Masterplanning and Urban Design

Question 1

What is the density, parking standards and tenure mix requirements in Central Bedfordshire?

Answer 1

• There is no fixed housing density in CBC as it varies by location.
• 1 bed – 1 car park
• 2-3 – 2 car park
• 4+ - 3 car park

Question 2

• What would you consider to be the most important consideration when assessing a site from a planning point of view?

Answer 2

I would consider its location and sustainable connections to services and facilities the most important consideration. If a development occurs where its car dependent it only forces more cars on the road and more parking issues.

Question 3

What financial considerations go into the masterplanning process?

Answer 3

Land acquisition costs
development costs
revenue projections
economic viability and placemaking costs

Question 4

What are the different ways of securing funding mechanisms for a project?

Answer 4

• Equity financing – raising capital from selling shares
• Debt financing – bank loans from banks, private investors or financial institutions
• Public- private partnerships
• Joint ventures

Question 5

In the context of neighbourhood planning, how did you ensure community engagement for the masterplan?

Answer 5

1. Public consultations
2. Surveys and questionnaires
3. Pre-application engagement

Question 6

What methodology do you use for conducting an opportunities and risk evaluation in a masterplanning project?

Answer 6

• SWOT analysis
• Risk analysis – planning provenance, Infrastructure project record (IPR)
• Statutory consultee engagement

Question 7

Can you provide an example of an options report you prepared? What were the key recommendations, and how were they received by the client or stakeholders?

Answer 7

For Kirton we offered:
* A freehold w/ and w/out the neighbouring parcel
* Option agreement w/ and w/out neighbouring parcel
The landonwer was not keen for an option agreement as they wanted quick cash, however the offer without the neighbouring parcel was not sufficient for them despite us explaining the pospects without it.

Question 8

How do you balance the identification of risks with the potential opportunities in a project?

Answer 8

• SWOT analysis
• Quantitative and qualitative analysis
• Scenario planning
• Mitigation strategies

Question 9

Discuss a situation where your risk evaluation significantly impacted the direction of a masterplan?

Answer 9

• Altering layout and design
• Adjusting project phasing
• Shifting resource allocation
• Strategic delay or alteration

Question 10

Can you walk us through the process you follow when preparing or responding to an urban design brief?

Answer 10

• I will look to understand the context and objectives - understand the characteristics of the site and the stakeholder aspirations for the site
• then look at policy and regulatory framework review - building codes and land use polices
• then look to conduct further research to guide the design brief

Question 11

How do you ensure that factors such as density, scale, and materials are appropriately considered in the urban design?

Answer 11

I would review the LA local plan and SPD documents to see what their requirements are and feedback to the urban designer to include in their design.

Question 12

What strategies do you use to negotiate with different stakeholders in a masterplanning project?

Answer 12

o In person
o Teams groups to keep a reduced email chain
o Over calls

Question 13

Can you provide an example of a difficult negotiation you were involved in and how you achieved a positive outcome?

Answer 13

All negotiations are difficult as when you first make an initial offer, setting the right impression is important. If you low ball It can upset the seller and end the negotiations, but if you shoot too high you are in a tough position to negotiate

Question 14

How do you ensure that stakeholder agreements align with the overall objectives of the masterplan?

Answer 14

o Landowners will want the most out of their land possible, which one most agreements is NDA, however to successfully bring forward a site complying with policy is vital which can mean reducing the NDA.
o For a site in Costessey the landowner wanted only his land to come forward, however the site was within Nutrient Neutrality area. This required the neighbouring land to be included which was a separate landowner which wasn’t his preference. However I had to explain the importance of it.

Question 15

Discuss how you manage conflicts of interest among stakeholders during the masterplanning process.

Answer 15

• For our site in Ampthill, an issue that we are focussing on is coalescence with Maulden Parish council. However as a conflict of interest the landowner is one of the committee members for Maulden.
• Whilst there isn’t anything illegal with it, we try to keep it professional and use the information we have without the need for any first hand information from any conversations

Question 16

How do you ensure that the broader masterplan strategy is effectively linked to individual site opportunities and constraints?

