
nu
ve ma
il R
eA oad
lesid
Amb WPD substation
ge
rid
m
s fro
w
t vie
an
Dist
To shops at Arnside Road

Dunmail Road looking south, site on left

3.0 Masterplan
3.1 Design evolution and response to consultation
June 2015 September 2015 March - April 2016 July 2016
BCC Urban Design Brief Bid scheme AHMM BUDF review and pre-app consultation AHMM design development
Bristol City Councils urban design unit established key HAB housing and Bristol Community Housing In February 2016 AHMM architects were appointed Following the postitive feedback from the BUDF and
principles for the sites development, including guidance Foundation successful bid for the site was based on to develop the design to RIBA Stage 3. Our design pre-app reviews, the design has developed:
on density, height, street hierarchy, dwelling types, and an design by GCP architects and Clifton Emery Design addressed the concerns relating to previous designs:
parking and SUDS strategy. landscape architects. Changing the proposed four-storey atrium blocks
Ensuring that the street layout is clear and easy to to three-storey mansion blocks in response to
The GCP and Clifton Emery design introduced a navigate concerns about height and management from
landscaped, traffic-free Green Lane connecting Ensuring that all streets feel like streets, with the Bristol Community Housing Foundation, and local
Lanercost Road and Elderberry Walk in response to fronts of houses facing both sides and avoiding long residents
the desire line across the site. However, there were runs of garden fences Changing the smaller shared rear garden to larger
concerns over the fragmented road layout and large Reintroducing the loop street from the BCC design private gardens, in response to management
parking courts. for easy service access concerns
Retaining the Green Lane from the bid scheme Removing the diseased Monterey Cypress tree at
the Ambleside Avenue junction, and introducing
three pairs of semi-detached houses that respond
to the existing context on Dunmail Road.

3.2 Principles
Make Streets Legible street layout Retain and enhance desire lines
Front doors face front doors Clear hierarchy of streets Connection to Elderberry Walk enhanced
On street parking - no parking courts Stitches into existing network Create a green street through heart of
Clear front and back relationships Complete Dunmail and Lanercost Roads masterplan
High levels of passive surveillance
Celebrate corners Work with the topography Simple house types

Standard house types and apartment blocks Standard house types step down with Simple adaptable house types with flexible
are tailored to corners to resolve geometry topography adding visual interest while layouts
Elevations and landscape respond to corner maintaining simplicity Strategically placed to add variety to
conditions masterplan
No blank gables facing the street
Customisation Materials Public Realm

Make the most of opportunities to Simple, robust and high quality material A high quality public realm is critical
personalise houses within this framework pallette which responds to context

3.3 Layout
1. BCC spatial concept 2. Desire lines 3. Green Lane 4. Apartment edge
Major space of masterplan follows desire line to Elderberry Walk Series of pavilions along park edge
Splits site in approximately equal proportions All apartments dual aspect
Highly legible Active frontage to park edge and to street
Good for site phasing
*
5. North and East Streets 7. Cross Street 6. Urban Block 8. Proposed masterplan
Primary circulation and servicing along the edges Intimately scaled mews street (12m across) Tight urban block with minimal facing distances (18m)
Allows other streets to be very quiet, mews or green lanes determines position of cross street and dimension of other
blocks

3.4 Illustrative Landscape Masterplan
The structure of the development has been informed

by site analysis, with layout designed in mind of best
practice in urban design, and inspired by the local
garden suburb style. E
The design has been focussed around a Green Lane

which adjoins Lanercost Road and Elderberry Walk. F
Pedestrian connections form this central spine will also G
extend out towards Southmead local centre.
This linear park will benefit the local community on a

number of levels; providing a social amenity space,
improved habitats for wildlife and improved drainage in A
the area with the inclusion of swales, edible hedgerows,
and mixed tree planting.
In addition to the central green space, the streets E

throughout the development have been designed to
have a leafy feel, with large native trees proposed, and
existing woodland and tree planting retained where
viable.
C
D
A Green Lane - central wildlife and drainage corridor

with native planting, dry swale, meadow grass and
play opportunities.
d
Roa
A
ost
B Communal wildlife garden
erc
Lan
C Rain garden
Du
Existing broadleaved woodland retained nm
D ail
Ro
ad
E Parking courts
F Elderberry Walk
G Lanercost centre
Clifton Emery Design 12 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

4.0 Streets and Public Realm
The landscape masterplan comprises a number of key character

areas/street types;
1 Green Street
The green spine which provides the central focus for the landscape
masterplan; an extension of the landscape character within
Elderberry Walk, offering play opportunities, habitats for wildlife, and
SuDS within a shallow open swale. This focuses on the north to
south pedestrian connections through the site, with a single lane
carriageway along the western edge.
1
5 2 North Street
A green avenue lined with semi-mature native trees, and edged by

a mix of apartments and terraced houses, which vary in height. this
street features a rain garden long its length, which contributes to the
drainage strategy.
3
3 Northern Boundary
1 4
The interface between the site and Elderberry Walk. Lined with
existing retained mature trees and hedgerows. The layout offers new
2 routes though this edge, and overlooking between private gardens
2 and the public open space. Ecological improvements are proposed
along the length of the boundary.
4 Cross Street
Mews style street which runs east to west across the site and
6 intersects the Green Lane. Narrower distances between frontages
and a generally more enclosed feel to the landscape.
5 East Street
Green route adjacent to and overlooking the Lanercost centre.

Shared surface space with resident and visitor parking, broken up
by tree and hedgerow planting.
4
6 Lanercost Road + Dunmail Road
A more formal approach has been taken to this edge, to ensure it

reflects the Garden Suburb style. Repetitive use of tree planting and
hedges to gardens boundaries has been used along these streets.
The following pages explain the more detailed rationale behind the
design of each of these areas, their key functions and uses, and
character attributes.
5
Above : diagram highlighting key character areas
4.1 Green Lane
The green spine which provides the central focus Edible hedge planting H K I G B F C A D K
for the landscape masterplan; an extension of Fronted by gable ended houses
the landscape character within Elderberry Walk, Informal and natural play equipment will be located
which offers play opportunities, habitats for along the Green Lane, where it will be well overlooked
wildlife, and SuDS opportunities within a shallow by the proposed housing. The play opportunities here
open swale. This focuses on north to south have been designed to be engaging and educational,
pedestrian connections through the site, with a whilst low maintenance. Raised areas of grassland
single lane carriageway along the western edge. will create stopping points along this route, and
concentrated areas for equipment such as timber
Function: beams, stepping stones and boulders.
Primary pedestrian link between Lanercost Road
and Elderberry Walk Mounding and changes in landform along the length,
Limited vehicular access with varying mowing regimes to the grassland will
Surface water drainage provide natural interest and opportunities for children
Social landscape with informal play opportunities of all ages to interact with the landscape. Mounds
Ecology corridor at either end of the Green Lane are intended to
Low maintenance and naturalistic landscape denote entrance points to the site, and provide raised
viewpoints, with feature tree planting.
Character attributes: K I F F
Small areas of private frontage outside houses, with Ecological improvements include wildlife hibernaculum
Typical Section NTS 1.3m 3.7m 2.4m 6.9m 1.5m 0.9m
seating overlooking central landscape strip. and Hedgehog Homes within timber benches in the
Areas for social congregation and play public realm, and varied native and edible planting,
Dry swale increasing foraging opportunities for people and wildlife.
Feature tree planting
A Native and ornamental tree planting
B Hedge planting to public realm
C Dry swale; grassed shallow depression, with varying seed mixes

A
D Footpath
H B
E Contrasting 400mm strip with upstand edge
J
F Allocated parking bays
G Shared surface treatment to carriageway

G E
H Proposed gable fronted housing and porch
F C
I Timber seating within gardens with Hedgehog hibernacular feature K
J On plot paving
perspective location K Hedge planting to garden boundary section line

D
I
Key plan Indicative Plan NTS

4.1 Green Lane
H I G A B F G D
Above : Artists impression of the Green Lane, looking north west
AHMMEmery Design
Clifton 15 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
4.2 North Street
A green avenue lined with semi-mature native

trees, and edged by a mix of apartments and
terraced houses, which vary in height. this street D B A F G
features a rain garden long its length, which
contributes to the drainage strategy.
Function:
Primary vehicular access through the site
Provide parking for residents and visitors
Contribute to surface water drainage strategy
Reflect character of Elderberry Walk within the
development
Character attributes:
Leafy tree lined street; planted with avenue of
semi-mature trees which will give instant impact to
the scheme.
Rain garden along southern edge of street, with
stopping points
Existing mixed woodland at entrance to street from
Typical Section NTS 2m 4.8m 6m 2.2m 2m
Ambleside Avenue
Edged with mansion block apartments and a small
run of terraced housing
Shared surface materials and raised table
treatment at junctions
Street and courtyard parking I H
K
A Semi-mature tree planting
D
B Hedge planting
C
Block paved parking bays B
C
perspective location D Pedestrian footpath

A
E Carriageway with tarmac surface
F Rain garden
G Seating E
J
H Proposed apartments
I Mixed native tree planting and grassland to Green Lane

F
section line
Block paving to feature junction
G
J
Ornamental planting against proposed buildings Indicative Plan NTS D

Key plan K

4.2 North Street
K D G F J E C A B
Above : Artists impression of the North Street, looking west from the top of East Street

4.3 Connection to Elderberry Walk
The interface between the site and Elderberry

Walk. Lined with existing retained mature trees and
hedgerows. The layout offers new routes though this
edge, and overlooking between private gardens and
the public open space. Ecological improvements are
proposed along the length of the boundary.
E D J
Function :
Boundary and interface between site and Elderberry Walk
Ecology corridor
Casual surveillance over POS, and improved safety
Secure boundary to gardens
New pedestrian connections to the park
Extend parkland character into the site
Northern access to the Green Lane
Character attributes :
Existing hedgerow and tree planting retained where
feasible
G H I F B
Western facing terraces to apartments, for evening sun.
Vertical bar fencing for secure boundary hidden by
Typical Section NTS
additional hedge planting
0.8m 4.5m 1.5m 0.9m 1.5m
Semi private footpaths to apartments, inside site boundary
Thinning of existing tree planting along PRoW to improve
visual permeability of the space
Low bund planting against POS aids drainage strategy
J
A Communal gardens for mansion block
B Grey metal vertical bar fencing; 1.5m high
perspective location Existing hedge and tree planting retained B C D

C B F
A A I E
D New hedge planting over bund
E Metal post and wire fence 1.2m high
section line
F Semi-private footpath
G Pathway along building edge
H Grassed bank with occasional tree planting
I End of Day terrace with seating
Key plan J Elderberry Walk Indicative Plan NTS

4.3 Connection to Elderberry Walk
J D C B A
Above : Artists impression of proposals, looking east from Elderberry Walk, towards mansion blocks

4.4 Cross Street
Mews style street which runs east to west across

the site and intersects the Green Lane. Narrower D A E C
distances between frontages and a generally more
enclosed feel to the landscape.
Function :
Tertiary route
Vehicular access, with pedestrian priority
Traffic calming
Character Attributes :
Narrow, linear route with defined frontage
Informal social and play opportunities
Parallel parking broken by ornamental planting
Shared space approach
Typical Section NTS
2m 2m 4m 2m 2m
C
A
E
A Planters with adjacent seating
F
B Block paved parallel parking bays
perspective location
Ornamental tree planting B
C
section line
D Footpath D
E Tarmac carriageway
Key plan F Feature paving/social space to encourage traffic calming Indicative Plan NTS

4.4 Cross Street
D B F E C
Above : Artists impression of Cross Street, looking east, from Dunmail Road junction

4.5 East Street
Green route adjacent to and overlooking the

Lanercost centre. Shared surface space with D C B E A F
resident and visitor parking, broken up by tree and
hedgerow planting.
Function :
Secondary access route
Street and on plot parking for houses
Potential future expansion to east
Frontage to Lanercost Centre
Existing hedgerow retained
Domestic feel
Medium sized street trees
Additional planting reduces impact of parking
Hedgerows to frontage
4.8m 7.2m 4.8m 3.6m

Typical Section NTS
F
A
A Existing hedgerow retained, with additional supplement planting

B
B Block paved, shared surface carriageway
C Avenue of ornamental tree planting
H C
D Formal hedges along residential boundaries
D
D
E Proposed hedges within public realm G G
F Lanercost Centre land
G Bin Store
section line
Key plan Indicative Plan NTS
H Indicative light column location

