Chapter 10. High Quality Design
10.1. The design of spaces and buildings significantly impacts how we experience places and the natural environment. Good design influences health, safety, inclusion, travel choices, cost of living, and quality of life. It also affects the environment through construction methods, local context integration, and addressing climate emergency demands.
10.2. The National Planning Policy Framework (NPPF) emphasises that creating high-quality places and buildings is essential in planning and development. Good design is a key aspect of sustainable development and helps make development acceptable to communities. Local Plan policy ensures well-designed proposals align with the NPPF and national design guidance.
10.3. The Local Plan includes site allocations to meet national housing targets. The design of development at these allocations is crucial to preserving valuable landscapes, especially in sensitive sites like National Landscapes or heritage assets. Design codes will guide future proposals, ensuring new development is resilient and well-integrated into the environment.
10.4. New development should provide a high standard of amenity for users. The quality of a home impacts health outcomes, and suitable size and layout are key. The Government’s nationally described space standard (NDSS)57 sets minimum standards for new dwellings. Local planning authorities may adopt the NDSS through local plan policies, subject to evidence of need and viability.
10.5. Recent evidence shows only 29% of new dwellings in East Devon meet the NDSS for gross internal floor area, with even fewer meeting other NDSS requirements.58 This may result in inadequate space for daily activities. The impact of adopting the NDSS will be assessed in the viability study accompanying the East Devon Local Plan 2020-40 to ensure the Plan's deliverability.
57 HOU-007 - Technical Housing Standards - Nationally Described Space Standards, https://eastdevon.gov.uk/media/yijhtay2/hou-006-technical-housing-standards-nationally-described-spacestandard.pdf
58 HOU-008 – Nationally Described Space Standards Evidence, https://eastdevon.gov.uk/media/3724804/lp2020_40_ndss-evidence1.pdf
Design and local distinctiveness
10.6. This policy ensures new development and refurbishment of existing buildings are of high-quality design and locally distinctive, aligning with local and national design guidance.
Strategic Policy DS01: Design and local distinctiveness
New development, including the refurbishment of existing buildings should be of a high quality design and locally distinctive. Proposals should clearly respond to local policy and guidance including Neighbourhood Plans and Design Guides / Briefs / Codes, whether adopted as Supplementary Planning Documents or promoted through other means. For proposals in the Blackdown Hills National Landscape, reference should be made to the Blackdown Hills AONB Design Guide For Houses; within the East Devon National Landscape, reference should be made to East Devon AONB Planning Guidance. Proposals should also be in accordance with the principles of the National Design Code and Building for a Healthy Life, and any other local design guidance.
The layout and design of building curtilages, roads, parking, pavings, open space, site furniture footpaths and boundary treatments should make a positive contribution to the street scene / public realm and the integration of the development with its surroundings and setting. Recycling and waste storage facilities should be in locations well related to collection points. Particular care will need to be given to boundary treatments that abut public or communal areas in order to avoid adverse impacts. Proposals will only be permitted where they:
A. Respect the key characteristics and special qualities of the area in which the development is proposed;
B. Ensure the appearance of buildings, including scale, massing, density, height, fenestration, and materials, relate well to their context;
C. Do not adversely affect:
1. The distinctive rural, historic or architectural character of the area;
2. The urban form, in terms of significant street patterns, groups of buildings and open spaces;
3. The amenity of occupiers of adjoining residential properties;
4. The operation of existing uses outside of the proposed development;
5. The future amenity of occupants of proposed residential properties, with respect to access to open space; protection from noise and pollution; provision of adequate internal light; storage space for bins, bicycles, prams, and other uses; and
D. Meet nationally and locally described space standards59;
E. Have due regard for important aspects of detail and quality and should incorporate:
1. Attractive, secure layouts with safe and convenient access for the whole community, including disabled users, and incorporating appropriate measures to reduce the potential for crime and antisocial behaviour;
2. Structured layouts to avoid conflicts between different uses;
3. Well-defined, accessible, and overlooked routes for people and vehicles to ensure security;
4. Appropriate lighting to oversee public spaces and reduce crime opportunities;
5. The promotion of ownership and community responsibility by clearly defining public and private areas;
6. Appropriate activity levels to maintain safety and reduce fear of crime at all times;
7. Well-designed security features to support passive, safe design;
8. Necessary and appropriate street lighting and furniture and, subject to negotiation with developers, public art integral to the design;
9. Features that maintain good levels of daylight and sunlight into and between buildings to minimise the need for powered lighting where this does not conflict with shade and tree planting requirements;
10. Appropriate soft landscape (greening) measures and open space provision to enhance amenity and biodiversity value;
11. Measures that minimise risks associated with climate change, including a fabric first approach, the use of appropriate materials, techniques, and technologies to reduce carbon emissions over the lifetime of the development;
59 HOU-007 - Technical housing standards – nationally described space standard, https://eastdevon.gov.uk/media/yijhtay2/hou-006-technical-housing-standards-nationally-described-spacestandard.pdf
12. The mitigation of potential adverse impacts, such as noise, smell, dust, arising from developments, both during and after construction;
13. Measures to secure the management of waste in accordance with the waste hierarchy (reduce, reuse, recycle, recovery, disposal) during the construction and operational phases;
14. A comprehensive and co-ordinated approach to development including respecting existing site constraints including utilities situated within sites.
