John outlined The New Planning System and he was insistent that its aim was to create better places to live.

John’s aim was to sketch the nature and history of Local Development
Frameworks and then to suggest how communities and individuals
could ensure that their voice was both heard and taken into account.
He used aspects in the gestation of South Somerset’s local plan as an
exemplar.

John expressed confidence that there will be gains from the new
system:
Faster, flexible plan making
Strengthened regional planning
Clearer policies to deliver quality
Quicker decisions from Government

Community Involvement is essential to a local development framework.. Without a clear statement of how and when community interests were involved , there can be no plan. Local amenity societies must be careful on that score, consulting them cannot equate with consulting the whole community. It is necessary to reach all parts of the community.

John amused his audience by invoking“TLA” or death by three letter
acronyms. How many of these are you able to identify ?

LDF
LDS
RSS
LDD
SCI
SPD
DPD

ASHTAV was reminded of the new intention:
“A change in the culture of planning means changing from‘public participation’ (led by the planning authority and built around the assumption that their plan already represents a basis for consensus) to ‘participatory planning’ (in which diverse groups and agencies come together to exchange information, explore common ground and negotiate in an attempt to achieve consensus)”
Participatory Planning for Sustainable Communities:

International experience in mediation, negotiation and engagement in making plans. Sept 2003
John’s been around in planning for many years so it was no surprise when he pointed out the origin of such statements:

“Public participation is the process that is to take place when plans are being prepared. It is something additional to the formal consultations that the planning authority undertake with other bodies directly concerned; and it is additional to the statutory rights of objection to a plan that has been prepared and placed on deposit.” Paragraph 32 of People and Planning (Skeffington Report) 1969

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Ministers told to toughen density controls

The Government’s main consultants on urban planning have encouraged ministers to raise the minimum density standard for new residential development and called for the National Code for Sustainable Buildings to be extended to all new housing developments by the end of 2006.

These suggestions, plus a recommendation to impose a countrywide "density direction", come from the persuasive Urban Task Force, which questions the quality of much recent urban regeneration.

Lord Rogers, distinguished architect and Urban Task Force chairman, wrote the introduction to the report. He welcomed the government's recent track-record on urban policy.

"For the first time in 50 years there has been a measurable change of culture in favour of towns and cities, reflecting a nationwide commitment to the Urban Renaissance", stated Rogers.

The report acknowledges successes but is critical of poor standards and frequent failures.

The report: recommended increasing the minimum density standard of new housing to 40 dwellings per hectare.

The Task Force has also made a case that any development proposed at a lower density should be called in, irrespective of the English region involved. (At present, this "direction" only applies in three English regions).

According to the report:"The majority of new developments remain poorly designed, with public realm and buildings of a very low quality. Where some good practice has emerged, it tends to be in smaller 'infill' schemes where designers can relate to an existing context. However, too many housing projects are just that - thoughtlessly laid out groups of cheaply built fragmented residential units relatively isolated from surrounding communities."

The Task Force has argued for a greater emphasis on good design and better urban master-planning.

"Strict design codes, such as those used for planning layouts, are no replacement for well-informed design professionals."

The Task Force has emphasised the need for better resourced urban development companies and criticised the present multiplicity of bodies and government programmes involved in regeneration. The report noted that urban transport decisions were too often taken one by one "in apparent isolation from their impact on regeneration".

The Task Force voiced concern about the government's sustainable communities plan, pointing to "growing anxiety about the Plan's overall cost financially, socially and politically".

The report commented: "Local communities face development that appears to be imposed on them from outside with too little care and attention given to their views about what matters in their local environment.

"Opportunities to make better use of urban land, and thus reduce transport-related emissions are being missed," insisted the report.

Meanwhile, one of the government's most prominent "green" advisers has just said he is "mystified" that the government has not yet insisted that all the new housing proposed for the growth areas is built to meet the most stringent standards on sustainability.

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HOW ABOUT AN ECOROOF?

“Flat roofs and Britain don’t mix”, goes the dictum. Black, felt roofs suffer so much stress from expansion and contraction during hot and cold spells that they become stressed out after around ten years or so resulting in a call for maintenance as rainwater seeps through.

Yet, there are flat roofs in Germany, a country with similar climactic conditions that have lasted between 30 and 50 years. Their secret has been the addition of a superficial green layer. The benefits are wider than lower maintenance costs: moderation of internal temperatures (lower fuel bills for winter heating and summer air conditioning), ambient temperature controls, less water-run-off, cleaner water run-off, support for birds and a more aesthetically pleasing appearance.

The modern concept is extensive green roof to distinguish it from an intensive green roof, which is a deep. An example of an intensive green roof several FEET THICK can be found on the top of Rockefeller Center.

Following new research in the USA(Penn State University's Center for Green Roof Research) and Germany, the plant of choice for such green roofs is the sedum family of cacti that are “rottweiler” tough. Establishing a green surface is comparatively cheap, around £2-3 per square foot, rising slightly if the building is greater than three storeys high because of the costs associated with lifting the materials. Irrigation of sedums is unnecessary, but a little t.l.c. is required during their first summer to establish viable root systems. There is no need for paving walkways, these plants will forgive those who walk across them with a watering can especially in any dry spell that lasts over one month.

HOW DO ECOROOFS WORK?
They insulate the felt from large temperature fluctuations and remove entirely molecular degradation caused by the absorption of disruptive ultra violet radiation. They act as a water dam.

WIDER BENEFITS?
Storm run-off from the ever increasing areas that are built-up or concreted is of concern to those who provide public drains. Green roofs absorb 50% of the rain that falls on them and the run-off time for the other 50% is slowed down. Adopted across a town or city, green roofs can reduce the need for expensive storm drain infrastructure improvements caused by the extra storms that accompany global warming. Wide adoption across a locality should provide a heat sink and lessen the issue of “hot cities”. Storm water hoses oil, petroleum and other toxic chemicals as it rushes across asphalt and these contaminants finish up in groundwater. Avoiding storm water surges through ecoroofs protects precious groundwater.

MAINTENANCE

It is impossible to “go green” and avoid maintenance. Roof drainage systems will need to be checked in Spring and Autumn to ensure that they have no become blocked., and a little trimming may be needed to retain a kempt appearance.