4.5 East Street
D C B E A F
Above : Artists impression of East Street, looking north, from Lanercost Road junction

4.6 Lanercost Road and Dunmail Street
A more formal approach has been taken to this

edge, to ensure it reflects the Garden Suburb A D B C E
style. Repetitive use of tree planting and hedges
to gardens boundaries has been used along these
streets.
Function :
First impression of site
Sympathetic relationship with existing homes
On plot parking
Tree planting along boundaries, for greener street,
visual interest, and to frame views
Soft boundary treatments; hedge species chosen to
reflect existing character/ garden suburb
5m Footpath Lanercost Road
Typical Section NTS
D D D
A
B
A Proposed privet hedge to tie in with existing
B Avenue of ornamental tree planting
section line
C Lanercost Road
C
D Bin store in hedge planting
Key plan E Existing properties to Lanercost Road Indicative Plan NTS

4.6 Lanercost Road and Dunmail Street
E C B D A
Above : Artists impression of Lanercost Road frontage

4.7 Relationship with Elderberry Walk
The principles relating to the generation of the

masterplan have been explained elsewhere within this
document, so this section should be read in conjunction
with those core ideas.
The relationship with Eldeberry Walk to the north of
the site has been carefully considered as part of this
response.
Some of the key factors which influenced our response ck
are outlined below. etba
g ss
ildin Simple calm elevations, landscape as a foil
Bu
1 Mansion Blocks 1
An early decision was made that all apartment 4
lk
blocks should be 3 storey and 100% dual aspect. y Wa
e rr 2
Apartments or Living spaces facing Eldeberry walk eb
would be north facing which we wanted to avoid. Eld
2 Setting of Eldeberry Walk 1

Due to the existing mature trees and hedge row, 4
all to be retained, the buildings are set back
approximately 10m from the hedge row.
This provides a natural layering with a passive Informal, quiet nature of Eldeberry Walk
barrier between northern edge of mansion blocks
and Eldeberry Walk.
This layering acts as a foil to the buildings, and
provides a calm relationship between the new
housing and Eldeberry Walk.
3 Elevation
Elevations facing Eldeberry Walk would be
proportioned to feel open to increase sense of
overlooking. Ground floor openings full height.
Existing trees and hedge facing Eldeberry Walk
4 Streets
A fundamental principle of the masterplan is the
provision of successful streets. North Street is a
primary connecting street containing parking, high
quality landscaping and a two way carriageway.
All of the residential blocks are primarily orientated
towards the street to ensure its success.
Front doors open onto the street to encourage
neighbourliness.
Balconies and primary living space in the mansion
blocks also face onto the street to increase passive
surveillance.
Eldeberry Walk Sketch View Primary elevation orientated towards to street

Design development models - House types
Design development models - House types Design development models - Appartment blocks
27 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
5.0 Houses
5.1 Concept
5.850 6.075 6.075
8.540 8.540 9.675
1. Generous Plot Width 2. Entrance 3. Custom Build 4. Building Depth

At the beginning of this project AHMM All house types have a transition space at Self-contained entrance, WC and stair The building depth is determined by the
made a study of relevant housing the entrance, either a porch or recessed zones leave much of the floor plate open. number of bedrooms in the house. The
completed recently. lobby. This is a key part of HABs housing This gives maximum planning flexibility. resulting total areas are slightly over the
We found that the typical plot width of a concept and provides a place out of the All houses have optional front kitchen minimum space standard, which allows
terraced house is approximately 5m but rain to wait or find keys, to tie laces or and rear kitchen layouts at design stage. additional storage or flexible space.
that increasing this slightly has a number place wellies. This flexibility is maintained in the Plans avoid kinked, angled or stepped
of advantages, including greater flexibility It also acts as a second threshold, which constructed dwelling, allowing future internal walls. The resulting clean spaces
in internal layout and better internal helps to mediate the transition from the owners to reconfigure the space to meet feel larger, calmer and easier to navigate.
daylight and ventilation (as the house is public space of the street to the private their needs.
shallower in plan). space of the home.
The design of the house types has been

informed by the experience of the developer
and architect team on many previous
residential projects, including the Triangle
in Swindon by HAB with Glenn Howells
architects, Anne Mews by AHMM for the
London Borough of Barking and Dagenham
Council, and Gainsborough Square by
Bristol Community Housing Foundation with
Kendall Kingscott architects.

5.2 House Types
Type G2 Gable House Type M2 Mews House
Persons 2b4p Persons 2b4p

Storeys 2 Storeys 2
Plot width 5.8 m Plot width 6.1 m
Area 81 m Area 80 m
Refuse storage Within porch Refuse storage Within porch
Cycle storage Within porch Cycle storage Shared store
The gable house has been designed to step up the hill The recessed entry of the mews house allows the
along the central green lane. The sawtooth profile of houses to be built up to the edge of the pavement and
gables is very typical of Bristols Victorian suburbs, and still provide a covered entrance threshold.
Ground floor plan Alternative ground floor plan Ground floor plan Alternative ground floor plan
appears friendly and domestic.
The front kitchen overlooks the street and front door
The plan is compact with minimal circulation and two through a corner window, while upstairs a space on the
generous bright bedrooms on the upper floor, with a landing could be a study, childs playroom, spare bunk
large open ground floor and compact kitchen tucked space for visitors or an ensuite.
behind the stairs.
The roof of the porches along the Green Lane forms a

balcony for the front-facing bedrooms, animating the
facades overlooking this key space.
First floor plan Alternative first floor plan First floor plan Alternative first floor plan

5.2 House Types
Type M3 Large Mews House Type P3 Porch House
Bedrooms 3b5p Bedrooms 3b5p

Storeys 2 Storeys 2
Plot width 6.1 m Plot width 6.1 m
Area 94 m Area 98 m
Refuse storage Within porch Refuse storage Within curtilage
Cycle storage Shared store Cycle storage Within porch
The large mews house is a P3 porch house with a The 3b5p house has a U-shaped kitchen within the
mews house entrance, allowing it to maintain the living space and a small bedoom upstairs that can be
building line on North Street. an ensuite and study if required.
Ground floor plan Alternative ground floor plan Ground floor plan Alternative ground floor plan
First floor plan Alternative first floor plan First floor plan Alternative first floor plan

5.2 House Types
Type P4 Large Porch House
Bedrooms 4b7p
Storeys 2.5
Plot width 6.1 m
Area 129 m
Refuse storage Within curtilage
Cycle storage Within porch
The P4 is a P3 porch house with a steeply pitched roof

and an additional bedroom in the loft.
Ground floor plan Alternative ground floor plan First floor plan Alternative first floor plan Second floor plan

5.3 Corners
Type C1, C2, C3 & C4 Corner House (G2 base) Type C5 (M2 base)
C1 C2 C3 C4
Bedrooms 2b4p 3b5p 3b5p 2b4p Bedrooms 2b4p
Storeys 2 Storeys 2
Plot width - Plot width -
Area 86 m 96 m 98 m 84 m Area 83 m
Refuse storage Within porch Refuse storage Within lobby
Cycle storage Shared store Cycle storage Communal store
C1 Ground floor plan Ground floor plan
C1 First floor plan First floor plan

5.3 Corners
Type C6 (P3 base) Type C7 (P4 base)
Bedrooms 3b5p Bedrooms 4b7p

Storeys 2 Storeys 2.5
Plot width - Plot width -
Area 100 m Area 136 m
Refuse storage Within curtilage Refuse storage Within curtilage
Cycle storage Within porch Cycle storage Within porch
Ground floor plan Ground floor plan
First floor plan First floor plan

6.0 Apartments
6.1 Concept
Overview
The mansion block with two flats per core is a classic
type, found throughout European cities. It allows for a
high density of occupation without the long corridors
and single aspect apartments associated with other
types of apartment building.
As each core only serves two flats per core, there are
many entrances along the street, ensuring a truly active
frontage.
All flats enjoy dual aspect and through ventilation,

making this type particularly well suited to the Dunmail
site where flats can face the street to the front and,
in the case of the blocks along Elderberry Walk, the
attractive green outlook to the north.
Like terraced houses, mansion blocks do not require

windows in the party walls and so can be placed side
by side in longer buildings. Where a block sits on the
end of a row we have been careful to add windows and,
on street corners, balconies to ensure that expanses of
blank wall are avoided.
St. Andrews House, Barbican, London (typical plan above) Anne Mews, London. AHMM with Maccreanor Lavington 2011 Cobalt Place, London. AHMM 2015

6.2 Typical Plan
1. Module 2. A Cental Stair 3. Two Flats Per Floor 4. A Light Well To The Stair 5. South facing living spaces 6. North facing bedrooms
Secluded north facing outlooks - preferable for bedrooms
Public access - overlooked active streets
The basic block can be joined to form longer buildings, ensuring that careful attention is paid to the end walls. The flats are tightly planned with generous storage, equally sized bedrooms, and a compact hallway

7.0 Metrics
7.1 Unit and type plans
Unit Types Tenure
House types are arranged in reponse to the street The tenure split has been carefully designed to ensure
heirarchy established by the masterplan. that tenures are spread across the development.
Larger and semi-detached houses face Dunmail and Every street includes a mixture of affordable and market
Lanercost roads, and the new East street, to maintain tenancies.
the scale of these streets and take advantage of larger
plots with front gardens.
Gable houses step up the Green Lane in the centre of

the masterplan, giving it a distinctive identity, while the
Mews Houses with their compact entrances maintain
the intimate atmosphere of this street.
A skewed three storey mansion block on the corner

forms a distinctive marker for the development.

59 3b Cross Street M2 2B4P PRS 82.4 887
60 4 Dunmail Rd P3 3b5p OM 99.7 1073
61 4 Dunmail Rd P3 3b5p SO 99.7 1073
62 4 Dunmail Rd P3 3b5p SO 99.7 1073
63 4 Dunmail Rd P3 3b5p SO 99.7 1073
64 4 Cross Street M2 2B4P OM 82.4 887
65 4 Cross Street M2 2B4P OM 82.4 887
ALLFORD HALL MONAGHAN MORRIS 66

67
4
4
Cross Street
Cross Street
M2
M2
2B4P
2B4P
OM
OM
82.4
82.4
887
887
7.2 Accommodation Schedule

