Vertical Strata, Frontages, Levels, and Constraints
The town centre framework concept is focused around creating a comprehensive mixed use sustainable environment. The typography of the site creates the opportunity for visual interest and multiple levels. At the heart of the concept the need for activities sited along pedestrian routes is of up-most importance to avoid the creation of introverted environments and no-go areas during hours of darkness. Access is conceived as inclusive, available to all, and clearly distinguished between public and private. A civic square that is singularly identifiable is placed within the centre and is linked to surrounding streets. At this level and above a mixture of tenures and uses are envisaged surmounted by residential at upper levels. Below the civic square larger single uses are located avoiding dominance and blank facades. Consideration should be given to micro-climate, proximity, privacy, use of roofs and roof treatments, upper level interest, direction of daylight and availability to sunlight within habitable rooms, aspect and overshadowing. Relationships to neighbouring development sites and existing building fabric uses should be considered and should only be exceeded for penthouse residential uses, roofscape and landmark building functions.