BRITAIN’S FIRST ECOVERSITY
The University of Bradford is creating a model environmentally sustainable campus - aiming to become one of the greenest universities in the world.
The launch of the University of Bradford's Ecoversity Project occurred in November, 2005 in the Banquetting Suite, City Hall, Bradford.
The Ecoversity project is based around ongoing building improvements worth around £120 million coupled to objectives to create social well-being, a thriving economy and sustainable education courses to achieve greater campus-wide sustainability. Overall project completion is set to be during the year 2009.
One of the most significant developments will be the construction of a 'sustainable student village' - incorporating sustainable design features and environmental technologies. This compact urban village of 1,250 student study-bedrooms will be constructed on the University's city centre campus over the next few years.
The design of the new student homes will be unique to the higher education sector and provide a model of best practice for other higher and further education institutions. Plans are also in place to source developers through an international design competition.

Professor Chris Taylor, Vice-Chancellor of the University of Bradford, says,"We recognise that, as a major educational provider, we have a responsibility to promote an understanding of the values of sustainable development. That's why, as part of this project, we will be making environmental sustainability a part of our curriculum, which will be complemented by the fact that many of our students will be living in sustainable accommodation."
CAN I GREEN MY EXTENSION’S ROOF?
Yes, but take a little advice. Think about the extra weight of a 3-4” thick layer of material. Don’t plant grasses and other plants that constantly add to their biomass and check that your felt surface is sound before you add a layer that would take time, energy and money to remove in order to repair its substrate.
D.I.Y. INSTRUCTIONS
Have a friendly architect check the load-bearing capacity of your flat roof
Check the integrity of the existing felt surface, replacing if necessary
Buy some sedum plants and propagate them intensively.
Using 4 by 1 inch timber place a retaining structure on your roof leaving about 2” of roof projecting on all sides, drill drainage holes in the lowest edge
Fill the void two thirds full with a water-retentive layer of broken clay pots or recycled , crushed brick .
Add a sheet of semi-permeable plastic film, such as horticultural fleece
Place on a layer of growing medium containing plant nutrients.
Plant your sedums, spacing them about 3” apart.
HOW ABOUT A
PROFESSIONAL JOB?
There is no British Standard to inform a specification; the most widely accepted standard is the German Forschungsgesellschaft Landschaftsentwicklung Landschaftsbau (FLL) or “The landscaping and landscape Development Research Society”. This charitable foundation has set out guidelines:
Intensive; Semi Intensive; & Extensive :the determinants to be used in selecting which model: site conditions for the vegetation; weather; structural considerations and planting.
Root barriers
Drainage layers – flow rates, water storage capacity
Growing Mediums – porosity, weight, structure, permeability, mineral content nutrient capacity & pH.
Plant and vegetation requirements
Planting, cultivation & maintenance – dry seeding, wet seeding, hydroponics , sedum mats & turf laying; Readiness for handover, post- installation maintenance
Wind Loads – preventing wind erosion
Independent testing of products to ensure standards are maintained
Experience shows that if a green roof is specified, installed and maintained to the FLL guidelines it will succeed. Cutting corners
For more details check out www.livingroofs.org.uk

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David Peevers looks at two schemes that are making life easier for pedestrians and motorists

Many of our high streets have lost their function of being a central public space for the community and have become battle grounds for motorists and pedestrians rather than a space to be shared. Transport 2000 has long recognised this problem and over the last few years has been running a number of initiatives to improve matters.

In order to see examples of ‘best practice’ in action we visited Borehamwood in Hertfordshire and the London Borough of Kensington and Chelsea where pioneering work is being done to reclaim the streets for the benefit of all road users.

Borehamwood is a medium sized town in Hertfordshire, situated north-west of London between the M1 and the A1. Shenley Road is the main road through Borehamwood and the only through route for traffic, carrying more than 1000 vehicles per hour. Shenley Road is also an important local shopping centre, which used to suffer from many of the problems associated with a traffic-dominated main road. It was a noisy, polluted, unpleasant street and congestion, illegal parking and street clutter were major problems. In the evening, when the road was clear, traffic speeds were high.

In 1989 Keith Hopper and his team at Hertfordshire County Council proposed an experimental scheme for part of Shenley Road to tackle the traffic problems and improve the local environment. The success of this scheme, and its acceptance by the public, led to it being extended along the entire road. Pavements were widened and carriageways narrowed. Raised tables at pavement height were built at regular intervals along the road allowing pedestrians to cross the road without having to negotiate curbs. This arrangement is particularly helpful for people with push chairs and people in wheelchairs The tables slow traffic down and serve as informal crossing points for pedestrians. Signs warn motorists that pedestrians may cross at these raised tables. The majority of drivers stop at the raised tables when pedestrians want to cross.

A low central reserve along the entire Shenley Road was redesigned around the needs of pedestrians, making it safer for people to cross the road whilst still allowing traffic through.

The slow traffic speeds allow eye contact to be made between drivers and pedestrians and this is a key factor in the scheme’s success. Keith Hopper asserts that this eye contact is one of the fundamental reasons behind the success of the project. The central refuge is wider where the raised tables occur to encourage pedestrians to cross at these points. However, people can cross almost wherever they like due to the slow traffic speeds. Signal-controlled junctions were replaced with more informal mini-roundabouts, resulting in smoother traffic flow and less congestion. Trees, seats, cycle racks, play equipment, attractive paving and street lamps have helped create a more pleasant and sociable environment. The London Borough of Kensington and Chelsea is another authority which has worked hard to improve life for pedestrians with its policy of removing barriers to walking under the direction of Kensington’s highways engineer, Peter Weeden. The need to improve the quality of the street to maintain retail vitality was identified in the mid-1990s. By 2000 there was consensus between the local authority, traders and residents that the redesign of the street must accommodate existing traffic flows. A number of guidelines were established for the design including the removal of guard rails, bollards and unnecessary street clutter, improved pedestrian crossings, more pedestrian space and more bicycle parking.

The first thing I noticed when visiting Kensington High Street was how calm it felt. This feeling is largely due to the fact that virtually all of the normal pavement clutter such as litter bins, guard rails and bollards have been removed. All nearside traffic signs are mounted on street lamp columns to reduce street clutter wherever possible. These street lamps are works of art in themselves. Specially commissioned for Kensington High Street the stainless steel columns incorporate two lamps. One at high level directly over the carriageway, the other at a lower level lighting the pavement.

