It is expected that developers of large scale developments, or developments in sensitive locations, will submit a detailed justification of their proposals, along with their planning application, demonstrating that the Council’s Urban Design criteria have been met. This should help resolve and clarify issues and speed the processing and approval of applications.

1. Large scale developments and developments in sensitive or prominent locations will be expected to submit a design statement in support of the planning application. This will explain the rationale behind the design and demonstrate that the Council’s expectations, as set out in policies DES 1 - 3, have been met.

2. This supporting information should include a:

(a) context study;

(b) site analysis; and

(c) design concept setting out how the development relates to its context and how existing movement/activity patterns take account of site opportunities/constraints and address sustainability issues.

3. Developments that are likely to require a design statement include:

(a) large residential, retail, commercial and industrial developments;

(b) development located in the City Centre;

(c) development located in or adjacent to a conservation area, or affecting the setting of a listed building(s);

(d) development located along main road corridors and at nodes, focal points and gateways;

(e) development adjacent to a river, canal, woodland or sensitive areas;

(f) development on greenfield sites; and

(g) redevelopment of institutional ground such as former hospitals and school sites.

1. The Council’s Urban Design Strategy provides the background and justification for the design policies and is summarised in the City Plan Technical Note: Built Environment.