NRNMR=J=a~=e
68
69
70
4
4
4
Cross Street
Cross Street
Cross Street
M2
M2
C5
2B4P
2B4P
2B4P
PRS
PRS
PRS
82.4
82.4
83.4
887
887
898
^~=~=r=p 71 4 Green Lane C2 3b5p OM 95.6 1029
72 4 Green Lane G2 2B4P OM 81.9 882
Revision 3
73 4 Green Lane G2 2B4P OM 81.9 882
Date 05/09/2016 74 4 Green Lane C3 3b5p OM 98.2 1057
Changes since previous issue in blue 75 4 Orchard Walk G2 2B4P PRS 81.9 882
76 4 Orchard Walk G2 2B4P PRS 81.9 882
Number Phase Street Floor Dwelling type Bedrooms Tenure GIA/Unit
(m2)
GIA/Unit
(ft2)
77 4 Orchard Walk G2 2B4P PRS 81.9 882 Dwellings 161
78 4 Orchard Walk G2 2B4P PRS 81.9 882
1 1 Green Lane C4 2B4P SO 84.1 905
2 1 Green Lane G2 2B4P SO 81.0 872
79
80
2
2
North Street
North Street
G
G
FA
FA
2B4P W
2B3P
PRS
OM
92.0
62.6
990
674
Houses 78
3 1 Green Lane G2 2B4P OM 81.0 872 81 2 North Street G FA 1B2P OM 50.0 538
4 1 Green Lane G2 2B4P OM 81.0 872 82 2 North Street G FA 2B3P OM 62.6 674 Flats 83
7 1 Cross Street M2 2B4P AR 80.1 862 85 2 North Street G FA 1B2P OM 50.0 538
8 1 Cross Street M2 2B4P AR 80.1 862 86 2 North Street G FA 2B3P OM 62.6 674
9
10
1
1
Cross Street
Cross Street
M2
M2
2B4P
2B4P
AR
AR
80.1
80.1
862
862
87 2 North Street G FA 1B2P OM 50.0 538 Shared Ownership 7%
88 2 North Street 1 FA 2B3P PRS 62.6 674
11
12
1
1
East Street
East Street
P4
P4
4B7P
4B7P
OM
OM
129.0
129.0
1389
1389
89
90
2
2
North Street
North Street
1
1
FA
FA
1B2P
2B3P
PRS
OM
50.0
62.6
538
674
Open Market 42 %
13 1 East Street P4 4B7P OM 129.0 1389
14 1 East Street C7 4B7P OM 100.0 1076
91
92
2
2
North Street
North Street
1
1
FA
FA
1B2P
2B3P
OM
OM
50.0
62.6
538
674
Affordable Rented 9.5 %
15 1 Lanercost Rd P3 3b5p OM 99.7 1073 93 2 North Street 1 FA 1B2P OM 50.0 538
16 1 Lanercost Rd P3 3b5p OM 99.7 1073 94 2 North Street 1 FA 2B3P OM 62.6 674 Affordable Rented (S106) 16 %
17 1 Lanercost Rd P3 3b5p OM 99.7 1073 95 2 North Street 1 FA 1B2P OM 50.0 538
18 1 Lanercost Rd P3 3b5p OM 99.7 1073 96 2 North Street 1 FA 2B3P OM 62.6 674 Private Rent 25.5 %
19 1 Lanercost Rd P3 3b5p AR 99.7 1073 97 2 North Street 1 FA 1B2P OM 50.0 538
20 1 Lanercost Rd P3 3b5p AR 99.7 1073 98 2 North Street 2 FA 2B3P PRS 62.6 674
21 1 Lanercost Rd P3 3b5p AR 99.7 1073 99 2 North Street 2 FA 1B2P PRS 50.0 538
22
23
1
2
Lanercost Rd
Green Lane
C6
G2
3b5p
2B4P
AR
OM
100.0
81.9
1076
882
100
101
2
2
North Street
North Street
2
2
FA
FA
2B4P
1B2P
OM
OM
70.0
50.0
753
538
Total affordable 32.5%
24 2 Green Lane G2 2B4P OM 81.9 882 102 2 North Street 2 FA 2B4P OM 70.0 753
29 2 North Street M3 3b5p OM 93.6 1008 107 2 North Street 2 FA 1B2P OM 50.0 538
30 2 North Street M3 3b5p OM 93.6 1008 108 3a North Street G FB 2B3P W AR 106 62.6 674
31 2 North Street M3 3b5p OM 93.6 1008 109 3a North Street G FB 1B2P AR 106 50.0 538 Note
32 2 North Street M3 3b5p OM 93.6 1008
33 2 East Street P3 3b5p AR 99.7 1073
110 3a North Street G FB 2B3P AR 106 62.6 674 These areas have been prepared for our client, are approximate only
111 3a North Street G FB 1B2P AR 106 50.0 538
34 2 East Street P3 3b5p AR 99.7 1073 112 3a North Street 1 FB 1B2P AR 106 50.0 538 and have been measured from preliminary drawings using Gross
113 3a North Street 1 FB 2B3P AR 106 62.6 674 Internal Area.
114 3a North Street 1 FB 1B2P AR 106 50.0 538
37 2 East Street P3 3b5p AR 99.7 1073 115 3a North Street 1 FB 2B3P AR 106 62.6 674
38 2 East Street P3 3b5p AR 99.7 1073 116 3a North Street 2 FB 1B2P AR 106 50.0 538 They are measured and calculated generally in accordance with
39 2 Cross Street M2 2B4P PRS 82.4 887 117 3a North Street 2 FB 2B3P AR 106 62.6 674
40 2 Cross Street M2 2B4P AR 82.4 887 118 3a North Street 2 FB 1B2P AR 106 50.0 538 the RICS Code of Measuring Practice, 6th ed., and have been
41 2 Cross Street M2 2B4P AR 106 82.4 887 119 3a North Street 2 FB 2B3P AR 106 62.6 674 calculated in metric units. The factor for conversion from square
42 2 Cross Street M2 2B4P AR 106 82.4 887 120 3a North Street G FB 2B3P W AR 106 62.6 674
43 3b Dunmail Rd P3 3b5p OM 99.7 1073 121 3a North Street G FB 1B2P AR 106 50.0 538
metres to square feet is 10.764.
44 3b Dunmail Rd P3 3b5p OM 99.7 1073 122 3a North Street G FB 2B3P AR 106 62.6 674
45 3b Dunmail Rd P4 4B7P OM 125.7 1353 123 3a North Street G FB 1B2P AR 106 50.0 538
46 3b Dunmail Rd P4 4B7P OM 125.7 1353 124 3a North Street 1 FB 1B2P AR 106 50.0 538
Construction tolerances, workmanship and design by others may
47 3b Dunmail Rd P4 4B7P OM 125.7 1353 125 3a North Street 1 FB 2B3P AR 106 62.6 674 affect the stated areas.
48 3b Dunmail Rd P4 4B7P OM 125.7 1353 126 3a North Street 1 FB 1B2P AR 106 50.0 538
49 3b Green Lane G2 2B4P OM 81.9 882 127 3a North Street 1 FB 2B3P AR 106 62.6 674
50 3b Green Lane G2 2B4P OM 81.9 882 128 3a North Street 2 FB 1B2P AR 106 50.0 538 The buildings as constructed may present anomalies in relation to
51 3b Green Lane C1 2B4P OM 86.4 930 129 3a North Street 2 FB 2B3P AR 106 62.6 674
52 3b Cross Street M2 2B4P OM 82.4 887
survey and design information that may also affect the stated areas.
130 3a North Street 2 FB 1B2P AR 106 50.0 538
53 3b Cross Street M2 2B4P OM 82.4 887 131 3a North Street 2 FB 2B3P AR 106 62.6 674
132 3a North Street G FC 2B3P PRS 62.6 674 All the above should be considered before making any decisions
133 3a North Street G FC 1B2P PRS 50.0 538
56 3b Cross Street M2 2B4P PRS 82.4 887 134 3a North Street G FC 2B3P PRS 62.6 674 on the basis of these predictions, whether as to project viability,
135 3a North Street G FC 1B2P PRS 50.0 538 pre-letting, lease agreements or otherwise, and should include due
136 3a North Street 1 FC 1B2P PRS 50.0 538
59 3b Cross Street M2 2B4P PRS 82.4 887 137 3a North Street 1 FC 2B3P PRS 62.6 674 allowance for the increases and decreases inherent in the design
60 4 Dunmail Rd P3 3b5p OM 99.7 1073
61 4 Dunmail Rd P3 3b5p SO 99.7 1073
138 3a North Street 1 FC 1B2P PRS 50.0 538 development and construction processes.
139 3a North Street 1 FC 2B3P PRS 62.6 674
62 4 Dunmail Rd P3 3b5p SO 99.7 1073 140 3a North Street 2 FC 1B2P PRS 50.0 538
63 4 Dunmail Rd P3 3b5p SO 99.7 1073 141 3a North Street 2 FC 2B3P PRS 62.6 674
64 4 Cross Street M2 2B4P OM 82.4 887 142 3a North Street 2 FC 1B2P PRS 50.0 538
65 4 Cross Street M2 2B4P OM 82.4 887 143 3a North Street 2 FC 2B3P PRS 62.6 674
66 4 Cross Street M2 2B4P OM 82.4 887 144 3a North Street G FC 2B3P PRS 62.6 674
67 4 Cross Street M2 2B4P OM 82.4 887 145 3a North Street G FC 1B2P PRS 50.0 538
68 4 Cross Street M2 2B4P PRS 82.4 887 146 3a North Street G FC 2B3P PRS 62.6 674
69 4 Cross Street M2 2B4P PRS 82.4 887 147 3a North Street G FC 1B2P PRS 50.0 538
70 4 Cross Street C5 2B4P PRS 83.4 898 148 3a North Street 1 FC 1B2P PRS 50.0 538
71 4 Green Lane C2 3b5p OM 95.6 1029 149 3a North Street 1 FC 2B3P PRS 62.6 674
72 4 Green Lane G2 2B4P OM 81.9 882 150 3a North Street 1 FC 1B2P PRS 50.0 538
73 4 Green Lane G2 2B4P OM 81.9 882 151 3a North Street 1 FC 2B3P PRS 62.6 674
74 4 Green Lane C3 3b5p OM 98.2 1057 152 3a North Street 2 FC 1B2P PRS 50.0 538
75 4 Orchard Walk G2 2B4P PRS 81.9 882 153 3a North Street 2 FC 2B3P PRS 62.6 674
78 4 Orchard Walk G2 2B4P PRS 81.9 882 156 4 Green Lane G FD 1B2P SO 55.0 592
79 2 North Street G FA 2B4P W PRS 92.0 990 157 4 Green Lane G FD 1B2P SO 50.0 538
80 2 North Street G FA 2B3P OM 62.6 674 158 4 Green Lane 1 FD 1B2P SO 55.0 592
84 2 North Street G FA 2B3P OM 62.6 674 TOTAL GIA 12,599 135,620
85 2 North Street G FA 1B2P OM 50.0 538 GIA AFFORDABLE CIRCULATION ONLY 255 2,743
86 2 North Street G FA 2B3P OM 62.6 674
87 2 North Street G FA 1B2P OM 50.0 538
88 2 North Street 1 FA 2B3P PRS 62.6 674
AHMM89 2 North Street 1 FA 1B2P PRS 50.0 538 37 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
90 2 North Street 1 FA 2B3P OM 62.6 674
8.0 Materials
8.1 Contextual Audit
The material palette exhibited throughout

Southmeads housing demonstrates slight
variation on a small selection of simple
materials. Houses are either expressed
holistically as brick, render, pebble dash or
in some instances as a hybrid of both.
It is the intention of the design proposal

to harmonise with these existing materials
while being distinctly modern in their
expression.
The overall language of the scheme is one

that is grounded in light brick with a top
of rough-cast render. This neutral colour
palette will be given visual relief through
deep window reveals.
01. Render - Lanercost Road 02. Brick - Dunmail Road
This restrained palette allows the
building to become a backdrop to a rich
landscaping scheme.
Precedent - Rough cast render
03. Pebble Dash - Dunmail Road 04. Hybrid - Brick & render
2
3
Precedent - Buff brick

8.2 Bay Studies
It is envisaged that exact materials will be 1 Fibre cement slates or

determined as a planning condition, and interlocking concrete tiles
material samples will be tested on site. Fibre cement slates have a clean,
modern appearance.
The images on this page illustrate our Interlocking concrete tiles may be
developing approach to materiality. It is used in order to seamlessly integrate
informed by: with photovoltaic tiles.
1 2 4
The Southmead context, which makes To be agreed post planning by

extensive use of roughcast render and planning condition.
pebble dash.
This was in turn influenced by Arts
and Crafts houses that used these
materials to create a comfortable,
unpretentious, relaxed domestic style. 2 White painted roughcast render
The need for robust and low- A common material on Arts and
maintenance materials to ensure that Crafts houses, its roughly textured
the appearance of the neighbourhood surface is better able to resist
does not degenerate over time and to streaks and stains than flat render
maintain a consistency of appearance and chunkier than pebbledash.
across tenures.
The materials palette is deliberately
restrained and restricted to three
principal materials, as is commonly
found in traditional architecture. This
gives a consistency to the streets and
unifies a broad range of typologies.
Buff bricks with pale pointing

3
We are looking at both bricks and a
brick slip system. A brick slip system
would allow for slightly unusual brick
bonds such as the header bond
shown, which has a denser texture
than standard stretcher bond.
Pale bricks harmonise better than

red bricks with the render above and
3 4 5 6 provide a robust grounding to the
buildings.
Gables facing streets will be clad
in brick to further celebrate the
corners.

8.2 Bay Studies
4 Dark grey painted metalwork

and composite timber/aluminium
window frames 1 2 4
1 3 4 2 5
We are considering using different 6
colours for the metalwork on the
apartment buildings, to add pattern
and variety to the long elevations
facing the street.
5 Coloured tile lining

Coloured tiles on the insides of the
porches form areas of delight at
eye level, and distinguish individual
houses or apartment buildings. The
colours may be chosen by residents
from an approved pallette.
6 Climbers on galvanised steel

grille
The bike store in the porch is
screened by a steel gille panel,
which forms a modern interpretation
of a trellis and supports climbers.
5 4 3

8.3 Illustrative Views
Dunmail Road

Dunmail Road & Ambleside Avenue


8.4 Landscape Objectives
The landscape design strives to create a modern

and sustainable development which reflects the local
Garden suburb character, providing new spaces for
the community, and high quality new connections to the
existing network of green space.
The key objectives to:
Create a high quality naturalistic landscape in a

suburban setting, which strengthens the connection
between Dunmail and Lanercost Road and Elderberry
Walk;
Re-establish historic links of ancient hedgerows,

boundary lines and access routes;
Create a design which reflects the garden suburb

principles which the area of Southmead was originally
designed around;
Provide local connections in the wider area for schools,

shops, doctors and other local amenities;
Tap into wider ecology network, retaining valuble

existing planting and providing improved opportunities
for wildlife in the locality;
Create a safe, legible and welcoming landscape for

people and wildlife;
Provide new community spaces for residents;
Include informal and educational play opportunities

within the scheme;
Provide improved foraging routes for wildlife and people,

including edible plant species throughout;
Maximise areas of soft landscape which tie into an

intrinsic SuDS strategy.