‘Straight across’ pedestrian crossings have been installed wherever possible but where it has been necessary to retain two-stage crossings, all guard rails have been removed. According to Peter Weeden this feature has proved to be of great benefit to wheel chair users as they can now easily see and be seen when they want to cross the road (guard rails tend to hide them from a driver’s view). A central refuge helps people to cross the street where they wish, and provides space for extra cycle parking. The cycle racks have been spaced as wide apart as possible to assist with this.

As at Borehamwood the pedestrian feels safe, for this to be achieved in central London is a great compliment to Peter and his team.

© David Peevers 2005

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HOW TO KEEP A VILLAGE SHOP OPEN

Iffley village retains is sense of village community, it has refused to become merely a sleepy suburb of the City of Oxford. Villages depend on having places where people congregate, exchange community news and connect. Iffley residents noticed that one by one the engines of community were falling silent. Many villages have accepted such change as inexorable and have settled for loss of identity and togetherness. In May 1999, Iffley residents faced the choice of sounding “The Last Post” or the “Call to Arms” as their final village shop closed. Iffley residents were made of stern stuff and awoken by “Reveille” they set out their stall. Within six months, he village shop was reopened as a thriving not-for-profit “IFFLEY COMMUNITY SHOP” selling locally grown fruit and vegetables and traid-craft produce as well as providing the services asso-ciated with traditional village shops and post offices, I noted the delightful basket outside offering free stale bread to young and old who pass by to encourage them to drop down Mill Lane to feed the geese on Iffley Lock.
What have been the keys to the success of this venture?
Using residents as volunteers to operate the shop
Using a Local Agenda 21 Group
Tapping advice from local businesses
Using allotment holders and local fruit growers
Advice from other community shops including East Hanney
Applying for grants from a variety of trusts and bodies
Friends of Iffley Village
The Co-op
New Horizons Trust
Fund raising activities including garage and car boot sales.
Initially, a scheme was set up so villagers could purchase vouchers for later
redemption in the shop
Bloody-mindedness
The Shop is run by a dedicated Association led by a committee of 12.Iffley Village Shop won a Fox FM Radio in 2003 award for Business to Community for surviving against the odds from possible closures - and staff shortages.

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To find out more about running a Community Shop why not contact:Sue Reynolds82 Church WayIffleyOxford OX4 4EFe-mail: suzette@reyn.demon.co.uk

"NEIGHBOURHOOD CHOICE"
KEITH WHEATON-GREEN
ENVIRONMENTAL PROJECTS OFFICER to South Somerset District Council

.

The address began with stark reminders of recent environmental change -. 1998 was the warmest year in the warmest decade in the warmest century.

Severe floods in Honduras and Mozambique, forest fires in Borneo, drought in Uganda and 200km winds throughout the EU. The ice around Greenland is melting - thinning by approximately one metre per year; the icecap is 40% thinner; Alpine glaciers have lost half their thickness and lakes are forming in glaciers in the Andes. Seawater is expanding, coast lines eroding, islands in the Pacific will be engulfed over the next decade. Rapid change is difficult to accommodate, it puts pressure on human populations. Their need to move builds pressure for immigration into both our own and other less threatened countries. War also has an environmental cost - but we were reminded that droughts cause more people to move than war. Not our concern one might say - but increasingly it is. Climate change equals carbon dioxide. The quantity in the atmosphere has rocketed - since the Industrial Revolution it has risen by 50%, and a 100% increase is predicted by the end of this century.

Mitigating measures can be taken to contain C02 emissions through the use of renewable energy. Nuclear power, open to terrorist attack, with extreme expense involved in its decommissioning and long term storage of its waste is rendered uneconomic. Biomass is short crop rotation of willow, harvested each year and proving to be carbon neutral. Biomass stations have been set up in this country and some schools are looking into the possibility of small generators, fired by wood or willow, to heat their buildings. However, new building regulations recommend higher levels of insulation so less heat will be needed - the aim being to produce a building which requires no central heating at all. Keith maintained that each new building erected which disregards high levels of insulation and sustainable energy sources, is an opportunity wasted. For older buildings, however, there is to be a new era of wall­hung combination boilers with super energy efficiency due to come onto the market in 2003.

By far his most exciting project to date concerned four historic water mills in South Somerset which he had proposed should become small-scale hydro-electric plants. Conservation and historic building advisers were approached and raised no concerns - indeed all were enthusiastic. The Environment Agency was then approached for a loan and it was suggested the four should form a group and jointly negotiate with the Agency to obtain grant funding - an idea that was greeted with enthusiasm by the mill owners, who showed above average ability and tenacity which was eventually rewarded with a grant from the Energy Saving Trust - but not before a detailed Study had been undertaken when costs were examined for each mill site, plus individual payback periods and an evaluation of the amount of electricity to be generated by each mill owner. Depending on the individual owner's usage, their electricity bill would either be reduced, or they could be in receipt of a cheque from the utility company for the electricity exported to the National Grid! One of the mills had a pay-back period of as little as four years, after which it would be £4,000 pa in profit. The other mills for various reasons had a pay-back period of six, seven or eight years. Had the Grant from the Energy Saving Trust not been available the entire scheme could not have got off the ground, as to install the equipment cost £44,000 (half the Grant money) with £44,000 labour equalling the other half of the total cost. By the end of 2003 there should be eleven mill sites providing hydro-electric power within South Somerset. The amount of electricity is not huge, just .038% of Somerset's needs, but across the country it would add up to megawatts. Taking this project as Best Practice, it is replicable across the country - within every District there are perhaps thirty or so mills where this type of project could be viable. The overall economics are changing because Utilities have to source 10% from renewable sources by 2010; the aim of 5% by 2003 being very challenging! Presently (May 2002) a payment is made of 5p per unit generated; customers paying 6.5 ppu; but it is hoped SWEB may eventually offer 6.1 ppu. Marlett produce small turbines capable of a few watts which can be fixed atop houses, caravans, or the masts of yachts. A one household, 2.5kw turbine, producing electricity at 5ppu would reach payback in thirty years - but could make perfect sense in a remote location A 5kw turbine will produce more units of electricity in any year than is needed domestically, so a surplus is a certainty. The 20kw Gazelle costs £50,000 to install and is suitable for ten households with a payback period of twenty years. Enekon produce masts 24 and 32 metres high, the 30kw turbines suitable for twenty households, producing 100 units per year at a cost of £75,000 with a payback period of fifteen years.

