The construction of 130 dwellings, associated access roads, footways and new areas of public open space and associated external works.
Name of applicant:
Borough Council of King’s Lynn & West Norfolk and Lovell Partnerships Ltd
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Please see www.west-norfolk.gov.uk
The Project Team
Design: Feilden and Mawson
Marsh Lane, an allocated site that is currently undeveloped land, is located to the north east of central King’s Lynn. To the north east and south it is surrounded by existing housing estates and an industrial estate to the west. The site is predominately level, with a variety of constraints that have been addressed as part of the design proposals.
Marsh Lane’s distinct feature is the remnant orchard to the east of the site. The proposals initially focus on the desire to create a sense of place and community around the retention of the orchard, by connecting access points into the site to this space. This is provided by an east-west access road that connects a future road provisions by Highways/Mott MacDonald; and a north- south feeder road to link Segrave Road to Aconite Road and the sub-sequential existing housing estates.
The proposals have been carefully laid out to provide focal points and navigational routes, such as at ends of main roads and where communal spaces meet.
The masterplan has been set out to sit sensitively within the neighbouring context whilst providing coherentand desirable places to live. Linking vehicular roads that connect at clear strategic roads structure provide access points to mews roads, home-zones/private roads, small courtyards and parking areas. Gateway buildings are located at Marsh Lane where the east-west and north-south roads meet, as to create a sense of arrival. Other formalised entrance buildings and created street frontages, face along the future new access road junctions provided by Highways/Mott MacDonald and layout to the west; the east-west access road; the southern pedestrian/cycle way, which like the west frontage facing the new access road junctions provided by Highways/Mott MacDonald road is set back to create a defensible space whilst providing surveillance; and frontages facing or leading onto the orchard and smaller green space, which provide surveillance onto the ‘village green’ type spaces.
Parking and Refuse
The parking strategy is in accordance with the Parking Standards for Norfolk 2007 publication, providing spaces that are 2.5m x 5m and garages that are 3m x 7m to include storage, as well as incorporating the use for home standards where housing associations will manage affordable accommodation.
Wider parking has been provided in front of garages and where spaces between plots permits. The majority of the proposed housing at Marsh Lane has on-plot parking, with the apartment block and some terrace housing having parking that is located behind the plots, to reduce visibility from the road and/or are over looked by plots that are adjacent from the parking courts.
Refuse is generally incorporated and accessible to plots rear gardens and has sensible access to adoptable roads that will host local collection services.
Typology and Tenure
Heights of dwellings have been kept to two storey, garages one storey and the apartment block both two and three storey, where the three storey section faces on an open space.
A client request was that the housing at Marsh Lane adopted a tenure blind approach, ensuring that both housing types and style is coherent across the site. The tenure mix has been kept in accordance with core strategy policy, providing 15% affordable accommodation, which has been pepper potted throughout the site, to provide a variety of unit types and ensure a social sustainable community
The selection has been taken from a pallet of local and traditional buildings materials. Facing materials and architectural features are typically tenure-blind throughout, with key and corner-turner plots providing a break in single use of materials creating focal points along development.