8.5 Public Realm Concepts
The landscape concept for the site has been developed around
a number of over arching design considerations to create a multi-
functional landscape which has been influenced by the following B
factors, amongst others; heritage, ecology, drainage, movement,
recreation, community, play, food production.
The key drivers include:

I
A Creation of a Green Lane through the site opening access to C B
Elderberry Walk, public footpaths and bus connections, which
A
acts as a green focal point for a multi-functional landscape,
offering a place to meet and gather, relax, play, ponder as well as
D
making important ecological connections across the site.
Retention of existing trees and hedgerows where possible, in C

B
particular boundary trees and hedges to Elderberry Walk and the B
Lanercost Centre, and the broad leaf woodland to the west of
D
the site.
C Sustainable drainage approach utilising swales and rain gardens

that reduce rain water run-off into the drainage systems, in turn
I
reducing the impact of surface water flooding.
D Creation of safe pedestrian focused routes across the site.
E Distinctive hierarchy of street types and characters that respond

to the proposed architectural styles
simple non cluttered palette of hard landscaping materials.
F Productive planting of fruit trees and edible hedges. Green Infrastructure Garden Suburb Character Sustainable Drainage Improved Connectivity Play
G Promoting ecology and wildlife into the development, supporting

Avon Wildlife Trusts hedgehog appeal by making access
between gardens and green spaces that encourage foraging
routes.
H Support existing wildlife such as bats and birds by introducing

bat and bird boxes and planting native and wildflower grass
areas. A development centred around Extend Garden Suburb Maximise opportunities for Improved pedestrian Wild play and social gathering
a Green Lane which references character into the site. Tie SuDS, and use to create connections across site and to opportunities form a route
historic boundary lines, and proposed development in with interactive landscape features local green space. connecting into Elderberry walk.
I Create wild play and social gathering oppurtunities to form a
provides a link from existing existing. which contribute to the
route connecting into Elderberry walk development to the open green character and street scene.
space at Elderberry Walk
High value existing vegetation

retained.

8.6 Access and Circulation
The proposed circulation routes are based on providing

a permeable layout that responds to Lanercost and Connection to local transport links at
Dunmail Road, and their proximity to Elderberry Walk. Pen Park Road
A simple approach has been taken to provide a legible
layout, based on Garden City principles, creating a safe
environment for people and cars alike.
Elderberry Walk
Towards Blaise Castle Estate and

Knowle Lane
Pedestrian Access
Pedestrian Footpath
Semi-private footpath
Existing PRoW realigned
Shared Surface Routes
Shared surface street
Vehicular Routes
Existing vehicular route
Proposed Vehicular Route

8.7 Ecology and Wild Play
A phase 1 ecology survey was carried out by Ecosulis in July 2014.

Additional associated surveys of existing species have also been carried
out more recently by Avon Wildlife Trust, these have informed the proposed
ecology strategy.
The ecology strategy aims to retain existing habitats on and adjacent to

site, including existing tree and hedgerow planting, and improve and knit
into these at a number of levels by: Proposed Green street creates mosaic of habitats
Creating new ecology corridors which help to link into a wider network Area subject to less intensive including pockets of native tree planting, grassland, and inclusion
of habitats; maintenance to allow for ecological of log piles within street furniture along its length. Planting choices
Retaining and enhancing existing hedgerows and tree planting, succession. will be geared towards edible and productive species.
increasing area and diversity of species;
Providing bat and bird boxes on retained trees, whilst also including
habitat opportunities within the architecture via built-in bat roosts on E
buildings;
Refuge creation (log/rubble piles) for hedgehogs, reptiles and
invertebrates within Green Lane and the communal wildlife garden, as
educational resource and landscape feature;
Inclusion of wildflower green roofs to bike and bin stores;
Encouraging hedgehog movement across site by including within A
garden fences, and providing opportunities for shelter.
Existing broadleaved woodland retained C

Existing trees retained
D
Proposed network of trees connect with existing tree planting
Bird and bat boxes on existing trees
Bug boxes and hibernacula within street furniture
Bat an bird bricks used within architecture
Proposed rain garden
Wildflower meadow and grassland, within communal areas B

and on green roofs to bin and bike stores
Existing managed grassland Ecology zone. Low key

management of woodland to
Wild play opportunities along Green Lane and within remove dominant brambles and
Elderberry Walk nettles.
Existing hedgerow and wider network of trees within Elderberry
A Walk
Central wildlife corridor. Mix of tree planting and grassland to

B
connect with habitats at Elderberry Walk.
Holes in garden fences allow hedgehogs to move through

C the site
Low level lighting along key routes leaves tree canopies
D Hedgehog network across the site to
undisturbed
include hedgehog hotels (sheltered
refuge areas) and holes within rear
E Route cleared through hedgerow for pedestrian access garden fences to allow for access

8.8 Planting, Food and Foraging
Trees
There are 34no. existing trees, 3 tree groups, and well established mixed
species hedges to the eastern and northern boundary. An Arboricultural
Report has been carried out by Tree King Consulting which found that
7no. trees were graded as category U (trees of poor quality/unsuitable
for retention) and 1no. tree was graded a category A (exceptionally good
tree). There is a Tree Preservation Order protecting the group of broadleaf
trees in the northwest corner.
E
The landscape strategy has sought to retain existing trees and hedges Existing broadleaved woodland retained
and integrate them into the development of the site where possible and
where the health of the tree makes it viable. However 11no. trees are
proposed for removal which includes the 7no. category U trees. Over
100no. proposed trees are included within the design, which will mitigate
against this loss, and provide a net gain overall.
Arboricultural work is proposed to the existing Ash trees along the

northern boundary where it is proposed to raise their crowns and prune
B D
back to protect them from damage during the construction phase.
Planting and foraging strategy

E
Key elements of the planting and foraging strategy include:
E
Central to the planting strategy is the provision of foraging
A opportunities along the Green Lane animals and humans,
including Edible Hedges, Orchard tree planting and window D
boxes.
*
Grassland character of Elderberry Walk continues into the
B development, along the Green Lane.
A C
Existing neighbouring Garden Suburb character reflected along
C Dunmail Road and Lanercost Road using privet hedges and
ornamental trees inthe street scape E
D Rain garden along North Street
*
Climbing plants to elevations create vertical interest and
E opportunity for growing edible climbing species such as beans
and grapes varieties. Opportunity for community vegetable
growing.
Existing trees retained C * Potential for window boxes for
herb and vegetable growing to
Existing trees protected by TPO
balconies along Green Lane.
Existing trees removed
Proposed network of trees connect with existing tree planting
Key foraging routes
Edible and native hedge planting and opportunity for window

boxes for herb and vegetable growing to balconies along Green
Lane.
Edible Tree Planting
* Opportunity for community vegetable growing

8.9 Drainage and Water Management
ARUP have assessed levels and drainage on site, and Rain garden
produced a drainage strategy which accompanies the
planning application. Below is a summary of the key drivers Dry swale / shallow detention basin
that have affected the strategy, and how this has influenced
Underground attenuation features within back gardens
the scheme.
Permeable paving
The site falls to the south east, with existing levels varying
Direction of water
from 79.1m in the western most corner of the site, to 71.5m
where Dunmail and Lanercost Road meet.
Elderberry Walk naturally falls towards the development, and

a low bund has been included along the northern boundary
as a mitigation measure, however, it is expected that drainage
from the park will have minimal impact on the development
due the small size of the upstream catchment.
SuDS features are a fundamental element of the proposed

drainage strategy, and a concerted effort has been made to
include surface water drainage where possible throughout the
landscape scheme.
This strategy proposes to divert water down the centre of the
site, via rain gardens along North Street and along an open
swale within the Green Lane.
The landscape design has aimed to provide large areas of

soft landscape for natural filtration, however, local clay soils
impede drainage in the area, so a number of dry swales and
detention basins have been included within the landscape
proposals. These will retain water and limit the rate of
infiltration from the site. They will also provide additional
benefits on a number of levels, reducing flood risk, providing
amenity value, improving water quality, and biodiversity.
Within hard areas of landscape, permeable paving will be

used for parking bays, both on plot and within the public
realm.

8.10 Hard Materials
A simple palette of considered materials has been applied throughout

the proposals, which provide legible and safe spaces. Key finishes
are shown opposite and below.
Surface Finishes
A. Shared space pre-cast concrete block

Colour: grey/sand
Size: 240 x 160 x 80mm
Laid: staggered stretcher bond
B. Pre-cast concrete block to threshold spaces along Green Lane

A B C D
and North Street
Colour: grey/sand
Size: 200 x 50 x 60mm
Laid: Basket Weave
C. Pre-cast concrete flag to back garden threshold.
D. Corduroy Tactile Slab at Crossings

Pre-cast concrete natural colour
E. Compacted 6mm to dust (Hoggin) or similar and approved
Street Furniture
E F G H
F. Timber cube seats, to include hedgehog homes, refer to detail.
G. Stainless steel ground plate denotes allocated spaces and

accessible parking bays.
H. Locally sourced boulders
Edging
I. Textured pre-cast concrete kerb to road ways. Drop kerbs at

crossings and driveways.
125mm wide, 100mm upstand.
Boundary Treatments
I J K L
J. Timber fence to garden edges with public realm
1.60 m high horizontal fencing, with trellis top
K. Close board timber fence to back garden boundaries
L. Avon Wildlfie Trust fence plaque fixed to fence near the hedgehog
hole.
M. Metal Post and Wire Fence to private gardens on northern

boundary - with climbers and groundcover planting
N. Metal mesh trellis with climbers to be integrated into Bin /Bike

Store
O. Vertical metal bar fence 1.5m high to park boundary with native M M N O
hedge planted in front (transparent appearance)

8.11 Planting Palette
Street trees
A. Acer campestre Elsrijk Medium street tree with strong autumn

colour, clear stemmed to 2.5m to allow light and visibility, mature
height 10-15m
B. Pinus sylvestris
C. Quercus palustris
D. Prunus avium Plena A B C C

E. Pyrus chanticleer Red Spire
F. Betula pubescens
Edible Hedgerow Tree Layer
G. Malus sylvestris
H. Frangula nigra
I. Juglans nigra
J. Alnus glutinosa
D E F G
K. Cydonia oblonga (Quince)
L. Prunus domestica subsp. instita (Damson)
Hedge planting
M. Ligustrum ovafolium (Privet)
N. Carpinus betulus (Hornbeam)
O. Crategeus monogyna (as single species)
H I J K
L M N O

North Street perennials and groundcover
A. Stipa arundinacea
B. Rudbeckia fulgida Goldsturm
C. Hakonechloa macra
D. Pennisetum alopecuroides
E. Molinia caerulea A B C D
North Street Rain Garden
F. Rain Garden Planting Precedent Image
G. Carex pendula
H. Achillea millefolium Moonshine
I. Carex testacea
J. Iris pseudacorus
K. Lythrum salicaria
E F G H
L. Veronicastrum virginicum
M. Ligularia The Rocket
N. Molinia caerulea
O. Luzula nivea
P. Thalictrum Black Stockings
I J K L
M N O P

Climbers
A. Lonicera per. Graham Thomas
B. Trachelospermum jasminoides
C. Clematis armandii
D. Jasminus officianale Clotted Cream
Edible Hedgerow
A B C D
E. Corylus avellana (Hazel)
F. Crategeus monogyna
G. Rosa rugosa
H. Fuchsia magellanica
Grasses
Wildflowers for seasonal wet soils in areas of the swale provides

species rich native habitat for bees, butterflies and other insects
I. Wildflower and grassland mixes for swale: Emorsgate Seed Mix