At Stroud a 600kw scheme should supply 250 households at 5ppu with a four year payback. At £300,000 it is an attractive financial prospect showing an income of £75,000 pa. Some may not welcome the idea of a turbine, but its eventual value may cause them to view the proposal differently. A Dorset school is interested - the present flagpole beside the entrance to be replaced with a turbine A possibility of grant aid might put them in deficit for as little as two years - and an elegant design with no gear box will be quiet - one will only be aware of the swish of the blades. The 30-50% grants now available through the Energy Saving Trust can reduce the payback period from fifteen to seven years. Government Office South West has commissioned consultants to report how the Government's objective of 10% renewable energy by 2010 can be achieved.

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Photovoltaics Solar Building Materials

Dr. Daniel Davies. the Director of Engineering at Solar Century stated global warming was now a widely accepted fact and asked that we should consider its impacts, which he warned may be severe. The US eastern seaboard has some three trillion dollars of insurance assets within one mile of the sea. One can imagine the effect of flooding there on global insurance interests and its effect on the global economy. It is something that would be bound to affect us all. Yet, using existing technology for solar power we could generate all the electricity needed in the UK. He emphasised that it is perfectly possible, in the UK, to make use of solar energy - it could replace all present means of electricity generation. Photovoltaic tiles developed by Solar Century convert light, not sunshine, into electricity. Architects are beginning to gain an interest in its use as cladding, it is very lightweight - and it has very many different applications from military uses, extending the life of batteries and also for street furniture, i.e. street lights, bus shelters. Within two years there should be 6,000 throughout London, operating as backlights to bus timetable and passenger information systems. However, it is in the sphere of homes that Solar Century has been most active and see themselves as environmentally-driven pioneers - design pioneers on grant supported projects made of totally recyclable materials with no external heating, working with Developers who want to offer something different. Indeed, he contended housebuilding without the use of photovoltaics was a wasted opportunity. But if photovoltaics are to be really useful we need to build solar power stations. There are a myriad of places where photovoltaics could be used in this way without having any major effect on their immediate environment - the public would be unaware they were there. For instance, in Switzerland photovoltaic barriers have been erected beside roads to act in a dual capacity-as sound barriers-and also to generate electricity.

Recently they have e been developing solar building materials, taking basic cells and making them into roofing slates which look very similar to those in general use. Such a house would generate all its own electricity and does not require specialist skilled labour an electrician connects the tiles to the inverter, then electrical circuits in the house, the import/export meters, prior to the connection to the local utility network-once all the building is complete. Many tiles are made of concerete-Redland Double Roman being the most common type. A photovoltaic tile will act as a straightforward replacement for this and is far simpler to install than a solar water system which has to be plumbed together. Photovoltaics can be incorporated into a vast array of building types. Wherever a building has a flat surface, preferably facing south though this is not critical, it can be used to generate electricity - a system guaranteed for twenty/twenty-five years. Production costs would reduce over time and the value of carbon certificates, applicable to renewable electricity, will become more widely known. Presently it is really only happening where Government grants are available - as a country we are way behind. Both Japan and Germany have put a lot of Government money into the development of these products and most equipment is being imported from those countries, plus the USA. The UK Government has lowered VAT to 5% on photovoltaics and solar heated water systems and there has been investment in demonstration projects - for example, a small housing association development to the west of Stroud. Delegates were also shown exciting examples - a sunstation at a Leicester School; a greenfield, social housing development at Maidenhead; and a barn at Downsview Farm in Surrey; other projects are illustrated below.

Queen's Lodge Eco-House, North London, was set up in an organic garden. It is a 2kW array with an expected annual yield of around 1,300 kWh. It contains 21 moncrystalline modules, each with a peak power of 95 W. There are two SMA SWR700 inverters. The modules were bolted to a wooden frame and entire construction took four days. The grid connection was witnessed by 24Seven with export meter installed by Eastern Energy as part of the Solarnet scheme and the price to be paid for exported electricity will be similar to that imported - approx. 5.7p per unit. Its installation will save CO2 emissions of 900 kg per annum

The first house to be roofed with a solar shingle roof installation in this country is pictured on the right of this illustration. The total active roof area is 26.5m2 (with 17.5 m2 on the south-facing section and 9m2 on the north-facing section). The non-active areas were covered with slates recycled from the original roofing material. The total installed power is 1.63 kWp. - (1.088 kWP on the south side, 0.544 kWp on the north) The work of removing the original roof and installing the photovoltaic shingles took five days at a cost of approx. £8-9,000 (including roofing work). The grid connection was witnessed by Seeboard and they pay 4p/kWh for every unit of electricity exported. CO2 saved amounts to approximately 850kg per annum and the house generates more electricity than it uses ­having installed low energy lighting and appliances ­making it a true solar power house.

This development of nine houses was constructed by John Laing in Edmonton, N.London. The system sizes range from 0.96kWp to 2.35kWp, totaling 15kWp. Total anticipated energy yield of each house ranges from 0.8 ­1.9 MWh per annum. Total installation is expected to generate 12 MWh per annum. The area of Sunslates varied by home from 10 - 24 m2, with a total area of 130m2. The installation for all nine houses took two weeks, carried out by normal roofing contractors under Solar Century control, at a cost of £110,000. Grid interconnection was approved by 24Seven (a div.of London Electricity), each householder having joined the E.Energy Solamet scheme. The CO2 savings amount to 8,400 kg per annum and each house has an Eclipse display in the kitchen. All homes sold within 6 weeks at a cost of £5 -£10,000 more than similar homes Page 6

Dr. Davis concluded his excellent presentation with an important consideration - that photovoltaics are an extremely straight forward system to install, with no moving parts, which means PV systems are low maintenance, long-lasting, safe and silent Find out more by visiting their web site at www.solarcentury.co.uk

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New Building in Historic Towns

Francis Golding, secretary to the Fine Art Commission, was our guest speaker at the Cookham Seminar, seen here in animated conversation with Gill Smith & John Alexander during registration. Francis took as his title 'New Building in Historic Towns' and copies of the CABE Report which he had researched and written were distributed to all delegates His presentation developed into a lively debate, with many encouraged to participate. Indeed, at times it was difficult to concentrate upon his presentation, and the comments it brought forth, as the case studies included in the Report provoked such lively discussion between neighbouring delegates! The question of new building in historic towns is always a thorny one and Francis Golding, with his vast experience, spoke with flair and enthusiasm on the matter. It brought home to many of us just how difficult it is to find the language to explain both what one finds attractive and acceptable, or disastrous, in any situation, but especially so where an application falls within a conservation area or historic streetscape - whether that be an historic city, town or village.. It is a situation in which both Societies and councillors may often find themselves when faced with a planning application. The application may be accompanied by an architect's perspective, but without the benefit of a true picture of the finished building in its setting the outcome remains questionable - and it is that ability to project the paper image onto the 3D stage of the application site which is often the most difficult, but necessary, part of the exercise. How often has one imagined a proposal nestled in the confines of a site, only to find once it is built, that it stands proud and overbearing in the general street scene.