On any development scheme there is potential for the creation of inert material during any demolition and construction or ground movement or remodelling. Principles of waste reduction and reuse should be considered in the layout, design and levels of any development on all the sites. In development proposals the potential for on-site reuse of inert material will be required to be addressed in development proposal, as this will reduce the generation of waste and subsequent need to export waste off-site for management.
This policy applies across the whole local plan area including the Cranbrook Plan area but does not supersede any Cranbrook Plan policies.
Justification for policy
10.7. Paragraphs 131 to 141 of the NPPF sets out that planning authorities to create policies for high-quality, beautiful, and sustainable places and buildings. Paragraph 132 highlights the need for clear design visions and expectations to provide applicants with certainty. The NPPF advises local planning authorities to prepare design guides or codes consistent with the National Design Guide60 and National Model Design Code61 , reflecting local character and preferences.
10.8. Policy W4 of the Devon Waste Plan 2011-2031 requires the submission of a waste audit statement for all major planning applications to minimise the generation of waste.
60 HRD-003 – National Design Guide, https://eastdevon.gov.uk/media/45hnoxhb/hrd-003-national-designguide.pdf
61 HRD-001 – National Design Code Part 1, https://eastdevon.gov.uk/media/giyl0kst/hrd-001-national-modeldesign-code-pt1-the-coding-process.pdf ; HRD-002 – National Design Code Part 2: Guidance, https://eastdevon.gov.uk/media/grrfnhte/hrd-002-national-model-design-code-pt2-guidance-notes.pdf
10.9. This Council will prepare a District Design Guide to help inform the application of Policy DS01.
Housing density and efficient use of land
10.10. This policy ensures residential development optimises site density while conserving or enhancing the area's character and making efficient use of land. Major developments and those in sensitive locations require a design code specifying density recommendations.
Policy DS02: Housing density and efficient use of land
Proposals for residential development should optimise the density of the site in a manner that conserves or enhances the character of the area and makes efficient use of land.
Proposals for major development schemes and those in environmentally or heritage sensitive locations will be required to be supported by a design code agreed with or produced by the council as planning authority. Codes, amongst other matters, may specify density recommendations for key allocations. This policy does not apply in the Cranbrook Plan area.
Justification for policy
10.11. Paragraphs 123 to 130 of the NPPF focus on making effective use of land and achieving appropriate densities. To meet sustainability goals, it is essential to use land efficiently and build at the highest density compatible with the surrounding area's character. The NPPF (paragraph 129) advocates for minimum density standards in town centres and areas well-served by public transport to significantly increase average residential density. It also suggests setting a range of densities based on the accessibility of different areas.
