Appendix 3

Urban design case studies and

typical design solutions

Figure 1: The Cattle Market (R58)

Reading Urban Potential Study
ABATTOIRS
ROAD
3

BM 38
.91m

59

59a

WB

59

Hotel

ub

Sta

CAV
ERS
HAM

El S

rH

ous

21

23

Cattle Market

29

REG
ENT
COU
RT

RO
AD

Club

mie

1 to 17

Pre

18

24

Cattle Market
El Sub Sta

18

Depot

28

TCB

ET
S STRE
KNOLLY
GREAT
m

Builder's Yard
21 to 29

BM 39.33

24
31

1 to

Sta
nsh
awe

63
40

41

6
1 1

Belm
ont

1a

Cou

24

rt
20

C5

Ambulance
Station

Regent Court could provide the focus for an attractive

new square

Montrose
House

18

11

31

1 to
12
14 to
15

39.4m

1 to

Court

Court

Bellman

Cou
rt

33 to

Estate

Bellman

A3

BM 38.69m

El Sub Sta

A1

Trading

10

45

PH

38.0m

Post

13

PH

View east along Great Knollys Street of cattle market

buildings at the back of the pavement

18

STA
NSH
AW
ER
OAD

38.1m

TCB

Densities
A: 0.24ha; 29 Flats; 121d/ha
B: 0.05ha; 4 dwellings; 75d/ha
concept plan

ABATTOIRS ROAD

BM 38
.91m

59

59

59a

WB

Club
RO
AD

View along Abbatoir Road looking east showing the large

scale of new development nearby and the raised railway
line

Sta

CAV
ERS
HAM

View of Abbatoir Road from Caversham Road showing

the nightclub under the railway arches on the right

rH

ous

REG
ENT
COU
RT

ub

21

23

29

Cattle Market

El S

mie

1 to 17

Pre

18

24

Cattle Market
El Sub Sta

18

Depot

28

TCB

ET
S STRE
KNOLLY
GREAT

18

STA
NSH
AW
ER
OAD

38.1m
m

Builder's Yard
21 to 29

BM 39.33

24
31

1 to

Sta
nsh
awe

63
40

41

11

6
1 1

1a

Cou
rt

key

View across the site from the northwest corner

Montrose
House

24

20

C5

Ambulance
Station

1 to
12
14 to
15

Belm
ont

buffer zone

main vehicle access

residential area

key frontages

mixed use

access roads

focal spaces

footpath/cycle routes

39.4m

to 18

31

Court

Be

urt
llman Co

Cou
rt

33 to

Estate

Bellman

A3

BM 38.69m

Trading

A1

El Sub Sta

10

45

PH

38.0m

Post

13

TCB

PH

Isolated dwelling on Great

Knollys Street. New
buildings could take
architectural cues from
such historic buildings in
the vicinity

Figure 2: The Cattle Market (R58)

Reading Urban Potential Study

ABATTOIRS ROAD

s)

Office (3

ntial (4s

Reside

59a

pe
e
ur ss
t
fu ce
ac

Reside

Vacant hotel site

possible mixed use block fronting
Caversham Road and Regents Crt
should the nightclub be demolished.

ntial (4s

Reside

ntial (5

ous
rH

s)

1 to 17

Reside

18

mie

ntial (4

REG
ENT
COU
RT

Reside

e units
l & Offic

se (5s)

Mixed U

24

(6s)

ustria
ight Ind

23

29

(2s)

Reside

El S
ub S
ta

Pre

(5s)

)
ntial (4s

RO
AD

s)

Club

CAV
ERS
HAM

dus
Light In

s
de

ntial (5

)
ntial (5s

Reside

an

tri

s)

ffic
trial & O

e units

l&O

dustria

Light In

21

(2s)

s)

its (2
ffice un

El Sub Sta

(6s)