Animated discussions continued throughout luncheon, the excellent venue - Holy Trinity Parish Centre - and the catering having been organised for us by Richard Gold of The Cookham Society.

I noted from a newspaper recently that our speaker was just beginning a round of lectures to introduce his Report to a wider audience. Copies of the CABE Report may be obtained by telephoning their London office, and indeed if one were to produce transparencies of the illustrations, the case studies chosen by Francis Golding would make for a lively and entertaining evening of Civic Society debate.

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DENDROCHRONOLOGY
Dr Nat Alcock Summer Party Great Halseley August 2002

Dendrochronology is the study of the annual rings of tree growth. It is used especially to date past events. Oak is usually used because it is more reliable and more widely used than other woods. Oak has light coloured outer sapwood and darker heartwood. The sapwood usually has twenty to thirty annual rings, and is mostly stripped off before the wood is used. This does introduce a small degree of doubt as to when the tree was felled or used, but not the age of the heartwood.

The annual rings are due to the periods of growth and dormancy each year - the size of each ring being dependant on the climate generally, and the micro-climate where the tree grew. Trees growing locally to ach other will exhibit very similar ring structure, and trees from the same region (say North West Europe) will have similar annual rings. However, different types of trees and/or different climatic regions cannot be used. Pencil sized samples are extracted for dating purposes. A match of fifty, or one hundred rings is usually required to establish that two pieces of timber were growing at the same time. Thus many matched samples, extending over a period of time, permit average indices of growth to be accepted and master indices over long periods of time to be recognised. Any sample can then be matched to the master to confirm its period of growth, or age. The master indices are an indication of climate, and some samples will indicate local climate variation. Statistical methods are also used to match samples, these methods give 'T values. A 'T' value of 1.5 would indicate random samples; a value of 5 or 6 would confirm a match; 10-15 could mean that the samples were from the same tree! In the British Isles indices extend back to 7000 BC; the earlier period was derived using oak preserved in Irish bogs. Hence tracks in the Somerset Levels can be dated - even when they have been extended or repaired. Indices or 'T values can also be used to indicate the source of timber ld thus trade routes e.g.:

Rhine area to London - 7th - 9th Century - oak for barrel staves

Ireland to Scandinavia - 11 th - 12th Century - oak for Viking boats

Baltic to London - 13th - 17th Century - many uses of oak

The negative was also interesting. For instance there was no building in Ireland from 1640 to 1680, due to civil disturbances, Similarly there seems to have been a lack of building in England from about 664 to about 668, due to an outbreak of plague.

Building timber was almost exclusively used green, which facilitates dating. Cruck buildings use single timbers, like ribs, resting on the ground at one end, and are joined at the apex. This method of construction was used mainly from the 13th to the 16th centuries, with a peak in the 15th century. The earliest known cruck dates from 1263. There are seventy identified cruck buildings in the Midlands and the West of England,

The Bakers House at Lower Radley was constructed in 1514, making use of the original 1270 cruck. Mill Farm at Mapledurham is the oldest unmodified peasant house in the country where all the timbers date from 1335. The roof timbers are smoke blackened around the original hole in the roof that was subsequently filled in. Base crucks used timbers from ground level to support higher level timbers, possibly with a crown post supporting the roof timbers. This method was mostly used for higher status buildings, such as manorial buildings.

Dendrochonology has been widely used and is ideally suited to dating cruck buildings and Dr. Alcock concluded his talk with a brief look at cruck buildings and in particular the Great Haseley Tithe Barn where we were sitting. Great Haseley barn is approximately 30 x 125 feet and was originally built in 1330. Dr. Alcock thought it seemed to have been built by inexperienced people, or as an experiment! The cruck timbers were supported on walls, and the walls buttressed; but the weight of the roof was not adequately supported and repairs were required.

In 1485 the barn, which may have been a tithe barn, passed to St. George's Windsor; and a rebuild followed in 1496 with support for the roof as shown on the diagram. There were further repairs in 1811. John Alexander acquired the barn in the 1960s, in a rather derelict state, it having been lived in for a time. However, since that time extensive repair and restoration has been carried out. It was interesting to note that the builders in 1330 used Arabic numerals for the timbers on one side of the barn, and Roman on the other! The marks were cut with a 9mm. gouge and measure about 100mm long overall.

The use of Arabic numerals is very rare, but they were also used at S1. John's Priory at Wells. The nearest example in date in timber is the fine panelled ceiling of the Lady Chapel of the Church of S1. Helen, Abingdon, dated to the 1390's. Here the numbers were of small stamps, about 10mm high, and were used to number the elaborately carved and traceried surrounds, as well as the painted ceiling panels. These details are contained in a report prepared for John Alexander by Dr. Bill Cotton, a colleague of Dr. Nat Alcock.

A report by Jerry Sampson of Caroe & Partners on the Abingdon ceiling maintains that "Arabic numerals first came to England in the twelfth century, probably via Spain, and are usually considered to have been the preserve of the clerical intelligentsia until the late middle ages." Whilst both the example at Wells Cathedral, as well as that at Abingdon, are of highly decorative works of art, or sculpture, and clearly from a workshop of the highest quality, "the use of Arabic numerals at so early a date on work deriving from a craft workshop rather than emanating from a more learned source is surprising". For Arabic numerals to be found on the heavy timber-framed roof at Great Haseley in 1313 is astounding, and shows that the carpenters constructing the roof were well versed in mathematics and illustrates clearly the high degree of sophistication and education employed in the construction of the building in which Dr. Alcock's fascinating lecture had been delivered.

