Design Code - Built Form section

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5. Built form

This section of the Design Code focuses on buildings and how they are arranged based on the area type. It considers the uses of the buildings and how they should interact with each other and the surrounding communities. The section also considers the mix of housing types needed to help new development integrate successfully with existing neighbourhoods and create attractive places.

5.1 Urban design principles

Density

Density describes the number of homes or buildings within a given area. Gentle density helps create vibrant places with populations to support shops, cafés and public transport while still maintaining a sense of privacy. The level of density varies depending on the location and character of an area but in Cheshire West and Chester centre we define this as development that is 2 to 6 storeys in height.

Having the same separation distances between all buildings can lead to inefficient use of land and less distinctive places. Varying this to respond to context can help create 'gentle density' developments which better reflect local character. It is important, however, that the amenity of existing residents is maintained and that new development provides residents with a sense of privacy.

  • New development must be designed as an extension of the existing place.
  • Development must front onto the existing street
    • The appropriate net density measured in dwellings per hectare (or dph) will vary depending on the location of the site. Density should follow:
      • Chester city centre: 70+dph
      • Local centre / High street: 60+dph
      • Urban neighbourhood: 50–70 dph
      • Suburban: 35– 60 dph
      • Village: 25–35 dph
  • Higher density housing should be located around existing town centres, high streets and existing or proposed public transport connections.
  • Major development over 250 dwellings should have a denser core and along primary routes.

Height

  • Height of buildings should be based on their area type:
  • Chester city centre - no height restriction and should reflect the surrounding height
  • Local Centre/High Street - up to 6 storeys
  • Urban Neighbourhood - up to 4 storeys
  • Suburban and village - up to 3 storeys.

Blocks

  • Blocks must have clear fronts and backs. Back gardens which open onto public space will not be permitted.
  • Blocks must be completed when adjacent to existing development.
  • Blocks must be laid out depending on the area type.
  • Blocks should be a maximum of 150m long and 50m wide.

Building lines and setbacks

  • Building lines and setbacks should respond to an area type and context based on the guidance.

Site legibility

  • All corner buildings must have windows facing the street. Additional guidance explains how buildings should be designed when located at the end of a street, on a corner or a near local landmark.

Amenity and separation

  • Where new homes back onto existing houses the back-to-back distance must reflect the prevailing distances (minimum 12m and maximum 21m).
  • Within developments, back-to-back distances should vary between area types (minimum 12m and maximum 20m).
  • Minimum back to side distance of 10m should be used and greater where there is a level change.

Building typologies

  • The code sets out the range and mix of houses that should be delivered on sites based on their area type and location.

5.2 Mixed-use and non-residential buildings

  • Mixed-use buildings must have active frontages and level door access.
  • In the city centre or high street, between 80-100% must be active.
  • Where development is over 250 homes, commercial and community buildings must include residential use on upper floors.
  • Mixed-use and non-residential must have a prominent entrance visible from the street or public space.
  • Mixed-use and non-residential buildings should respond to the local character, buildings lines and public spaces with car parks located to the side or rear.

More information on the Built form section can be found here

5. Built form

This section of the Design Code focuses on buildings and how they are arranged based on the area type. It considers the uses of the buildings and how they should interact with each other and the surrounding communities. The section also considers the mix of housing types needed to help new development integrate successfully with existing neighbourhoods and create attractive places.

5.1 Urban design principles

Density

Density describes the number of homes or buildings within a given area. Gentle density helps create vibrant places with populations to support shops, cafés and public transport while still maintaining a sense of privacy. The level of density varies depending on the location and character of an area but in Cheshire West and Chester centre we define this as development that is 2 to 6 storeys in height.

Having the same separation distances between all buildings can lead to inefficient use of land and less distinctive places. Varying this to respond to context can help create 'gentle density' developments which better reflect local character. It is important, however, that the amenity of existing residents is maintained and that new development provides residents with a sense of privacy.

  • New development must be designed as an extension of the existing place.
  • Development must front onto the existing street
    • The appropriate net density measured in dwellings per hectare (or dph) will vary depending on the location of the site. Density should follow:
      • Chester city centre: 70+dph
      • Local centre / High street: 60+dph
      • Urban neighbourhood: 50–70 dph
      • Suburban: 35– 60 dph
      • Village: 25–35 dph
  • Higher density housing should be located around existing town centres, high streets and existing or proposed public transport connections.
  • Major development over 250 dwellings should have a denser core and along primary routes.

Height

  • Height of buildings should be based on their area type:
  • Chester city centre - no height restriction and should reflect the surrounding height
  • Local Centre/High Street - up to 6 storeys
  • Urban Neighbourhood - up to 4 storeys
  • Suburban and village - up to 3 storeys.

Blocks

  • Blocks must have clear fronts and backs. Back gardens which open onto public space will not be permitted.
  • Blocks must be completed when adjacent to existing development.
  • Blocks must be laid out depending on the area type.
  • Blocks should be a maximum of 150m long and 50m wide.

Building lines and setbacks

  • Building lines and setbacks should respond to an area type and context based on the guidance.

Site legibility

  • All corner buildings must have windows facing the street. Additional guidance explains how buildings should be designed when located at the end of a street, on a corner or a near local landmark.

Amenity and separation

  • Where new homes back onto existing houses the back-to-back distance must reflect the prevailing distances (minimum 12m and maximum 21m).
  • Within developments, back-to-back distances should vary between area types (minimum 12m and maximum 20m).
  • Minimum back to side distance of 10m should be used and greater where there is a level change.

Building typologies

  • The code sets out the range and mix of houses that should be delivered on sites based on their area type and location.

5.2 Mixed-use and non-residential buildings

  • Mixed-use buildings must have active frontages and level door access.
  • In the city centre or high street, between 80-100% must be active.
  • Where development is over 250 homes, commercial and community buildings must include residential use on upper floors.
  • Mixed-use and non-residential must have a prominent entrance visible from the street or public space.
  • Mixed-use and non-residential buildings should respond to the local character, buildings lines and public spaces with car parks located to the side or rear.

More information on the Built form section can be found here