EM8F/EG8 E F G H
EM8F Contains wild flower species suitable for seasonally wet
soils and is based on the vegetation of traditional water meadows.
Soils in wet meadows may flood for short periods in winter, but are
usually well drained in summer.
EG8 contains species suitable for seasonally wet soils and is based
on the grassland of traditional water meadows
J. Mown Grass Dry Swale - grass species tolerant of wet soil and
standing water in winter months but provides amenity space during
drier months.
I I I J
1.0
0.5
J F M A M J J A S O N D
9.0 Sustainability
AHMM / 15% frame, SAP default of 0.64 g-value. Sustainable Urban Design:
Sustainability is an integral part of good architecture Entrance doors U-value: 1.4W/m.k Sustainability and environmental performance are key
and Allford Hall Monaghan Morris works hard to make Airtightness: 2.5 m/m@50Pa drivers of the scheme design. A primary aim of the
the best use of the opportunities presented by each Thermal bridging: Y-value < 0.04W/m.k development proposals is that the scheme should
project. make a positive contribution to the locality in which it
In addition to this, the incorporation of measures such is situated, and demonstrate exemplary sustainability
Design development is supported by our bespoke as high efficiency gas boilers and mechanical ventilation credentials.
Sustainability Toolkit which offers stage-by-stage with heat recovery, results in the proposed scheme
analysis and support to all of our project teams. design achieving an improvement of approximately Measures within the design to achieve this include:
Organised into three broad categories - Carbon and 33.27% over Part L1A requirements.
Energy, People and Ecology - the toolkit is used to A housing density that makes efficient use of the
explore opportunities, track development and drive Low & Zero Carbon Generation: site, and a detailed design that includes adaptable
innovation from inception to post-completion. The development will meet Bristol City Councils buildings and spaces to allow the community to
requirement for on-site renewable energy generation develop and thrive over time.
HAB to achieve a further 20% reduction in residual CO2 Integrated green infrastructure, including wildlife
HAB is recognised as a leader in sustainable emissions, following the incorporation of energy corridors and ecological features throughout the
development, favouring a fabric-first approach to efficiency measures. site, providing a legible and easy connection for
construction with a focus on biodiversity, edible residents to the landscape, to promote interaction
landscapes and sustainable drainage. Adopting an Whilst this will be conditioned, we propose to achieve with the environment and improve health and
intelligent, balanced, holistic approach in line with One this requirement through the incorporation of solar wellbeing.
Planet Living principles HAB are committed to ensuring photovoltaic generation within the scheme utilising a An energy efficient external lighting design, in Edible Landscape and Opportunities for Local
that their homes are economic and efficient to run. Building Integrated Solar Panel system. accordance with the ILE Guidance Notes for the Food Production:
Reduction of Obtrusive Light, that limits both light Edible landscapes and food production have been
HAB set out to use materials and products which The scheme design includes approximately 83kWp spill into adjacent areas and any adverse impacts on incorporated into the scheme where possible. The
have low environmental impact and they also need of solar PV across the site, resulting in an additional the ecological features within the scheme design; Green Lane is conceived as a foraging route for wildlife
to be affordable, durable, readily available and easy CO2 emission reduction of 20.5% over those already ensuring the design thoroughly considers the safety and humans with a variety of edible elements including:
to maintain. On all HAB schemes water management achieved through improved fabric performance and and security of residents, whilst also remaining
through porous paving, swales and the like are viewed energy efficiency measures. environmentally sensitive. The promotion of sustainable transport through the
as fundamental, not only practically and environmentally The promotion of sustainable transport through the incorporation of dedicated and communal
but also in terms of aesthetics and amenity space. We also propose to investigate funding mechanisms incorporation of dedicated and communal cycle Opportunities for community vegetable growing
in the hope that PV generation can be rolled out more storage facilities for all (including visitors), and an on within the communal wildlife garden.
Energy - Fabric First: widely across the scheme. Where this is possible site traffic design that encourages residents to walk Climbing plants including grapes and beans to
The building fabric of all houses is designed to and financial constraints allow, we will also carry out or cycle (for example including a proposed 20mph elevations facing Green Lane
meet the performance requirements of Code for feasibility studies regarding the potential to include speed limit around the site); but also leveraging the Edible tree planting
Sustainable Homes level 4, which in itself represents communal battery storage as part of a micro-grid, to proximity of the site to local transport hubs, facilities Edible hedges
a 19% improvement over the requirements of Building further reduce the energy bills of residents. and amenities.
Regulation Part L1A. The implementation of a car club facility for Houses with balconies overlooking Green Lane will be
residents, to provide access to shared vehicles for fitted with window boxes giving residents opportunities
Through a fabric first approach to energy efficiency, the their use, thereby reducing the need for ownership to grow their own vegetables and herbs.
design parameters for the scheme include significantly of a second car and a more considered approach to
improved u-values for external walls, triple glazed the use of private vehicles. Opportunities for foraging and food production across
windows, reduced thermal bridging through building Provision of electric car charging points for 20% of the site include:
elements, and a reduced design air permeability rate. all onsite car parking spaces, to promote the use
of electric vehicles and reduce carbon emissions Edible hedgerows
The design parameters for the scheme comprise: associated with private vehicle ownership. Edible tree planting
Ground Floor U-value: 0.13W/m.k The considered provision of waste and recycling Opportunities for community vegetable growing
External Walls U-value: 0.15W/m.k facilities for all residents, in accordance with BCC within the Communal Wildlife Garden and on the
Roof U-value: 0.11W/m.k guidance, to facilitate a tidy and attractive setting in area of green space by the junction of Dunmail
Glazing: Average U-value of 0.88W/m.k, 85% glass Sample Sustainability Rose Diagram
occupation and promote increased recycling rates. Road and Cross Street
HAB 54 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

through features including holes in garden fences to
facilitate wildlife movement across the site.
Bat and bird boxes and bricks will be provided

throughout the site, along with bug boxes in street
furniture, to provide safe habitat and refuge for a variety
of species. This is complemented by a sensitive external
lighting strategy to minimise impacts to wildlife, whilst
providing a safe night-time environment for residents.
Additionally, wildflower roofs will be provided to bin

stores and communal bike stores, directly responding to
Bristol City Councils desire to minimise impacts relating
to the potential loss of open mosaic habitat on site as a
result of the development.
Materials and Construction: Drainage:
The construction industry accounts for a very The development will be served by a drainage system
Full details of the ecological features incorporated into
significant proportion of national annual CO2 emissions, designed in accordance with SUDS guidelines and
the scheme are presented in the landscape reports
particularly in the manufacture of cement products and CIRIA best practice principles, incorporating features
produced by Clifton Emery Design, and in particular
bricks. to intercept, treat, store and control surface water
drawing reference 160212 SK 005-2.
generated onsite, as well as providing landscaping
Ecology:
It is our intention to significantly limit the embodied amenity benefits to residents.
The incorporation of features to protect and
carbon within the development, to ensure that the
enhance the ecological diversity of the site has been
scheme engenders high environmental performance The drainage design results in no increased runoff from
a fundamental driver in the design development
throughout design, construction and occupation. the site post-development, restricting runoff rates to the
process; in order to provide residents with access and
existing greenfield site parameters, whilst also including
connection to the green spaces, and to meet Bristol
It is our intention to use a prefabricated timber cassette a 20% allowance for climate change. This results in
City Councils requirements and aspirations for the
system, similar to the Kingspan system pictured in better pollution control and no increased threat of
development.
AHMMs William Street Quarter project. By using flooding, in an area of already low flood risk.
timber, CO2 has been sequestered in to the building
The landscaping design follows garden suburb
material, rather than released through its manufacture, The drainage strategy includes:
principles, to strengthen connections across the
significantly reducing the embodied carbon emissions Permeable paving to parking areas.
site, complement the wider ecological network in the
within the building fabric. Swales and rain gardens throughout the site provide
area, and to provide a safe and legible environmental
surface water attenuation.
landscape for residents.
Additionally, offsite factory production reduces onsite Below-ground attenuation for large precipitation
manipulation and alteration, thereby resulting in a events - including oversized pipes and geocellular
Existing ecological features are to be retained, including
considerable reduction in waste generation during the storage.
mature broadleaf woodland and hedgerows, which are
construction phase. This is complemented by efficient
to be fully protected from impact and root zone damage
use of resources for example, existing hardstanding Surface runoff is routed away from high risk areas
during the construction works. This, along with the
will be crushed and reused, where suitable, to form road towards the swales and rain gardens, providing
additional planting of large native tree and pollinator-
bases. additional habitat and ecological enhancement.
friendly species, will result in a net overall ecological gain
on the site. Soft landscaping areas are maximised, not
Through the specification of materials and details Finally, gravity collectors are specified to appropriately
only to provide habitat and ecological enhancement, but
which require low maintenance during occupation, control flows to the existing off site surface water sewer
also to tie into the SUDS strategy for the scheme.
replacement intervals are extended and waste network.
generation associated with building maintenance and
A wildlife corridor will be created through the centre of
upkeep is also minimised. NOTE: Flood Risk Assessment & Drainage Strategy for
the site, along Green Lane, to include refuge creation
the development, produced by ARUP.
and improved foraging routes. As an example, the
design supports Avon Wildlife Trusts hedgehog appeal

10.0 Accessibility
Masterplan and public realm
The proposal seeks to achieve best practice for

inclusive access so as to meet the access needs of all
visitors and residents.
The developments sees a pragmatic, strategic

approach taken with regard to inclusive access.
Mandatory standards as well as Building Regulation
Approved Documents Part M have informed this
process.
The key provisions are summarised as:
Step free access to all buildings on site.

Gentle gradients.
Solid surfaces suitable for wheelchairs and mobility
aids.
Clear, legible street layouts with distinctive houses at
corners
Parking & drop-off points in immediate vicinity of all
buildings.
High number of adaptable Part M4 Category 2 units
provided throughout development.
Landscaping, material finishes and way-finding
developed to assist the visually impaired.
Public routes through masterplan will integrate and
enhance existing public routes.
15% of dwellings are designed to be easily
adaptable to comply with wheelchair housing
standards. relate to differing levels of accessibility: Categories 1, Part M4 category 1: Visitable dwellings (48%)
48% of dwellings are visitable dwellings as defined 2 & 3. While all buildings must meet the requirements
of Category 1, it is for the planning authority to decide Part M4 Category 2: Accessible and adaptable dwellings (15%)
in Part M4 Category 2.
Dwellings have generous hallways, good levels of which dwellings must also comply with categories 2 Part M4 Category 3: Wheelchair user dwellings (2%)
daylighting and lots of storage. (Accessible and adaptable dwellings) and 3 (wheelchair
Level areas in all gardens. user dwellings).
Homes Bristol Local Plan Policy DM4 requires that 2% of

Following the governments Housing Standards dwellings in new developments of 50 dwellings or
Review of 2015, standards for the design of wheelchair more be wheelchair accessible - that is, compliant with
accessible dwellings were removed from planning Approved Document M4(3) Category 3.
control and included in a significantly revised and
expanded Approved Document M: Access to and Use As the development includes 161 new dwellings in total,
of Buildings. 2% = 3 dwellings.
All buildings in this development have been designed to These dwellings are provided at the ground floor of the
comply with the requirements of Approved Document apartment buildings on North Street.
M. This document now contains three standards that
11.0 Public Art Strategy
We will be submitting a detailed public arts proposal as Temporary Artworks

part of a Reserved Matters application. We intend to We will be seeking ideas from local artists for ways
appoint an artist to work closely with the design team to use the hoardings as a canvass for a narrative-
to reinforce and enrich the overall intention to deliver a based work which relates to the site, the project,
scheme which reflects the life, identity and aspirations the neighbourhood and the community. Examples of
of a particular place or community in accordance with previous commissions by the client team includes The
the aspirations set out in The Bristol Public Art Strategy. Cowley Portrait by Oxford-based photographer Giles
We envisage a dual strategy encompassing temporary Davies for a HabOakus housing project on Cowley
artwork on the site hoardings during the construction Road in Oxford and Who Lives In A Field Like This?
phase and permanent artworks that form an integral by young Bristol artist Amber Elise for a HAB Housing
part of the overall scheme design. project in Kings Worthy, Hampshire.
Permanent Public Art