Our speaker was educated at Trinity College, Cambridge, and had recently retired from full-time teaching of inorganic chemistry and x-ray crystallography at the University of Warwick. He is a fellow of the Society of Antiquaries and a Past President of the Vernacular Architecture Group. His particular interests are in social history, topography and vernacular architecture. He is the author of many articles and local studies, and several more general books including "Recording Timber-framed Buildings: an illustrated Glossary", "Cruck Construction": an Introduction and catalogue, "Old Title Deeds and People at Home" which used probate inventories, estate records and standing buildings to create a picture of changing lifestyles over four centuries. He has recently produced a CD-ROM with the British Library entitled "Living and Working in Seventeenth Century England'; the CD-ROM shows thousands of images and texts from Randle Holme's "Academy of Armory", published in 1988.

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Best Value Planning Audit

A regular contributor to ASHTAV News, John Bishton recently received an invitation from a Planning Manager to attend a session called for by the Audit Commission, as part of their Best Value inspections of local Planning Offices. I owed him some co-operation in return for his spending a Saturday afternoon at our 1997 Bruton AGM explaining to ASHTAV members how the Area System works in South Somerset. (Any new members who wish to know more of Somerset's devolved planning powers please contact the HelpDesk for information). In any case, it promised more than just financial probity. This was only one of a number of meetings conducted by two inspectors, one a specialist planner and the other modestly describing himself as a "generalist"! (The latter, a finance man, proved expert at smoothing ruffled feathers!). He conducted the meeting, and the Planner took notes.

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It would be interesting, if they became available, to compare his notes with my own, but it would be surprising if they were not even briefer. Other meetings are being held with staff, members of the District Council, and the Planning Policy group who work with the District's central team. The product will be an Interim Challenge, a Draft Report (with consultation), and a Final Report.

Our local form of democracy is not one practiced everywhere, so its strengths and weaknesses are significant; it costs more, but councillors are convinced it gives better service, and a majority of voters are happy with that. If it were to be proposed for wider adoption it could, in tandem with current proposals for greater use of delegation, give rise to startling changes in some parts of the country (and, I suspect, a lot of discontent). Currently, I know, some other areas view it with approval. (Other aspects of current proposals - i.e. The Green Paper, December 2001 - could disable Planning almost totally! Which proposals are we to take seriously? Only Janus could reconcile them.)

Those present at the meeting, seventeen in number, included Parish Council representatives, Chairmen from small town councils and places having only Annual or Quarterly Meetings, agents, architects, two representatives of the handicapped, one developer and myself representing an Amenity Society (surprisingly, the only one). How many people, if any, were unable to take up the invitation I do not know. However, seventeen voices were more than enough, when only two hours had been allocated. The length and format of the meeting matters, because these dictated the content, and in my view, limited its usefulness. Just how much priority the Commission expects this consultation to be given, what the local Chairmen think, and how much time a hard-pressed Area Planning Officer can give to rounding up the participants and organising such a meeting it would be interesting to know. It is clearly not a job for a junior, and how is its productivity to be measured?

However, the Inspector introduced himself and then asked each of us to do the same. That took twenty minutes of the allocated time. (At the County Forum I am accustomed to getting a sheet with a list of names and organisations, and a name placard on the table, thus enabling later networking, though such a procedure may close some minds). At ASHTAV Seminars we wear badges to indicate name and origin; though we, of course, have a lot in common, as is usually the case at the County Forums. These procedures are time consuming, but do make meetings more profitable. In my previous (sheltered?) life discussing syllabuses, exams, etc. it was always easier if you knew to whom you were talking - or contradicting. (When asked about building in/on the Green Belt, it helps to know who is asking!)

One hour and forty minutes to go, and the interesting part began. We were asked to use two pieces of paper each, to indicate 'What is good about the service here?" We relaxed by rising to fix them to a board for all to see. Guided discussion followed as we grouped the answers into focused areas, and we were courteously allowed to retain uniqueness, if it was really desired. This produced the good news for the planning officials;
The results were: - Accessibility of officers scored 10/33; you cannot hope for a better score;
Consultation: includes information and advice 15/33 !I!!
Deleqation: presumably because it quickens things up 2/33 Considering that most applications are for householders' minor works outside Conservation Areas that seems low, and was contradicted later.
Efficient system: 1/33 it never became clear what was meant by the "system". Could it be the local machinery? Could that be influenced by the sparsity of large contentious applications throughout three of the four areas? Did it mean the TCPA.? The tenor of the meeting indicated that it was a reflection of scores for accessibility and consultation, and it might have been subsumed therein.
Awareness of environmental issues: 3/33 - some encouragement here. Does that do more than reflect the attractiveness of South Somerset as a place to live and work, and the safeguards in the District Plan? It was not elaborated to include Sustainability to which the District (and County) are committed.
The work of the Conservation Team (both central and area based): 2/33, which began as 1
There are notable omissions; no mention of the District Plan, nor quality of design.

The high level of approval of the Council's work may have influenced the second part of the meeting, when we were asked to specify the weaknesses of our administration. - The result was a rag-bag of criticisms, followed by the loud sound of axes being ground. There was a marked reluctance to subsume ideas under one heading. To summarise - some thought District Councillors (who are often Parish Councillors) should only exercise one vote - it was not explained at what level, or why? Some wanted more support for Parish Councils. (This seemed to mean more obedience to them - certainly not something we would all have agreed about if it had been pursued.)

More efficiency about notification of neighbours was wanted. More consultation on amendments to plans was asked for.

Lack of weight for local opinion scored 5. One could be forgiven for discerning greater nimbyism here amongst the parish representatives than the others present. Inconsistency in decision-making also attracted criticism. Should it? Is it real or Perceived? When every planning decision is unique, what is a precedent? _

"Better response" to pre-application consultations was wanted. "Blanket policy" on barns was alleged, and contradicted.

Better training of junior officers and of members was required by 5. Lack of enforcement was the biggest issue, at 7. These last two points attracted a lot of noisy support. Return to central decision-making, overcoming poor access to Area Offices was an issue for the handicap lobby.

Clearer reasoning for decisions affected several participants. It was not clarified whether this arose from formulaic language. The speeding up decisions would suit professionals.

Failure to produce high quality - (my lone voice)!!

An unidentified lone voice spoke in favour of remoter decisions.

There was no time to debate how these issues could be reconciled, or how they relate to the strengths of the local system.

