We are testing a new beta website for gov.scot go to new site

Polnoon Masterplan: Idea to Design - Residential Streets Project

Listen

buildings mapBuildings

The new neighbourhood completes the existing village, connecting to the historic focus around the Orry, the 1930s Moor Road village extension and the 1970s Bonnyton Drive neighbourhood.

Standard house types have been combined with local architectural elements and adapted to interpret traditional shapes and sizes into a modern contemporary development that is sensitive to its context.

Careful consideration has also been given to the finishes and materials, especially colour, durability and ease of maintenance.

Layout

Appropriate density

The new residential development consists of 121 dwellings that comprise of a hundred houses and twenty one flats. Thirty four dwelling are in the Conservation Area and eighty seven in the remainder of the site.

Affordable housing

Affordable housing (one and two bed apartments) has been located at the heart of the development and designed to fit in with the character of the other house types. In addition, other houses within the development will also be offered for shared equity.

Range of house types and sizes

A wide range of dwellings have been provided, from one bedroom cottages to a six bedroom house. They have been well integrated throughout the whole development.

Relationship of topography and mix of heights

The location of the houses have been designed to fit with the contours and slope of the site. In particular, single storey dwellings have been placed on the highest part of the site, to lessen their impact on the skyline. In contrast, three storey have been placed on the lowest. The provision of different heights also provides variety within the streetscape.

buildings layout diagrams

Continuity of the street

To maintain the continuity of the street and to avoid the fragmented feel of many new housing layouts of a 'plot by plot' approach, the design incorporates linking carport, garages roofs, canopies and pergolas. The use of these important elements, together with a consistent distribution of gable roofs (especially to the Moor Road frontage) and hipped rural farmstead roofs (to the moorland edge) will create an architecture to define and contain public realm space, as well as, deliver a sheltered domestic environment with a strong village character.

Primary marker locations

There are two primary 'marker' homes:

1. Main entrance - whereby a group of three houses are configured as a linear terrace and aligned perpendicular to the frontage of the adjacent existing cottage on Moor Road/Polnoon Street. The gable end acts to terminate the Montgomerie Street axis.

2. Pedestrian entrance - whereby a small gatehouse marker is located at the junction of Kirktonmoor Road and Moor Road and acts as an introduction gateway to Eaglesham.

Secondary marker locations

Throughout the development the public realm network is animated by the secondary marker homes which utilise architectural devices such as gables, chimneys and articulated window surrounds to augment a spatial hierarchy for example, by providing termination to street and lane vistas and providing incidence at changes of direction within the layout. This all helps to guide people through the development.

Central square pend landmark

A pend landmark feature has been designed to create an entrance or exit at the central square. It also acts to frame views 'in' and 'out' of the square.

buildings layout diagrams

Houses

Redesigned portfolio of standard house types

A variety of six standard house types (plus apartments) will be used throughout the neighbourhood to create a strong visual coherence.

house types graphics

Corner houses i.e. Two new L shaped houses

The development of the site layout has also required the design of two new 'L' shaped houses have been specifically designed to assist in turning a street corner and forming courtyard clusters of dwellings. The new houses contribute towards a number of street typologies within the site which would not have been so effectively achieved with the current range of houses consisting of detached rectangular building forms.

The L shaped house has, for example, been used to link with a garage or one bedroom cottage to enable the frontage to be extended to provide a sense of containment to the street, whilst visually varying the scale of buildings between one and two storeys. As for the formation of the clusters of houses, this follows the historical precedent established by the farmsteads local to the area. The courtyard cluster assists to provide shelter from the prevailing winds helps to create a good microclimate within the site. Generally, these clusters have been located on the periphery of the layout to form the 'courts' within the street hierarchy.

house types graphics

Details

Gable windows

Gable elevations have been built-in to address the streetscape, either as a principle elevation whose gable elevation turns a corner to address another street, or where a gable elevation provides an opportunity for incidence that could visually help terminate a long vista down a street. With shared surfaces, these sort of features animate the street scene and improve passive surveillance from both lower or upper floor rooms.

house types graphics

diagram key

With many existing standard layouts, it is often the case that the windows to the principle rooms of the dwelling are focused on the front and back elevations, leaving the gable elevations devoid of fenestration apart from bathroom windows on upper levels.

materials diagram

80% construction materials will be either from a sustainable source i.e. timber or will be manufactured using recycled material.

Bringing the buildings and street together

Garden walls

This street elevation shows comparative architectural features between the 'old' and 'new' and how the dwellings are stitched together with garden wall 'ribbons' of differing height and texture - providing street edge continuity and definition, a strong sense of enclosure and protection from the extremes of the moorland climate.

garden walls diagram

diagram key

Scale of buildings and use of road surfaces in their relationship to the street hierarchy:

The images below show how different house types and the colour of the surface materials have been placed to create a hierarchy ranging from the grey surfaces on the streets to the warm surfaces within the more intimate, and often lower storey courts.

scale of buildings and road surfacesdiagram

Built in energy efficiency

Top 10 points

1 Use of advances in technology:

Mactaggart & Mickel Ltd own a timber frame manufacturing company and as part of their ongoing Research & Development they are currently developing a closed panel system which will be capable of achieving thermal resistance properties beyond those of the proposed enhanced building standards. For example, during the construction of the walls, the closed panel system allows for insulation and air tightness to be maximised whilst also allowing the structure of the house to be erected wind and watertight within twelve hours. This allows instant access to trades resulting in a completed house more quickly and causes less disruption for neighbours.

2 Window glazing:

Timber windows will be coupled with a high performance glazing which maximises passive solar gain and minimises heat loss.

3 Building materials:

It is targeted that 80% of construction materials will be made from recycled material and locally and responsibly sourced. For example, all timber used in the construction of the houses will be sourced from a Forestry Stewardship Council ( FSC) sustainable source.

4 U-value:

Wall, floor and roof insulation will have a u-value of less than 0.25%.

5 Noise:

High standards of insulation to reduce noise.

6 Carbon emission standards:

Taking into account the probable timescales for starting this development, and the time at which a building warrant will submitted, new building regulations will be in force. Therefore, the enhanced carbon emission standards will be complied with on this development.

7 Ventilation:

Ventilation will take advantage of a design system removing the requirement for high energy use multi mechanical extraction. It will rely on using a low energy passive stack ventilation system.

8 Access:

The houses to meet Building Regulation access for all policies.

9 Waste management plan:

A site waste management plan will be developed for the site to ensure that waste to landfill is minimised and recycling is maximised. For example, all homes will have dedicated areas for internal and external recycling and be provided with a compost bin.

10 Appliances and light bulbs:

Appliances will carry the highest possible efficiency rating and all of the homes will be supplied with energy efficient light bulbs.