Depot

28

(5s)
)
ntial (4s
Reside

EET
YS STR
KNOLL
GREAT

s)
Office (3

3m
BM 39.3

18

STA
NSH
AW
ER
OAD

Builder's Yard
21 to 2

PH
24

9
31

45

40

41

31

39.4m

1 to
12
14 to
15

11
6

1 1

Belm
ont
Cou
rt

1a

Scale

total site area: 2.48ha

site area excluding office & light industrial units: 1.89ha
306 apartments (average unit size 70sqm)
density: 162d/ha
Parking spaces per dwelling: approx 0.8
Other uses:
office: gross floor area 1950sqm
retail unit (general store) 175sqm
restaurant/cafe: 115sqm
office and light industrial units: 0.59ha
gross floor space 6458sqm

0m

50m

Response
- good access to the town centre and public
transport reduces the parking requirement.
- size and scale of surrounding development
(up to 6 storey office blocks) can be reflected
in new buildings on the site.
- light industry and office units are used as a
100m buffer zone to protect residential
development from the rail line and bus depot.
- perimeter blocks create continuous
frontages, a variety of public, semi-public and
private spaces and a permeable street
network.
- a formal square is created in the scheme,
and could include public art reminicient of the
cattle market.

Montrose
House

24
20

C5

Ambulance
Station

rt

18

Court

Constraints to development
- noise and pollution from the bus depot and
railway line.
- Abattoirs Road has limited capacity and
should provide foot and cycle access only.
- vehicular access will be via Great Knollys
Street only.
- Access should be provided to the former
hotel site off Caversham Road.

Cou

Court

n
Bellma

awe

33 to

Estate

n
Bellma

A3

BM 38.69m

nsh

A1

El Sub Sta

10

1 to

63

Sta

Trading

13

1 to

PH

38.0m

Post

Site Characteristics
- site is characterised by low rise brick shed
units of the former cattle market and abattoir.
Site now comprises of open storage, parking
a few small office units and a cafe.
- site is located within 0.5km of the railway
station and town centre.
- surrounding uses are mixed. The bus depot
and industrial units are located to the west
and south of the site resepectively. A
residential block, night club and former hotel
site adjoin the eastern boundary. The railway
line is raised about 5-6m above the site
forming the northern boundary.

Figure 3: Silver St./Crown St. (R51)

Club

to
118

to 3

16

20

1 23

132
134

Def

Def

13

Reading Urban Potential Study

1 to

128

The Faculty

Site Characteristics
- the existing site is characterised by a terrace of 2
storey buildings containing office, retail and vacant
dwellings, with cleared and redundant land to the south
and west.
- to the south of site are terraced streets and low rise
flats. A large block of apartments is currently under
construction opposite the site on the corner of Silver
Street and London Road (up to 5 storeys with undercroft parking).
- Crown Street and London Street leading to the town
centre, to the north are characterised by a mix of
retail, office and other commercial uses.
- the site is located only 400m from the town centre.

D
ROA
DON
LON

10

12 to 18

20
13

12

ET
N STRE
CROW

Regents
Gate

1 to 14

46.6m

18

20

The Faculty
28

47.1m

1
10

ET
STRE
OWN
R CR
UPPE

45

to
20

57

11

30

40

28

EET
N STR
CROW

se
g Hou
Stirlin to18

123

UPPER

31

23

21

Club
18

Silver
Street
Flats

View of the access to Newark St. with the

corner of the site on the left
to 1

25

View of the corner of Crown St. & Silver St.

5
14

118

30

E
QUAR
EE S
JUBIL

16

33

T
STREE
SILVER

17

ET
STRE
ARK
NEW

24 22

1 to

Priors Court

132
134

18

Densities
A: 0.07ha; 7 dwellings; 95d/ha
B: 0.08ha; 14 Flats; 166d/ha
C: 0.14ha; 20 Flats; 142d/ha

Def

13

Def

D
ROA
DON
LON

Constraints to development
- the site is allocated in the Local Plan for the
provision of a childrens play facility and mixed use
scheme (residential and B1 use).
- Vehicular access shall only be off Crown Street and
Silver Street. Upper Crown Street is only suitable
for foot and cycle access.