This did not seem to be the place to debate the District's relationship with higher tiers of planning, nor the influence of English Heritage, CABE; the relative weighting of Parish Council and other inputs, or environmental education. The ambiguous position of Planning Officers as arbiters of architectural quality could not be discussed. Does greater democracy have to lead to timidity and mediocrity? I was left to wonder whether anybody at the meeting had heard of the Planning Concordat, even to wonder whether it would have interested anyone?

The meeting was far from being a waste of time. It did lead me to think how badly the community needs input from members of the Civic Trust, ASHTAV, CPRE and others. If all-purpose committees are to make decisions, should all-purpose Parish Councillors also enjoy greater weight in advising them? One of the advantages of the former, specialist committees, including volunteers, was an interest in the subject. Planning now has a higher profile and my experience is that members regard it as important. Officers now seem to be more powerful than they were. But they are Planners; not everything can be referred to their Architects. Just how does one drive up standards?

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"HOW URBAN DESIGN CAN DELIVER SUSTAINABILITY"

IAN W ASHBROOK
Tearn Leader for Historic Environment at the South Gloucestershire Authority

For his lecture to Ashtav members Ian Wash brook, B.Sc.,Hons. TP., M.A.Dip.Urban Design, MRTPI, distilled all his experience of working with particular responsibility for the historic heritage within a Forward Planning Department. Members who attended the Goring-on- Thames Seminar will recall his presentation, illustrated by an actual project with which he had been associated at Wokingham. At Wotton-under-Edge he touched on his period of study at Oxford Brookes University and the application of this to a recent development at Marshfield in South Gloucestershire. Ian firmly believes the art of 'making places for people' is not just about the way places look, but how successfully they function, and that good urban design is key to creating more sustainable developments He kindly allowed us a copy of his slides, and we are grateful to Prof. Ian Bentley of Oxford Brookes University and Professor Hugh Barton of the University of the West of England for the use of illustrations from their publications. I hope I have been able to do justice to Ian's fascinating and meticulous explanation of this detailed planning process.

Ian explained that firstly one must understand the site, taking full account of its natural attributes, distinctiveness and constraints unique to the site and its context. There is a need to balance everyone's legitimate objectives and an understanding of how the site is currently used/valued, in addition the wishes of the local community should be taken into account. The development response to each site must reflect all these aspects. He then listed fourteen issues of concern to an Urban Designer: Local Character, Setting and Site Characteristics; Local Needs; Mixed Use; Energy Strategy; Aesthetic Quality; Energy Strategy; Movement, Safety, Security & Privacy; Water Conservation; Open Space & Wildlife Conservation; Development Form; Access and Traffic; Visual Delight (hard & soft landscape); Density and Compactness (walkability);
Integrated Design Strategy/Concept (layout).

Guidance now favours mixed use developments and this calls for careful handling both within the new site and as it relates to the surrounding area. (Ian had many illustrations of this and if you wish to have a sight of them perhaps you should make contact with the HelpDesk)

Even so, one could be left with incompatible uses and this could only be overcome by detailed design work. Security is paramount and it is important to avoid ghettos of business or retired people but provide homes for a range of different occupiers as this patrols both streets and homes in a natural ad hoc manner. The design of homes on a square grid also gives protection to the rear of the properties.

Energy efficiency is of equal importance when creating the basic layout, having due regard to the direction of prevailing winds. Here development could benefit from a band of trees, or the planting of a shelter belt, and gains can also be made by siting properties to optimise the benefits of solar heating panels. As one might expect, in terms of built form, terraced housing and flats (up to four storeys in height) are the most energy efficient. Confirmation of this came from BRE research in graph form which showed a detached house using 72 units p.a. declining through semi to terrace to an intermediate sized flat which used 30 units p.a The microclimate of each site requires investigation and data should be obtained from the local Meteorological Office to ascertain wind speed and direction at the nearest weather station. A 50 kph wind at -1 degree C has six times the cooling effect of still air at -12 degreesC. Hence a need to design to keep windspeeds below 5 metres per second. Analysis was also required of slopes, vegetation and visual, or angle of view.

The site also requires sensitive planning so far as water is concerned. Here the OHP described in schematic terms the piping to facilitate a reduction in consumption of "white" water (i.e. water of drinking quality) by the strategic siting of storage tanks in order to recycle "gray" water (that used for washing-up & rain water) and also on site treatment of "black" or foul water. By keeping paving to a minimum and fitting swales and filter strips with earthworks for improved filtration one can avoid creating landscape which requires irrigation in the summer months. This also has the effect of conserving wildlife habitat. A slide followed which demonstrated that in Germany these features are taken into account even in the centre of a city like Berlin.

Members perhaps are familiar with Ian's next OHP which showed child pedestrian mortality rates in the UK compared to the rest of Europe - the statistics compiled In 1995 when we sadly are clearly the "leaders" our figure being double that of Belgium, the Netherlands and Italy and almost double those of Greece, France and Ireland. The following OHP illustrated the decline in the numbers of children walking to school between 1971 and 1990. The graph for seven year olds was the most striking, a drop of 61 %. Not until children reach the age of ten and eleven was the percentage less than half, indicating that 90% of children in those age groups walked to school in 1971 compared to 52% in 1990.

Unit No			Persons per Hectare
Low density detached Herts.	6	20	Urban Initiatives
Average net density Los Angeles	15	0	Newman & Kenworthy
Milton Keynes Average 1990	17	68	Sherlock
Average density/new/UK 1981-1991	22	88	Bibby & Shepherd
Minimum density for bus service	25	100	Local Gov.Management Board Sus.Settlements Guide
Private 1960-70	25	100	Urban Initiatives
Inter-war estate - Hertfordshire	30	120	Urban Initiatives
Raymond Unwin 1912	30	120	Nothing gained by overcrowding
Tudor-Walters 1919	30	120	Local Gov.Management Board's Manual-state aided
Private 198019Os Hertfordshire	30	120	Urban Initiatives
Hulme, Manchester 19705	37	148	Hulme guide to development
Average net density London	42	168	Newman and Kenworthy
Ebenezer Howard - Garden City 1898	45	180	Tomorrow: A peaceful path to real reform
Min.density for a tram service	0	240	Local Gov.Management Board Sus.Settlements Guide
Abercrombie - Low density	62	247	Greater London Plan
RIBA	62	247	Homes for the Future Group
New town high densityllow rise Herts.	64	256	Urban Initiatives
Sustainable urban density	69	275	Friends of the Earth
Hulme, Manchester planned	80	320	Hulme guide to development
Victorian/Edwardian terraces, Herts.	80	320	Urban Initiatives
Abercrombie medium density	84	336	Greater London Plan 1944
Central accessible urban density	93	370	Friends of the Earth
Holly Street, London, 1990s	94	376	Levitt Bernstein Architects
Holly Street, London, 1970s	104	416	Levitt Bernstein Architects
Abercrombie - high density	124	494	Greater London Plan
Sustainable Urban	124	494	URBED
Neighbourhood (max)Hulme 1930s	150	600	Hulme guide to development
Average net density Islington - 1965	185	740	Milner-Holland
Singapore planned densities 1970s	250	1,000	Scoffham and Vale
Kowloon (Hong Kong) actual	1,250	6,000	Scoffham and Vale