We intend to work with an artist to anchor the project
within its context and re-enforce the schemes identity
and presence within the neighbourhood.
The project architects, AHMM, have a strong track

record of working with a wide range of artists and are
renowned for an approach which exploits the potential
of public art to improve legibility and movement and
create a strong sense of place.
The Cowley Project Who Lives in a Field Like This?
Portraitist Giles Davies invited local residents to be Currently on site, this 50-home edge-of-village The projects above are a selection of examples from
photographed holding one of their most treasured development protects and creates habitats for wildlife AHMMs twenty year collaboration with the artist Morag
possessions. Each portrait was presented alongside a with bat boxes, bee bricks, a swift tower and new Myerscough. Their joint art/architecture projects have
snippet of text about the subjects chosen object giving parkland and wildflower meadow. Bristol artist Amber won numerous awards including the most recent Stirling
an insight into the diversity of the local community. The Elise was commissioned to create artworks to engage Prize.
project proved very popular, especially with people and educate residents particularly pupils from the
waiting at the adjacent bus stop. The portraits formed nearby primary school who have shown a keen interest
the basis for an on-line archive which can be viewed at in the project - about the variety of the wildlife on site.
http://www.gilesdaviesart.com/p/cowley-portrait_12.
htm

11.1 Substation Strategy
For this project, we have identified the site of the Visibility and Navigation:
existing sub-station in the south-east corner of the site As shown on the site plan below the sub-station
as an appropriate place for a high-profile artwork. The occupies an extremely prominent position on the
sub-station stands at the most prominent point of the crossroads at the junction between Lanercost Road
site, on the junction of Lanercost Road and Dunmail and Dunmail Road, offering an opportunity to create a
Road. It is prohibitively expensive to move, but could high-profile art-work that acts as a marker for the new
be clad or concealed offering a highly-visible canvas for development but also a prominent way-marker and a
creativity. key part of the identity to of the wider neighbourhood.
The sketch below shows the boundary of the existing Materiality and Approach:
01. Sculptural object
development site (outlined in red) and area of land The treatment and approach will be highly contextual, Reflections
associated with the sub-station which is currently drawing on colours, textures and references appropriate
owned by WPD (outlined in blue) within the content of to the project and the local area. It may focus on
our proposed landscape strategy. Following discussions pattern, colour and texture as exemplified by NORDs
with WPD we plan to purchase this land and to work approach to the Olympic sub-station (right) and Caruso
up proposals for an art work which complies will all St Johns Museum of Childhood (right).
regulations with regard to access, visibility and safety. Primary Substation 2012 Olympics - NORD
The artwork will be owned, managed and maintained by Artist Selection and Inclusivity:
the ManCo. A key objective of the Bristol Public Art Strategy is to
promote the value of research and consultation as an
integral element within public art projects.
Section 4:3:6 of the Neighbourhood Arts Strategy 02. Landscaped meets sculpture
compiled by the Arts Development Unit of Bristol Privet hedges and dog walkers
City Council states that arts development can give
the opportunity for accessible, inclusive, outreach
programmes to enable public engagement with the
arts on the margins rather than in mainstream or
more established locations and that collaborative
relationships between artists and local people can
provide a relevant framework and starting point
Substation - Existing Condition to generate access and achievement in the arts
for all people a key objective of the 2008 project Museum of Childhood - Caruso St John
Neighbourhoods of Culture.
03. Abstract Form
In selecting an artist(s) we will establish criteria A love/hate object
to assess: their understanding and awareness of
different kinds of community consultation; their ability
oa
d to communicate with different kinds of people; their
tR
os
n er
cr interest in collaborative design and planning and their
La
Dun
mail interest/expertise in using site-specific research to
Roa
d
inform their work.
We will work with the Bristol arts community to identify

artists who are at an early career stage and/or from a
community which has traditionally been excluded from
Ownership boundaries public art and who have an interest in working with or 04. The Place Maker Old Vinyl Factory Graphics - Studio Myerscough
in dialogue with local residents or community groups. Way-finding icon/branding device

12.0 Refuse storage and collection strategy
At AHMMs Anne Mews housing the refuse store is behind the

coloured door on the left hand side of the front door.
Refuse storage and collection has been a key driver Green Lane Cross Street East Street
of the entrances and front gardens of the housing at Refuse store in covered full height cupboard in porch Refuse store in covered full height cupboard in lobby Refuse store in external enclosure in front garden
Dunmail. We have observed other local schemes where
refuse storage has not been considered and seen
the untidy results, and also taken advice from Bristol
Community Housing Foundation about what works for
them in their communal refuse stores.
Houses have individual refuse stores close to the front

door. The householder places their bins out onto the
pavement for collection on collection day.
Apartment buildings have shared refuse stores which

are emptied by the refuse collection service.
Refuse stores have been designed with reference to

the BCC guidance document Waste and Recycling:
Collection and Storage Facilities (2010)

12.1 Refuse collection routes for collection operatives
Communal bin store and non-kerbside collection

Apartments typically have external bin stores, which
will be carefully integrated into the landscape and
covered with a wildflower green roof. They are as close
as possible to the carriageway, whilst sitting behind
the building line so as not to be unduly dominant in the
street scene.
The residents of the houses to the east side of the

Green Lane will place their bins out on the pavement in
front of their houses as the distance to the carriageway
is within the BCC guidance for collection by their
operatives (15m).

13.0 Cycle parking
13.1 Porch cycle storage
Similar hanging cycle storage in the porch was used at the Triangle.
Allowing cycling to be naturally incorporated into the Vertical cycle stand House Types G2 and P3 House Type P4
fabric of everyday life is a key aim of the development. We expect the specification of the cycle stand to be a Two cycle hanging spaces within the porch. Locking Three cycle spaces are provided for these larger
Part of this is ensuring that cycle storage is easy and planning condition. An example of a vertical cycle stand points are provided for security. houses.
convenient. We have provided a minimum of two is the Falco Falcomat, with a gas-strut assisted arm that
spaces for all dwellings in the development, with three aids the user in lifting the wheel onto the wall (pictured The hooks are minimally sized and allow the space
for the larger houses. This is considerably more than here at the AHMM offices in London). within the porch to be used to store prams, etc. if cycle
BCCs requirements. storage is not required.
The cycle storage provided depends on the dwelling

types and location in the masterplan:
Vertically hung within the porch (types G2, P3 and

P4)
In secure external stores (house types M2, M3 and
apartments), in angled cycle stands

13.2 Non-porch cycle storage
1. External communal shelter

External shelters are used for apartments and for the
mews houses that do not have rear access. There
are two general types: Large, walk-in shelters for the
apartment buildings, and small cupboard-type stores
accessed directly from the street for the mews houses. 1
The large shelters are screened and made secure with

the same galvanised steel grating used on the house 2
porches. This will allow daylight into the store and allow 1
views in and out, to encourage casual surveillance. The
1
stores will be lit (specification to be agreed) and secured
with access only to residents. 1 Sketch elevation of small communal store showing timber boarded
doors opening onto street and aligned with garden boundary wall
All external communal shelters have been designed 1
1 1
around the Odoni Type-9 secure rack, which is easy to
use but takes up a tiny fraction of the space of Sheffield
stands.
1
External shelters will have wildflower green roofs.
3 1
1
1
Street cycle store with wildflower roof and galvanised steel sides
(Green Roof Shelters.co.uk)
2. Internal communal shelter 1 In communal external shelter
For the small PRS block with only five apartments, the 2 In communal internal shelter
cycle store is internal and accessed off the ground floor
communal hallway. 3 In back garden cycle storage unit
3. Back garden cycle storage unit

Where mews houses have rear access, space for two
cycles is provided in a secure lockable cycle shelter.
Large communal shelter

Garden cycle store

14.0 Meters
AHMMs Anne Mews housing in Barking, London. The meter

cupboards are tucked unobtrusively into the wall in the lobby
We have been careful to design the entrances to the G2 M2 & M3 P3 & P4

houses and apartments to include space for meter Meter cupboards behind cycle store in porch Meter cupboards on wall within lobby Meter cupboards behind cycles in porch
cupboards so that they do not appear on the front
elevation where they can be unsightly.
The meter cupboards are placed within the porch or

lobby of the houses, and underneath the stairs in the
communal hallways of the apartments.
TV aerials and cables, gas pipes, water pipes, etc. will

be concealed within the buildings.

15.0 Appendix
15.1 Statement of Community Involvement - HAB
Background and purpose
This statement summarises the way that community involvement was secured during the
Redevelopment of the Former Dunmail School Site,
development of the Dunmail School redevelopment proposals prior to submission of the
Southmead planning application. Most engagement took place during the period November 2015 to
August 2016.
Community Involvement Statement
Part A Engaging the Community sets out the type of activities undertaken, where and
with whom.
September 2016
Part B Responding to the feedback sets out the key issues identified through the different
consultation channels and a summary of how the masterplan and development proposals
have responded to the issues that were raised.
We understand that our approach fully complies with the Guidelines for Pre-Application
Community Involvement (July 2016) as well as Bristol City Councils Statement of
Community Involvement Ground Rules.
Part A - Engaging the community
Working with BS10 Parks and Planning
BS10 Parks and Planning Group have extensively supported the team to test ideas, develop
our proposals and effectively acted as a community steering group to influence the
development of the scheme. We have attended their meetings on a bi-monthly basis where
they have guided our approach, challenged early designs, helped shape the consultation
process and ensure it fits with the wider Southmead Community Plan objectives
(particularly the development of the wider Southmead Housing Needs Assessment). We
hope that the team will be happy to continue to work with us post-planning and through the
development phase on this basis particularly ensuring the community connections and
wider community benefit are delivered.
Community Groups and Organisations
During the pre-application and design phase (November 2015 to August 2016), members of
the team met with the following groups and organisations. Their views and opinions helped
the team gain a fuller understanding of the local area and respond to community based
issues and objectives.
The groups included:
Avon Wildlife Trust

Friends of Elderberry Walk
Friends of Baddock Woods
Lanercost Centre
Southmead Adventure Playground events. The display boards were also taking to key meetings such as the Over 50s Forum
Southmead Employment Group and Southmead Historical Society
Southmead Development Trust AGM and Board Meeting
A summary of the feedback received at the drop-in consultation events is set out in
Southmead Historical Society
Appendix A.
Southmead Neighbourhood Forum and Neighbourhood Partnership
Southmead Over 50s We collated 100 responses to our survey.
Southmead Steering Group
74 replied broadly supported the ideas
Southmead Wellbeing Group
Working in Southmead for Health (WISH) 15 replies to say not sure at this stage
In addition, initial meetings have been held with local schools in the area to lead the way for 11 replies say they dont think the proposals were a good idea
further engagement and a specific young persons engagement project on Autumn 2016.
Meetings with Local Councillors
Briefings were held with local councillors (Cllr Brenda Massey and Cllr Jenny Smith). Cllr
Mark Weston is on the BS10 Parks and Planning Group and has taken part in debates
through this mechanism. Both Cllr Helen Godwin and Brenda Massey took part in the wider
public consultation during May / June 2016, following their election to office earlier that
month.
Door knocking
All properties in the streets neighbouring the site were door knocked by a member of the
team. Team members completed questionnaires with neighbours and encouraged their
attendance at the wider public consultation events later that week.
Local lettings and sales protocol workshops
Drop-in community consultation events
The extent that people with a connection to Southmead (living, working or family) would be
Local community members were
able to access the new homes on the site was a key issue that emerged during the
invited to drop-in to a community
consultation process. We therefore held 2 x2 hour workshops with key stakeholders (eg.
event on the site (Fri 13th May) and
BCC allocations team) and members of the local community. The objective of the workshops
at the SCART shop, Arnside
was to identify the key issues and agree the principles behind a local lettings and sales
(Saturday 14th May). A series of
protocol. A draft version of the resulting policy document is currently being considered for
display boards and questionnaire
adoption by Bristol City Council Housing Department.
were available at both events. The
event held on-site also had more of Southmead Festival (July 2016)
a mini-community festival feel with
a community play, childrens The team manned a Dunmail stall at the Southmead Community Festival on 9th July. The
entertainment, face painting and a stall provided the opportunity for you said, we did feedback on the consultation responses
discussion on greening received and how these had been addressed through the changes in the scheme design. We
Southmeads streets were also available. The events were well attended and over 200 local collected a further 15 surveys from this event.
people provided their views. Copies of the display boards were left on display at the local
library, The Greenway Centre, Lanercost Centre Caf and the SCART shop following the 65 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
Part B - Responding to the feedback
Wider press and PR
We really appreciated the level of engagement and feedback that the community of Southmead have provided throughout the design process.
We were keen to widely promote the community consultation events locally but also reach However, the feedback is only worthwhile if the development team are able to effectively respond to the issues received. The following table
sets out a summary of the main consultation areas raised and our response to addressing the issues raised.
a much wider Bristol audience through web feedback. In order to help us achieve this, we
Topic Area Issues raised Response
used the following channels:
Housing Mix of homes to reflect local Local Housing Needs Assessment completed for Southmead. The type of homes
Flyer in The Mead Newsletter housing need particularly being developed aims to deliver the type of homes needed locally, as far as
smaller downsizers and family financially possible. This includes some smaller units and some family
Local Facebook Pages accommodation accommodation.
Evening Post Articles Mix of tenures Mixed tenure scheme proposed.
Bristol 24/7 Articles New homes are often too small All homes meet Nationally Described Space Standards.
Ujima Radio 98FM People with local connection to Local Lettings Plan and Local Sales Protocols developed and agreed by stakeholder
Local notice boards get priority access to new workshops. Draft Local Lettings Plan currently being considered by BCC Housing
homes Team.
The WISH e-bulletin
Management of rented homes United Communities will manage their own stock (52 homes) and all the Ethical
Private Rental Homes (41 homes).
Pepperpot tenures across site Each street contains a mix of tenures. Individual blocks are retained as single tenure
to improve effectiveness of housing management.
Prevent buy to let purchasers Although not possible to achieve this through legal mechanisms, buy-to-let will be
from buying open market discouraged through the marketing of the scheme and the custom build approach
homes being taken.
Include wheelchair accessible 3 fully accessible homes are proposed.