10
12 to 1

20

ET
N STRE
CROW

Regents
Gate

1 to 1

46.6m

30

33

EET
R STR
SILVE

17

18

25

18

ET
STRE
OWN
R CR
UPPE

45

20

31

23

40

EET
N STR
CROW

28

UPPER

47.1m

57

21

11

1 to18

18

total site area: 0.37ha

79 apartments (average unit size 70sqm)
density 219d/ha
Parking spaces per dwelling: approx. 1:1 undercroft

View of the narrow access along Upper Crown St.

other uses: office and retail units: 456sqm

toddlers play area: 310sqm
12 surface parking spaces

5
14

1
10

ET
STRE
ARK
NEW

Existing access off Silver St. showing the contrast

between 2 storey residential properties adjacent the
site and 4/5 storey commercial development beyond

2
24 2

Priors Court

Response
- a perimeter block is used to continue the building
line along Silver Street and Newark Street.
- the block can rise from 3 to 5 storeys at the corner
of Silver Street and Crown Street to create a landmark
E
R
QUA
building and reflect the scale of the new development
EE S
JUBIL
being constructed opposite.
- a element of office and possibly retail is provided
on the ground floor on the Silver St/Crown Street
Silver
Street
frontage/corner, replacing that lost by demolition of
Flats
the existing buildings.
- the block is made permeable with pedestrian access
from all sides helping to enhance casual surveillance
and access to the childrens play facility contained in
se
g Hou
Stirlin
the block.
- residential parking is provided undercroft, accessed
off Silver Street. Vehicular access at ground level is
50m provided off Crown Street to serve the business/retail
units.

Scale
0m

50

79

Figure 4: Hardy Close (R11)

Formak House
29
48

73

19

45

Reading Urban Potential Study

15
11

21

32

63

65

Chiltern
House

Site Characteristics
- an existing employment site surrounded by
residential development approximately 1.5km
from the town centre
- the surrounding residential area is characterised
by modern terraced affordable housing to the
north and south of the site and older terraces
and semi-detached properties to the east and west.
- a hedge runs along the site boundary with Hardy
Close and there are a number of mature trees, one
on Hardy Close and three and on the northeast
boundary of the site.

1
35

A
53

34

31a 31

HA
RD
Y

33

24

46

33a

E
OS
CL

D
ST JOHN'S ROA

TCB
Cantay House

29

20

43

16

D
ARDLER ROA

Mature trees on the site boundary at the end

of Hardy Close

14

16

31

15

19

10

View from Ardler Road looking into the site

11

BRACKSTONE CLOSE

Windy
Ridge

19

73

2a 4

57

4a 6

25

11

19
12

45

Densities

15

A: 0.19ha; 7 dwellings; 35d/ha

B: 0.11ha; 8 dwellings; 74d/ha
C: 0.26ha; 13 dwellings; 48d/ha

Constraints to development
- the privacy of surrounding properties, particularly
along St.Johns Road and the 'semi' at the front of
the site should be respected.
- the trees should be respected and maintained.
- Parking of 1-1.5 spaces per dwelling is required.

11

63

65

21

35

2s
4bed

2s
3bed

31a

Response
- the development continues the building line
created by Brackstone Close and so respects the
privacy of dwellings along St.Johns Road.
- the tree on Hardy Close forms the basis of a small
focal area of open space within the scheme.
- low rise flats with rear parking are positioned to
create a street frontage, sense of enclosure and
respect the privacy 1 & 3 Brackstone Close.