Advertisements
10.12. This policy ensures that advertisements are appropriately positioned, safe, sympathetic to the area's character, and designed with compatible colours and materials. Illuminated advertisements should reflect the area's general lighting level
Policy DS03: Display of advertisements
Applications for the display of advertisements will be considered in terms of amenity and public safety, taking account of cumulative impacts. Advertisements should be:
A. Appropriately positioned and scaled in relation to their context;
B. Safe in terms of highway safety;
C. Sympathetic to the character of the area;
D. Designed with colours and materials compatible with the building and area; and
E. Where illuminated, the type and level of illumination should reflect the general level of lighting in the area.
This policy applies across the whole plan area including the Cranbrook Plan area.
Justification for policy
10.13. The display of advertisements is controlled similarly to planning permission but under a separate legal system. This policy guides decision-makers on handling advertisement consent applications.
10.14. The NPPF states that poorly sited and designed advertisements can undermine an area's character. Control should focus on amenity and public safety, considering cumulative impacts (paragraph 141). This policy seeks to address these issues.
Incorporating green and blue infrastructure in design and development
10.15. This policy ensures that development in East Devon delivers high-quality, multifunctional Green and Blue Infrastructure in line with Natural England’s Green Infrastructure Framework62
62 ENV-011 - Natural England’s Green Infrastructure Frameworkhttps://designatedsites.naturalengland.org.uk/GreenInfrastructure/Home.aspx [accessed 8th Jan 2025]
Policy DS04: Green and blue Infrastructure
Development in East Devon will deliver high quality multi-functional Green and Blue Infrastructure in accordance with Natural England’s Green Infrastructure Framework.
All major development proposals must:
A. Demonstrably meet the 5 Natural England Green Infrastructure Principles63;
B. Provide a robust Green and Blue Infrastructure Plan which clearly demonstrates how it accords with Natural England’s GI Framework and will contribute to nature recovery and restoration of wildlife rich habitats; is integrated with and connects to the surrounding landscape; and provides multi-functional Green Infrastructure which incorporates and enhances natural ecosystems functions including landscape and water quality, biodiversity, food production (including orchards and allotments), increased canopy cover, sustainable drainage and climate change mitigation/adaptation;
C. Enhance and promote the health and wellbeing of residents through the provision of high quality publicly accessible natural green/blue space and connected cycling/walking infrastructure;
D. Enhance existing habitats and provide new wildlife spaces and corridors that enhance biodiversity and provide green links, open space and biodiversity enhancement areas;
E. Maximise beneficial outcomes for residents and visitors to encourage use of the GI network and to enrich the cultural identity of the area;
F. Contribute to the achievement of excellent ecological status of rivers and watercourses, through enhanced natural flood storage, capture of run-off and restoration of soil health; and
G. Clearly demonstrate how proposed Green and Blue Infrastructure will be managed and maintained.
This policy applies across the whole plan area including the Cranbrook Plan area.
63 ENV-010 - Natural England Green Infrastructure Principles (Detailed version, date January 2023)https://eastdevon.gov.uk/media/4j0herl1/env-012-natural-england-green-infrastructure-principles.pdf
Justification for policy
10.16. Good quality Green Infrastructure (GI) plays a crucial role in improving health, wellbeing, air quality, nature recovery, and climate resilience, while addressing social inequality and environmental decline. GI is a network of multi-functional green and blue spaces and natural features that provide a wide range of benefits for nature, climate, communities, and prosperity.
10.17. Development proposals in East Devon should align with the five Benefit Principles of Natural England’s Green Infrastructure Principles64 Wheel:
Nature Rich Beautiful Places
Active and Healthy Places
Thriving and Prosperous Places
Improved Water Management
Resilient and Climate Positive Places
10.18. GI should be multifunctional, accessible, connected to its landscape and nature networks, and responsive to local character. It provides opportunities to link with Biodiversity Net Gain, Local Nature Recovery Strategies, Nature Recovery Network, and Natural Capital. GI provision can fully count towards Biodiversity Net Gain delivery. The council will look to produce a standalone Green Infrastructure Design Guide and/or to incorporate Green Infrastructure measures into other design guidance to also help inform implementation of policy.
64 ENV-010 – Natural England Green Infrastructure Principles (Detailed Version, date January 2023), https://eastdevon.gov.uk/media/4j0herl1/env-012-natural-england-green-infrastructure-principles.pdf