Butts Green

Character

The mediaeval hamlet theme specified in the development brief has been successfully interpreted by the architect, giving Butts Green the ambience of an established settlement. Public spaces are well overlooked by housing but the parking courts are less so, being generally overlooked from bedrooms only. A previously built meeting room adjacent to but not part of the development is poorly integrated and a disappointing design. The parking courts are well finished and illuminated. Some are linked through driveway gates but are also faced by garden walls, creating some lifeless areas. As low speed areas the courts offer places for play not otherwise specified in the brief. There is also opportunity for children’s play on Kingswood Green adjacent to the scheme. The planned block-paved surfaces proposed for junctions within the development may promote shared-surface use.

Roads, parking and pedestrianisation

Getting around on foot or by car is easy within the development, and there are two connections to the nearest distributor, Kingswood Road. Brick built covered cycle ports are provided behind the two large terraces. Public routes are enlivened by buildings and their access. Access to the front doors of the houses on the Crescent is via an access path from the rear parking court. These two and a half storey houses overlook and are also accessible from the roadside footpath.

In the case of the splendid Manor House Crescent, the buildings and nodal points specified in the brief work well. However, in the minor spaces also specified - the square and the urban space - roads have kerbs and pavements. This suggests car dominance, but with the final block surface added they could easily become places for pedestrians rather than vehicles.

Although garages that dominate the elevations fronting access roads and nodal points have been avoided, the dormer duplexes built above garages facing into the minor crescent leave a relatively blank roadway façade.

Design and construction

A new and varied range of house types was developed for the scheme’s mediaeval theme, including apartments, cottages, villas and long houses. A wide mix of housing types and sizes is spread across the site. Construction is masonry rather than timber frame, partly in response to the noise issues. The brief called for strong chimneys, dentil courses, brick piers or stone dressings for doors, an emphasis on vertical windows, over-eaves ventilation and metal rain goods.

Designs are full of detail and there is a clear understanding of the need for all areas to be overlooked. There are strong corner buildings and sometimes a smaller device like an oriel window is used to ensure overlooking. There is great variety in the size and shape of windows, with some leaded, and a number which act as French doors opening on to small balconies. Windows at the rear of the large terraces are small to reduce noise. Chimneys and changes in roof heights make for a varied skyline. Substantial use is made of paving design for footpaths, with a special design at the entrance to the scheme and also in parking areas. Roofs are slate or red tile, with contrasting ridge tiles and edges.

Internally the units are equipped and finished to a high standard and feel spacious. The high environmental rating to NHER level 9.0 and BREEAM Ecohomes ‘very good’ standard is a notable achievement because of noise issues and lack of public transport.

Environment and community

The scheme has no substantial public open space apart from the shared surfaces as the Butts Green is nominally private. However this major communal area is a high quality, if formal, space, and the sculpture representing medieval archers is a major focus. There are two buses on Kingswood Road but the best frequency is every 30 minutes daytime only, and in one direction only, with an isolated bus stop. A large supermarket, other retail outlets and a cinema are located within a few minutes by car, and a primary school under a mile away.