housing
Design and Layout Concern regarding height of Blocks reduced to 3 storeys in height.
buildings at 4 storeys in blocks
fronting Elderberry Walk
Concern regarding Grand Simple architectural style taking lead from surrounding materials palette.
Design and fit with
neighbourhood
How will you get furniture is odd Furniture layouts provided for all homes to conform liveability.
shaped apartments / houses
Concern regarding stability of Full grounds condition survey undertaken. No concerns identified.
ground for development
Drainage for scheme needs to Full grounds condition survey undertaken. Drainage strategy including SUDS
be carefully considered as parts submitted as part of the planning application.
of site often get soggy
Concern regarding impact of All options to relocate the substation were fully considered but concluded not
being unable to move financially viable. It is therefore proposed as the focus of the public art strategy and
substation will become a key feature of the scheme
Energy efficiency Energy efficiency and cost of All homes design to CSH Level 4 equivalent. Further work being undertaken to
running the homes is important assess the potential of improving the environmental performance of the affordable
homes is ongoing.
Transport and access Retain footpath route alongside Provision to walk through the scheme to Elderberry Walk along this route is
Lanercost centre boundary retained. Please note this is not a PROW.
66 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS 7

Ensure capacity on road Full Transport Assessment considering capacity of road network is submitted with through CIL payment
network for additional journeys the planning application.
created Secure local training and Refer to employment and training commitment which sets out our pledges for
employment opportunities helping to secure local opportunities as part of the development.
Parking for homes to be Sufficient parking (on-street and on-plot) is provided within the scheme layout. The
provided within the scheme parking will be allocated to each home to prevent competition for parking spaces
(not on the adjacent roads) and fair allocation across the scheme. Ensure marketing refers to Scheme has been and will continue to marketed as being located in Southmead.
neighbourhood as Southmead
External areas All apartments to have Balconies included in design of apartments not estate agent boundaries
balconies
All houses to have private All houses have private gardens included
gardens Summary and conclusion
In summary, we have worked extensively to secure significant community

Concern regarding maintenance Due to longer term interest in scheme, we also have imperative to ensure effective
of communal spaces management of communal spaces. Longer term management costs considered as comment and feedback prior to the submission of the planning application.
part of design process and running options appraisal on most effective way to We received a very high level of positive comments and feedback with areas
achieve this internally, external management company or community based for improvement from a large part of the Southmead Community. We hope
options. that this level of feedback and joint working will have identified any
significant issues and given us the opportunity to work through them with
Concern communal triangles Exclude from final design with individual gardens being extended into the space.
stakeholders as the design developed.
will not be used or become anti-
social behaviour hot spots Beyond the planning application stage, we will seek ongoing engagement
Green Street concept well Green Street concept retained and developed to final proposals with local residents and the wider community. We are committed to working
supported in a co-operative manner to address any concerns and maximise the positive
impact of the redevelopment of the Dunmail School site.
Local food production Opportunities for food growing in communal areas will be promoted across the
opportunities should be site.
exploited
Relationship with Strong relationship required Key design consideration and objective through development of masterplan.
10
8
Elderberry Walk between scheme and park Routes to Elderberry Walk (particularly Green Street) help maintain and further this
including overlooking to prevent relationship. Blocks facing Elderberry Walk secure overlooking.
antisocial behaviour
Impact upon wildlife corridors Wildlife corridors identified and mitigation measures put in place to minimise any
impact upon existing wildlife corridors (particularly for bats). Please refer to habitat
survey for further information.
Preserve ancient hedgerow as Hedgerow retained and proposals to more effectively manage.
key feature
Retain site as community The site is an allocated housing site therefore this is not possible
accessible greenspace or
community farm
Community facilities Priority community benefits to

and benefits comprise : Included
Childrens play Included
Football posts Provision made to include with on-going proposals
Noticeboard and
Elderberry Walk Included
interpretation board Existing post box identified in close proximity
Bat / bird boxes
Post box Teachers names collected during community consultation to discuss with BCC
street naming at appropriate time.
Street to be named after
teachers from the Dunmail
School
Schools are oversubscribed School capacity checked and confirmed as having sufficient places to accommodate
the potential additional children. Contribution to education provision to be made
9 67 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

Appendix A
ormation BoardsBOARDS
INFORMATION fromFROM
Community Drop-in
COMMUNITY DROP IN:

INFORMATION BOARDS FROM COMMUNITY DROP IN:










Appendix B
Results of Community Drop-in Questionnaire
100 surveys were completed as follows:
74 replied broadly supported the idea | 15 replies to say not sure at this stage | 11 replies say they dont think the proposals were a good idea
22
80 23
I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
15.2 Employment & Training Commitment
This employment and training commitment sets out b) End-user phase of the development:
our pledges for activity at the development and to a
lesser extent, end-user stage of the redevelopment of As a housing development, there are very limited
the former Dunmail School site in Southmead. It offers end-user opportunities for local labour and training.
a range of employment, skills and training measures However, we pledge to:
to ensure that local people can better access job and Develop a series of More Than workshops for
training opportunities arising from the new development. tenants moving into new homes on the scheme -
providing advice on managing money and getting
a) During the Construction phase we will: into work.
Offer Into Work support for all United Communities
Aim to purchase locally by targeting local suppliers tenants living in the area through dedicated
and social enterprises. We estimate 50% of our employment and training support service.
procurement will be from Bristol and 90% West of
England (defined by value of contracts). Monitoring
Hold a meet the buyer event to target local We will monitor progress against our employment and
contractors and promote this through local channels training commitments and report progress to Bristol City
such as newsletters, Facebook group etc. Council on a quarterly basis.
Review current apprenticeships and training
providers within the Southmead area to co-ordinate The lead contact for monitoring will be:
activity and target gaps in provision. Chris Roach
Establish an apprenticeship target of 15 apprentices Commercial Manager
working on-site across all construction trades 0117 403 0715
Advertise all direct vacancies locally and encourage chris@habhousing.co.uk
sub-contractors to also do this.
Work with BCCs Employment, Skills & Learning
Team to support their endeavours to encourage Further opportunities:
local employment and training opportunities for
example, attendance at local jobs fairs. As a responsible developer and local delivery partner,
we will continue to seek new opportunities to support
In addition we will also seek longer term benefits by: wider employment and training initiatives within
the local community. A successful example of this
Working with local young peoples organisations (the activity elsewhere is the Gainsborough Square project
two local secondary schools Orchard school and supporting the establishment of the Working Lockleaze
Henbury school alongside The Ranch Youth Club partnership and assisting 400 local people to access
and Southmead Youth Club) to offer awareness training or employment.
raising talks, site visits and work experience.
Involving young people in all consultation / We will continue to work in partnership with the
community cohesion events and tailor the activity Southmead Development Trust, the BS10 Parks and
we are running accordingly to make the most of Planning Group and other locally community groups
their engagement. to assist in delivering the employment and training
Working with Avon Wildlife Trust to offer training and outcomes within the Vision for Southmead community
support around community ownership of green plan. We will ensure local representation in the
spaces (throughout the construction phase and development of a Work Zone for Bristol and assist the
beyond) through the national lottery funded Natural community in taking advantage of any opportunities this
Estates programme. may offer.

15.3 Buildings for Life
Building for Life 12 Assessment
Category Criteria Rating Summary Notes

(Red,
Amber
or
Green)
Integrating into 1) Connections Creating connections with the existing Southmead community is a key objective of
the Does the scheme integrate into its surroundings by the team both encouraging new residents at the scheme into the community and
neighbourhood reinforcing existing connections and creating new ones, the existing community into the new scheme.
while also respecting existing buildings and land uses
around the development site? The key physical connection is the pedestrian / cycle route between Elderberry Walk
Open Space / Lanercost Road - the importance of this route led to the creation of
the Green Street. The scale of the buildings on the surrounding residential streets
has also driven the lower density homes at the edge of the scheme.
The way the scheme is perceived and connected locally is also an important part of
this approach for example, we have undertaken an extensive community
engagement approach through the preparation of the planning application, all sales
and marketing literature will clearly refer to the scheme being located in Southmead
and a full programme of community cohesion events will be run through the early
phases of the development.
2) Facilities and services The development comprises of residential uses only. It is located in close proximity
Does the development provide (or is it close to) community to essential community services such as shops (Arnside and new facility at Pen Park
facilities, such as shops, schools, workplaces, parks, play Road), health (Southmead Family Practice and Southmead Hospital), schools
areas, pubs or cafes ? (primary and secondary with capacity), workplaces (including Southmead hospital
and the Northern Fringe employers) and to a lesser extent, a small number of public
houses / cafs (including the Greenway Community Centre cafe). The adjacent
Lanercost centre caf are keen to encourage local patronage and the facility will be
promoted to the new community.
The site is bounded by the Elderberry Walk Open Space with considerable care
taken to ensure the design enhances the open space particularly informal
management and surveillance opportunities. Proposals include informal play within
the Green Street and into the parkland area.
3) Public transport The site will well served by a fairly strong bus network, particularly enhanced due to
Does the scheme have good access to public transport to the sites proximity to Southmead hospital. We are also seeking to promote the use
help reduce car dependency? of a car club on-site to reduce reliance on private car use.
4) Meeting local housing requirements We have worked with the local community to undertake a housing needs
Does the development have a mix of housing types and assessment - a key objective of the Southmead Community Plan. The application
tenures that suit local requirements? then responds to the identified community needs in unit and tenure type, as far as
financially possible (including working with Southmead Development Trust to
explore the feasibility of the organisation taking a share in the ownership of a
number of the homes at the scheme). Working in partnership with the local
community, we have also developed a Local Lettings and Sales protocol which sets
out how residents with a local connection will get preference in lettings or purchase
at the scheme.
Creating a place 5) Character The simplicity of the architecture with brick / render detailing quite clearly takes a
Does the scheme create a place with a locally inspired or design cue from the character of the locality. However, the scheme is clearly
otherwise distinctive character ? creating a new distinctive character in this part of Southmead. This character is
being defined by differing architectural features across the site, animation of the
street scene and significant landscaping features.
6) Working with the site and its context The scheme reflects the (sometimes surprising) changing topography across the site,
HAB Does the scheme take advantage of existing topography, the proximity and relationship with Elderberry Walk and wildlife corridors that lead 82 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS
landscape features (including water courses), wildlife from it. Retaining the existing trees and hedgerows to the northern part of the site
3) Public transport The site will well served by a fairly strong bus network, particularly enhanced due to
Does the scheme have good access to public transport to the sites proximity to Southmead hospital. We are also seeking to promote the use
help reduce car dependency? of a car club on-site to reduce reliance on private car use.
4) Meeting local housing requirements We have worked with the local community to undertake a housing needs
Does the development have a mix of housing types and assessment - a key objective of the Southmead Community Plan. The application
tenures that suit local requirements? then responds to the identified community needs in unit and tenure type, as far as
15.3 Buildings for Life financially possible (including working with Southmead Development Trust to
explore the feasibility of the organisation taking a share in the ownership of a
number of the homes at the scheme). Working in partnership with the local
community, we have also developed a Local Lettings and Sales protocol which sets
out how residents with a local connection will get preference in lettings or purchase
at the scheme.
Creating a place 5) Character The simplicity of the architecture with brick / render detailing quite clearly takes a
Does the scheme create a place with a locally inspired or design cue from the character of the locality. However, the scheme is clearly
otherwise distinctive character ? creating a new distinctive character in this part of Southmead. This character is
being defined by differing architectural features across the site, animation of the
street scene and significant landscaping features.
6) Working with the site and its context The scheme reflects the (sometimes surprising) changing topography across the site,
Does the scheme take advantage of existing topography, the proximity and relationship with Elderberry Walk and wildlife corridors that lead
landscape features (including water courses), wildlife from it. Retaining the existing trees and hedgerows to the northern part of the site
habitats, existing buildings, site orientation and has been a significant design consideration throughout the design phase alongside
microclimates? the opportunity and threat that comes from having to retain the sub-station in such
a prominent corner location.
7) Creating well defined streets and spaces Strong urban design principles were used to develop the original planning brief for
Are buildings designed and positioned with landscaping to the site. We feel that the resulting design has developed this to the next level of
define and enhance streets and spaces and are buildings detail and ensured that successful streets and spaces are created, buildings
designed to turn street corners well? effectively face and create opportunities to animate the street, individual buildings
corner well and there is an obvious hierarchy of street established.
8) Easy to find your way around The Green Street makes it particularly easy to navigate through and around the
Is the scheme designed to make it easy to find your way scheme. It helps set a clear hierarchy of routes for vehicles and pedestrians / cycles
around? with views and landmark buildings assisting in the legibility.
Street & home 9) Streets for all The streets are designed (width, legibility, materials and inclusion of
Are streets designed in a way that encourage low vehicle landscaping/parking bays) are designed to create a clear street hierarchy and
speeds and allow them to function as social spaces? encourage lower vehicle speeds.
The balance between access and opportunity for social spaces differs through the
scheme but in some areas (such as Green Street), there are very definite
opportunities and the balance is quite clearly tipped in this direction.
10) Car parking Sufficient resident and visitor parking is provided within the scheme through a
Is resident and visitor parking sufficient and well integrated mixture of on-plot and on-street parking provision. All homes will have allocated
so that it does not dominate the street? parking spaces within 35m (tbc) of their property.
Significant landscaping and street tree proposals break up the parking areas and
reduce their impact upon the street scene. However, the sheer number of parking
spaces required has led it to be a significant design consideration.
11) Public and private spaces A key feature of the scheme is the landscaped spaces public, private and
Will public and private spaces be clearly defined and communal. They define the character and set the scheme apart from other new
designed to be attractive, well managed and safe? housing schemes in the city.
United Communities have a longer term interest in the scheme either owning or
managing over 60% of all homes at Dunmail. It is therefore in our strong interest to
ensure effective management of the space over the longer term with costed options
(including in-house, facilities management companies or community options)
currently being appraised by the project team.
12) External storage and amenity space The scheme makes provision for refuse bins and recycling within external in-built
Is there adequate external storage space for bins and storage on-plot for houses and in external communal facilities for apartments. Cycle
recycling as well as vehicles and cycles? storage is also provided for in a similar, yet physically separate manner.