53

33

HA
RD
Y

46

33a

E
OS
CL

31
1

ARDLER ROAD

3s
flats
3x
2bed

29
2s flats
2x2bed

43

15

2
10

11

19

View along Hardy Close with the site on the right

site area: 0.32ha

17 dwellings
gross density: 52d/h

BRACKSTONE CLOSE

Windy
Ridge

31

View from Brackstone Close of the existing light

industrial shed/warehouse

AD
ST JOHN'S RO

2s 3bed
2s flats
1bed

TCB

Scale
0

50m

Figure 5: Basingstoke Road (R45)

Reading Urban Potential Study

Site Characteristics
- Vacant commercial site located on the outskirts
of Reading near J11 of the M4 motorway.
- the surrounding area is characterised by large
commercial uses to the west and 'suburbia' to
the east.
- A petrol station, chip shop and florist outlet abut
the southwest corner of the site. A small church and
gardens adjoin the southern boundary and a
footpath runs along the northern boundary.
- there is a bus stop opposite the site.

View of the vacant land and church to the rear of

579 & 581 Basingstoke Road

View of the site and petrol station from Basingstoke Road

1
3

5
7

2
4

6
8

561

El Sub Sta

95

Shelter

2s 3beds

78

3.5s
3.5s
6flats
6
4x1bed
2x2 bed

3.5

2s
4flats
1 bed

43.3m

3.5s
6flats
4x1bed
2x2 bed

2x2bed flats over 6garages

2s
2flats
1bed

81

2.5s
4bed
2s
3bed

66

2s
3bed
2s
3bed
2.5s
4bed

TCB
1
3

2s
3bed

5
7

6
8

El Sub Sta

95

577
b c

LB
Shelter

69

2
4

561

GREENFIELDS ROAD

The large tree and footpath on the northern boundary

2s
3bed

563

78

2s 3beds
579

2s
3bed

43.3m

581

81

2s
3bed

66

567 to 575

GREENFIELDS ROAD

St Paul's Church

69

577
b

LB

44.0m

TCB

55

EY
ITL
WH

579

581

BM 44.45m
St Paul's Church
55

EY
ITL
WH

1
6
25

NE
LA
OD
WO

BM 44.45m

25

NE
LA
OD
WO

44.0m

St Paul's Mews

St Paul's Mews

Densities
A: 0.21ha; 8 dwellings; 38d/ha

site area: 0.79ha

40 dwellings
gross density: 50d/h

Constraints to development
- noise and fumes from the petrol station present
a bad neighbour use.
- the footpath along the northern boundary
potentially presents a security concern.
- the large tree overhanging the nortwestern corner
of the site should be respected.

Scale
0

50m

Response
- dwellings are set back from the petrol station and
planting is used as a green buffer/POS to soften
its impact on local residential amenity.
- a row of dwellings are positioned to face onto the
footpath along the northern edge of the site
providing casual surveillance.
- a mix of dwelling types and flats are provided with
secure off-street parking.
- access is via the former entrance to the site.

Figure 6: St.Peters Avenue (BG9)

2
2

WOODCOTE
ROAD

68.2m
El Sub Sta

Reading Urban Potential Study

28

LB

15
9

A
Site Characteristics
- the site is characterised by large back gardens with
a number of large mature trees, groups of smaller
trees and hedges.
- the site is in a low density residential area
characterised by large detached dwellings.
- the site is approximately 2km from the town centre.

21

22

60
a

a
20

60

68.6m

20

52

R'S
TE
PE
ST

50

L
HIL

35

33

31
29

38

AV
EN
UE

Constraints to development
- the existing trees and hedgerows should be
maintained where-ever possible.
- the privacy of the existing properties should be
respected.
- the building line along St.Peters Avenue should be
maintained.

30

23

b
1

21

11

KE
LM
SC
OT
TC
LO
SE

27

10

ST
PE
TE
R'S

Densities
A: 0.57ha; 4 dwellings; 7d/ha
B: 0.38ha; 6 dwellings; 16d/ha
C: 0,26ha; 4 dwellings; 15d/ha
2

WOODCO
TE ROAD

68.2m
El Sub Sta

28

LB

15

9
7

1
21

22

60

20
a

60

68.6m

20

52

R'S
TE
PE
ST

50

LL
HI

35

33
31

29

KE
LM
SC
OT
TC
LO
SE

30

21

site area: 0.72ha

13 dwellings
gross density: 18d/ph

38

23

11

27

10

AV
EN
UE

ST
PE
TE
R'S

Scale
0m

100m

Response
- a variable width shared surface road serves a
development of semi and detached properties
(2-4bed).
- all buildings are sited outside of the tree crowns.
- the layout aims to retain as many of the existing
trees and hedges as possible.
- additional new planting helps to soften the
development edge and maintain privacy.