Ian emphasized Concept Statements, Development Briefs, Masterplans and Guides should all be site specific, Urban Design 'tools' through which to create better places for communities to live. They can also assist in the process of negotiating a Section 106 Agreement with Developers in order to secure planning gain in the shape of public transport improvements or community facilities. The Concept Statement, or Plan, needs to set out the main design principles and quality objectives early on in the development process as in this way it ensures design requirements are considered at the outset of the process. The detail and complexity will vary with the significance, size and context of the site in question, although ideally it should be concise - limited to one side of A3 with diagrams and bullet points.

A balance has to be struck between gathering all the necessary information whilst maintaining the simplicity of the technique. The aim is that it should be imaginative, positive, ambitious and practical, opening up design opportunities. What it is definitely not is a list of dimensional standards. It is a starting point and must not be treated as the design solution - it is the forerunner to a Development or Planning Brief for the site, and is best prepared jointly between the Local Authority and the developer. The process of consultation adds "weight" to the SPG (Supplementary Planning Guidance) as Inspectors will pay due regard to this aspect. The initial briefing involves officers and members and this is followed by a wider and inclusive consultation involving "stakeholders", there is a need for 'informed' discussion, with the opportunity to reconcile conflicting views.

Ian displayed many sketch maps to illustrate the various stages in the process of arriving at a well researched and individual Development Brief. The following typical housing development lay-out plan was used in the Marshfield consultation

The sites (it was proposed that the development should be phased) lay between the south western end of the High Street and the A420, within the Conservation Area. This - unusually perhaps - is not tightly drawn and includes fields for 50% of the area, thus giving maximum protection from inappropriate development. The line drawing of the High Street forms the cover of the SPG (Supplementary Planning Guidance) adopted by the Local Authority in October 1998.

As can be appreciated from the line drawing above, the centre of Marshfield contains many fine terraces which front the High Street and this became an important element in the development of the new site. The villagers were asked what they most valued about their surroundings and mindful of everyone's aspirations - the brief in fact made provision for almost double the numbers of dwellings for which permission had originally been applied - a total of 83 units in the first phase. As one might imagine, that caused a few headaches for the Parish Council who had in the past always fought to minimise the numbers of dwellings.

Comparison of the original plan above, with the final layout below, illustrates only too well the benefits that can accrue when this painstaking process is followed. Provision for the inevitable car ownership was catered for by providing access. to a garage and hardstanding to the rear of homes, through arches or between terraces as shown below. A wide range of homes was provided, from semi-detached (both two and three storey) to three storey terraces and flats, which rather dispels the myth that housebuilders would have us believe, that they provide what Mr. & Mrs. Average desire.

Tony Wood, is Clerk to Sherston Parish Council in North Wiltshire and attended the October AGM. It so happened that his Parish Council were consulting on a development very similar to the example at Marshfield. That site was only fifteen miles distant, but being within an adjacent county, was quite unknown to councillors and planners alike. As a result of an approach from Tony, Ian Washbrook arranged for Sherston councillors and residents to meet their counterparts at Marshfield, plus the developers and some of the new occupiers, in order to hear from all sides and learn the benefits and lessons of this well-managed and detailed approach to change.

As mentioned in the previous edition, Ian has a young family and ASHTAV remain very grateful to him for giving up a precious Saturday to show us that there is an alternative to identikit estates in Britain.

Swamped by a new estate

IS SOMERFORD KEYNES PECULIAR?

Muriel Watkins,Parish Clerk to Somerford Keynes Parish Council writes:
“Lower Mill Estate on the southern edge of the village, often seen in the Press for its innovative house design, has the potential to be able to outvote regular residents in Local Elections. The village has 100+ houses and Lower Mill will have 575 eventually.

We have lobbied our MP to no avail and would appreciate any help/suggestions.

Are any other ASHTAV members similarly affected?
Perhaps, Kent offers analogues : there is government pressure to increase housing in the south east and the improvements being made to rail and transport links with Europe mean that the area is gaining inward business investment with new firms accentuating the pressure on housing stock.

Aylesham Village is a typical case. Essentially the kernel of a new town that Patrick Abercrombie planned to hold 15,000 residents with a range of commercial, community and civic buildings., its progress to that target was stunted by adverse economic conditions in the 1930’s. Today, Aylesham holds about 4,200 souls but ambitious plans will add a further 1000 to that total, around a 25% increase. Not as devastating as the overwhelming of Somerford Keynes but certain to make a big difference to the social mix of this Kent village.

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Mark gave a brief, yet clear, introduction to the disposal of waste and its elevation to a primary concern of thinking people, governments and local authorities. Landfill sites are not only becoming harder to find, but contaminate the land for future generations. Alternatives to landfill include burning, or dumping at sea, neither of which are considered acceptable. Pyrolysis has long been recognised as a promising process, but attempts to harness the technology as a practical, viable solution have failed. It is neither new nor novel, references to it date back to 1892. It is a system widely used in industry in the production of charcoal and coke.

The pyrolysis process is often misunderstood and tends to be lumped with furnaces and incinerators. There is no similarity between the processes. The latter openly burn all manner of waste at high temperatures, producing large quantities of dust, soot and other undesirable products, to be dispersed over a large area via tall chimneys and exhaust stacks. This not only creates contamination, but effectively loses forever a wide range of valuable materials which could have been reclaimed. As the Wiltshire Agenda 21 Officer, Jane Laurie, stated at a recent forum :

"Waste is just a resource for which we have yet to find a use"

In simple terms Pyrolysis is the application of heat to a substance in order to cause decomposition. The pr