Answer 16

At the start, the appointed consultants, landscape for example, they will identify areas where an increased BNG can go, whether it be through SUDS or nature paths. These can adapt the master plan to focus on the enhancement

Question 17

Can you provide an example where you had to adapt the masterplan to specific site constraints?

Answer 17

• For Lowestoft, we identified a sewage pipe running through the site, I consulted my technical colleague who said it would need a 10m buffer either side.
• Because of the shape of the area we decided it would be beneficial for BNG and open space and the focused development would go elsewhere.

Question 18

How do you identify and evaluate site-specific opportunities within the context of the overall urban design strategy?

Answer 18

For a site of ours called broom lakes, it has 3 lakes of different sizes, through the masterplan process we focused the development and story around the lakes, where each create an community.
It adds a USP and attraction to the site. Components like that can also win over public where its usually private land but with the development can open it up to the public

Question 19

Describe how you balanced the needs of individual sites with the goals of the masterplan in a past project.

Answer 19

For my case study, Feniton originally was set for 350 homes however for the site to succeed we needed to reduce the numbers and adapt the masterplan to better our chances of approval

Question 20

What is Urban Design?

Answer 20

It is the design of towns and cities, streets and spaces. It is the collaborative and multi-disciplinary process of shaping the physical setting for life – the art of making places

Question 21

How is a master plan made?

Answer 21

Contributions from all different specialists are brought together and include the opportunities and constraints that effect the layout of the plan.

Question 22

What are the different types of masterplans?

Answer 22

1. Development led - focus on commercial and resi spaces
2. Landschape led - providing biodiversity and greenspaces
3. Socially led - creating entirely new settlements through urban regeneration that targets areas experiencing deprivation

Question 23

What are Funding and budgetary considerations in masterplanning and urban design?

Answer 23

• Firstly in the masterplan design how a scheme can be phased can influence its layout. It may require certain amenities and facilities to come forward in certain points of development.
• Certain funding can come at trigger points in the development like building the school/100 homes etc. The masterplan but ensure the site can align with development funding

Question 24

When dealing with a consortium of landowners, does it affect the masterplan?

Answer 24

Usually no, in a consortium the split between the landowners will normally be on an equalisation basis which is to ensure that the financial benefits and costs of the development are distributed fairly among all landowners.
However

Question 25

What Environmental features and issues are considered in a masterplan?

Answer 25

• Topography
• Water management
• Green infrastructure and biodiversity
• Noise pollution
• Cultural and history conservation
• Sustainable connectivity

Question 26

What are the objectives of urban design and Master Plan?

Answer 26

• Urban design Briefs describe and illustrate how policies and guidelines are considered in proposed designs for new development projects.
• Masterplans are used for creating the vision of a development, coordinating the land use for resi, commercial etc and help plan what infrastructure is needed for it to work.

Question 27

What is a vision document and what goes into it?

Answer 27

• It is a document that helps to establish the guiding principles for future delivery of sustainable development and Green Infrastructure.
• They tend to include preliminary environmental, social and economic assessment work to help to inform the initial masterplanning of sites
  *

Question 28

What are SUDs and why would they be included in a development?

Answer 28

Sustainable Drainage Systems
* They are a set of water management practices designed to manage surface water runoff in a more sustainable manner than traditional drainage systems.
* SUDS aim to mimic natural drainage processes to reduce the impact of urbanisation on the natural water cycle.
* They help with food risk management, water quality yby filtering pollutants and BNG value

Question 29

What is placemaking and why is it important?

Answer 29

• It focuses on creating vibrant, engaging, and inclusive environments that foster a sense of community and well-being.
• Placemaking is important because it transforms public spaces into destinations that are valued by the community, contributing to the social, economic, and environmental vitality of an area.
• It fosters a sense of community and boosts economic value in a scheme by including facilities that people wish to have near their home.