Urban Design Templates

Reading Urban Potential Study

Description: High density - Georgian Terrace Type.

3 storey town houses and flats. Large individual
gardens to houses, a mixture of garage, court and
on-street parking.
Typical location: Larger site, could be single sided, urban in
character, formal street setting / block
structure, close to town centre, high value.
Template area: 0.6ha (74m x 81m)
Dwelling Units: 44
Density: 73 d/ha
Parking on plot: 20 garages, 16 courtyard (0.8 per dwelling)
Parking on street: 16 (0.36 per dwelling) (overall 1.2 per unit)

Scale 1:1250

Description: High density - Town Centre Gap Site.

3-4 storey flats and 3 storey town houses,
small and communal gardens, courtyard parking.
Typical location: Small site, very urban in character, irregular
shaped site, potential privacy issues, close
to town centre, good accessibility.
Template area: 0.35ha (72.5m x 53.5m)
Dwelling Units: 39
Density: 94 d/ha
Parking on plot: 100% Courtyard - 1 space/unit
Parking on street: 0%

Description: High density apartment block, 4-5 storey, 1-3

bed apartments, undercroft parking.
Typical location: As part of a large strategic development
site and/or large infill site near the town/city
centre/public transport nodes.
Template area: 0.42ha (65m x 63.75m)
Dwelling Units: 73 (4 storey), 92 (5 storey)
Density: 176d/ha (4 storey), 222d/ha (5 storey) net density.
assumes offsite provision of POS, community
facilities, mixed uses etc.
Parking on plot: 100%, 75 spaces 1 per unit (4 storey)
Parking on street: potential 10-20 spaces.

Urban Design Templates

Reading Urban Potential Study

Description: Medium density, 2-3storey dwellings, small

gardens, courtyard & garage parking.
Typical location: Medium size site, compact urban form, long
frontages, urban/village character, smallscale established street pattern, close to
town or village centre.
Template area: 0.56ha (79m x 70m)
Dwelling Units: 22
Density: 39 d/ha
Parking on plot: 100% On plot & courtyard, 1-2 spaces/dwelling
Parking on street: 0%

Scale 1:1250

Description: Medium - high density, Victorian Terrace Type.

Mostly 2 storey terraced houses, small gardens
and mostly roadside parking, some courtyard
and garage parking.
Typical location: Medium size site, could be single sided,
compact urban form, very urban character,
small-scale established street pattern, close
to town centre. Ideal form of development to
promote as part of a 'Homezone'.
Template area: 0.489ha (55m x 89m)
Dwelling Units: 24
Density: 49 d/ha
Parking on plot: Courtyard - 11 spaces (inc 4 garages)
Parking on street: 24 (overall 1.4 spaces/dwelling)

Urban Design Templates

Reading Urban Potential Study

Description: Low density detached dwellings, 1-2 storey,

large plots, garage parking.
Typical location: Small site, backland, suburban location,
highly constrained by existing vegetation
and overlooking/privacy issues.
Template area: 0.27ha (57.5m x 71m)
Dwelling Units: 5
Density: 18d/ha
Parking on plot: 100%, 2 spaces per dwelling
Parking on street: 0%

Scale 1:1250

Description: Low density - detached & semi-detached,

2-storey, large gardens, garage parking.
Typical location: Medium-large site, loose urban form,
suburban character, strong landscape
structure, edge of settlement, constrained
by existing vegetation or poor public
transport links and/or part of a large
strategic development site with higher
overall density.
Template area: 0.84ha (80m x 105m)
Dwelling Units: 20
Density: 23 d/ha
Parking on plot: 100%, 2 spaces per dwelling
Parking on street: 0%