Affordable Housing Statement (Text to drop into DAS)
Affordable Housing Statement (Text to drop into DAS)
15.4 Affordable Housing Statement This statement identifies the provisions made within the development proposals for affordable
housing and ethical private rental homes at the Dunmail scheme.
This statement identifies the provisions made within the development proposals for affordable
housing and ethical private rental homes at the Dunmail scheme.
Affordable Homes
This statement identifies the provisions made within Ethical Private Rental Homes: Affordable Homes:
Affordable Homes
the development proposals for affordable housing and Ethical Private Rental Homes will be rented at a fair Tenure Dwelling Number of Bedrooms / GIA (m2) HCA Grant
ethical private rental homes at the Dunmail scheme. open market rent and will be subject to an ethical type Dwellings Persons Funded
Tenure Dwelling Number of Bedrooms / GIA (m2) HCA Grant
lettings charter. Compliance with this will offer tenants Affordable M2 5 2B4P 82 Yes
type Dwellings Persons Funded
Affordable House: a quality home for a longer term tenancy to enable Rent
Affordable P3
M2 9
5 3B5P
2B4P 100
82 Yes
Yes
The Affordable Rents are defined as per the Homes renters to stake a greater stake in their neighbourhood,
Rent C6 1 3B5P 100 Yes
and Communities Agency definition of 80% of market a professional repairs and management service and P3 9 3B5P 100 Yes
rent but capped at the current LHA levels to reflect certainty regarding potential rent increases. M2
C6 2
1 2B4P
3B5P 80
100 No
Yes
affordability. The location of these units is shown on AA (00)_P102. FB
M2 12
2 1B2P
2B4P 50
80 No
No
FB
FB 10
12 2B3P
1B2P 63
50 No
No
The Shared Ownership Properties will be offered at Ownership and Management:
FB
FB 2
10 2B3P (Fully
2B3P 63
63 No
No
a minimum 40% of open market purchase price with All ethical private rental homes at the Dunmail School Accessible)
the remaining rent charged at 2% of unsold equity. site will be owned by Bristol and Bath Regional Capital FB 2 2B3P (Fully 63 No
Total 41 Accessible)
The Homes and Communities Agency eligibility and (BBRC) and managed by Bristol Community Housing
affordability criteria will apply. Foundation, part of United Communities. We are also Total 41
currently working with Southmead Development Trust The Affordable Rents are defined as per the Homes and Communities Agency definition of 80% of
The affordable homes located across the site to provide to explore the potential of this community organisation The Shared
market rentOwnership
but cappedProperties will be
at the current LHAoffered at reflect
levels to a minimum 40% of open market purchase price
affordability.
The Affordable
with the remaining Rents arecharged
rent defined at
as 2%
per of
theunsold
Homesequity.
and Communities
The HomesAgency definition of Agency
and Communities 80% of
a mix of tenures on each street. The location of these taking a stake in the ownership of some of the ethical market rent
eligibility andbut capped atcriteria
affordability the current LHA levels to reflect affordability.
will apply.
units is shown on drawing AA (00)_P102. Each block private rental homes with BBRC.
of apartments is a single tenure to assist effective Tenure Dwelling Number of Bedrooms / Persons Size HCA Grant
The affordable type Dwellings (m2) FundedThe location
management and no more than 6 affordable apartments Tenure homes located across
Dwelling Numbertheofsite to provide a/mix
Bedrooms of tenures
Persons on each street.
Size HCA Grant
of these units
Shared is shown
C4 on XXXXX plan1 (add cross-ref). Each
2B4P block of apartments
84 is a single
Yes tenure to
are accessed off a single entrance/core. type Dwellings (m2) Funded
assist effective
Ownership management and no more than 6 affordable apartments are accessed off a single
Shared
entrance / core. G2
C4 1
1 2B4P
2B4P 81
84 Yes
Yes
Ownership and Management: Ownership P3
G2 3
1 3B5P
2B4P 100
81 Yes
Yes
All affordable housing at the Dunmail School site will be FD 3 1B2P 55 Yes
P3
Ownership and Management 3 3B5P 100 Yes
owned and managed by Bristol Community Housing
Foundation, part of United Communities. United All affordable housingFD
FDat the Dunmail 1 School site will 1B2P
3 1B2P
be owned and manged 50 by Bristol
55 YesCommunity
Yes
Housing Foundation, FDpart of United Communities.
2 United
2B3P Communities are
63 a lead partner
Yes in taking
Yes
Communities are a lead partner in taking forward the FD 1 1B2P 50
forward the whole development scheme rather than a registered provider purchasing affordable
whole development scheme rather than a registered Total
homes from a developer. 11
FD All affordable2 homes will be 2B3P 63
subject to a local lettings Yes
plan developed with
provider purchasing affordable homes from a developer. the Southmead Community.
Total A copy of
11 the draft policy is located in XXXXXX
All affordable homes will be subject to a local lettings
plan developed with the Southmead Community. Ethical Private Rental Homes:
Ethical Private Rental Homes
Tenure Dwelling type Number of Bedrooms / Size (m2)

Dwellings Persons
Ethical M2 7 2B4P 82
Private Rent
C5 1 2B4P 81
G2 4 2B4P 82
FA 1 2B4P (fully 92
accessible)
FA 2 2B3P 63
FA 2 1B2P 50
FB 12 2B3P 63
FB 12 1B2P 50
Total 41

Ethical Private Rental Homes will be rented at a fair open market rent and will be subject to an ethical
lettings charter. Compliance with this will offer tenants a quality home for a longer term tenancy to
15.5 BS10 - Letter of Support
The BS10 Parks and Planning is a volunteer led group

that has been established for a number of years and
is taking a leading role in ensuring residents are aware
of new planning developments and in facilitating the
means of consultations and information sharing.
The BS 120 Group work with all main planning

organisations and local representatives` e.g. local
councillors, Bristol City Planners, the Neighbourhood
Partnership and Forum as well as other Authorities
Planning Departments depending on the development
under consideration and its likely impact on the
Neighbourhood Partnership and wider areas.
United Communities have engaged with us right from

the time they were the preferred developer of the former
Dunmail School site (a site which we are more delighted
to see developed after such a long time).
We have had regular discussions and negotiations with

the whole team on a wide range of different issues that
have been raised throughout the public consultations,
they have listened to some of the issues that we were
not happy with (Four storey blocks of flats) and to their
credit taken on board the concerns raised.
We are happy to support this application and look

forward to further regular meetings with the teams
as the planning process evolves and hopefully works
begins.
Mike Murch Secretary BS10 Parks and Planning.

Dunmail DAS

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15105 Dunmail Housing

Design and Access Statement

Job Title: Dunmail Housing

Job number: 15105

Report title: Design Access Statement

Report number: R001

Date of issue: 14 September 2016

Purpose of issue: Planning

Compiled by: Thomas Bennell - AHMM Architects

Reviewed by: Cormac Farrelly - AHMM Architects

Date reviewed: 14 September

File name/location I:\AHMM Images\15105 Dunmail

Queen Charlotte House

T: 0117 978 6940

1.0 Introduction 4 8.0 Materials 38

5.0 Houses 28 13.0 Cycle parking 61

This Design and Access Statement supports the

The project is being delivered by Bristol Community

The application is for 161 dwellings across a range of

The application site in the Southmead context

AHMM 4 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

AHMM 5 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

The former Dunmail school site is located on the edge

The estate layout is typical of its era setting out

AHMM 6 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

1840s 1873-1888 1898-1903 1946 2015

The emerging context was typical of

Maps retrieved from know your place - Bristol www.maps.bristol.gov.uk 24/08/16

The site is an open field that slopes gently towards the

To shops at Arnside Road

AHMM 8 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

June 2015 September 2015 March - April 2016 July 2016

AHMM 9 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

Celebrate corners Work with the topography Simple house types

Customisation Materials Public Realm

AHMM 10 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

1. BCC spatial concept 2. Desire lines 3. Green Lane 4. Apartment edge

AHMM 11 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

The structure of the development has been informed

The design has been focussed around a Green Lane

This linear park will benefit the local community on a

In addition to the central green space, the streets E

A Green Lane - central wildlife and drainage corridor

Clifton Emery Design 12 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

The landscape masterplan comprises a number of key character

A green avenue lined with semi-mature native trees, and edged by

Green route adjacent to and overlooking the Lanercost centre.

6 Lanercost Road + Dunmail Road

A more formal approach has been taken to this edge, to ensure it

B Hedge planting to public realm

C Dry swale; grassed shallow depression, with varying seed mixes

G Shared surface treatment to carriageway

perspective location K Hedge planting to garden boundary section line

Key plan Indicative Plan NTS

Clifton Emery Design 14 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

Above : Artists impression of the Green Lane, looking north west

A green avenue lined with semi-mature native

perspective location D Pedestrian footpath

I Mixed native tree planting and grassland to Green Lane

Ornamental planting against proposed buildings Indicative Plan NTS D

Clifton Emery Design 16 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

Clifton Emery Design 17 I:\15105 Dunmail Housing\5.0 Reports\160825_DAS

The interface between the site and Elderberry

1.0 Introduction 4 8.0 Materials 38

5.0 Houses 28 13.0 Cycle parking 61