A recommended format

2.6 Each briefing situation is a unique combination of local factors. It is, therefore, not our intention to produce a standard check-list of items to be included. A brief-writer must identify the important components of his own situation and tailor his brief to them.

2.7 A brief should be divided into three sections - Analysis, Objectives and Controls.
Each section has a function in allowing the brief to operate effectively in different situations.

a. Analysis
This should deal with the reasons for preparing a brief , the quality of the existing area, the pressures for change etc. It should justify the writing of the brief if used in evidence at a planning appeal. The analysis of an area may lead to the abandonment of the idea of writing a brief - perhaps there is a no common quality or perhaps the pressures for change are insoluble within the present physical framework. No matter - this section of the brief is most important in examining the 'rules" of the area which must then be ignored or reinforced. It is the basic groundwork upon which both the decision to brief and the brief itself will be based. It may also be used to demonstrate the visual qualities of an area to the planning commitee.

b. Objectives
The long-term visual policies for an area or site should be set out. The opportunities for achieving good urban design should be stressed. Views, lines of pedestrian movement and spacial containment should be indicated. The presentation should be sketchy and should concentrate on communicating ideas and concepts. The less quantifiable aspects of design control should be included in this section, as should statements of intent as to the harmonization of building character. The purpose of this section is to convince both the committee and the architect of the opportunities within the area - of the way in which buildings may contribute to the appearance of the town centre.

c. Controls
In all briefs there will be conditions which an authority will wish to enforce rigidly. Often these will be dimensional res- trictions, or they may be the strict specification of materials. Such controls should be clearly and unambiguously stated and to avoid confusion should in most cases be kept to the absolute minimum. there dimensional rules define a building envelope, this should be illustrated in both plan and section so that designs may be easily compared with dimensional criteria.

A recommended notation

Fig. 2/3 - A notation for brief map work

2.8 In preparing the various recommended stages of a brief, illustrative material represents the same elements from brief to brief. A standard system of representing these would perform two useful functions:

1. The notation itself would serve as a check-list of elements which would normally be considered at each stage of the brief.
2. A standard notation would allow the direct comparison of briefing material produced by differing authorities. Thus the growth of briefing technique may be helped by this common "language" with which developers and their architects would quickly become familiar. Fig. 2/3 indicates such a notation for use in brief mapwork.

Testing

2.9 All design briefs should be tested before being put into operation. The writing of any set of rules may have quite unpredictable results, and it would be a mistake to expect a draft brief to 'work' first time. Moreover the writer of a brief is bound to be blinkered in his interpretation of its results. We have found that the most effective method of testing a brief is to pass it on to some other individual who then attempts to design unsympathetically within it. This reversal of role will always bring to light loopholes in the brief which can then be modified.

2.10 The method selected for testing briefs should be one which can be accomplished quickly on several different solutions. Testing can be simply achieved by drawing; it can, however, be facilitated by the use of models, constructed from traditional materials such as card and balsa wood, which is a time consuming exercise, or from polystyrene, or preferably "modulex" (a miniature form of 'lego") which can be quickly assembled and modified. Models should always be used in conjunction with a rough model of the surrounding area, ideally town models such as are in the possession of many local authorities.

2.11 He have found the best simulation technique to be 'modulex' solutions viewed through a modelscoqe. This can be achieved with the naked eye or very successfully with the assistance of closed circuit T.V. This equipment is held at present only by a few teaching establishments who have in the past agreed to its use by skilled outside parties. Still photographs can also be taken through a modelscope. These latter two techniques are particularly suitable for demonstrating the potential of a site to planning committees or at appeal.

Design principles

2.12 It is not our intention to give a potted course in urban design to indicate the precise aesthetic elements which you might decide to control in any given circumstances. We have, however, thought it necessary to illustrate some of the principles which can be used in design briefing. The writing of appropriate controls is not an activity for which there are strict rules. Skill and experience are required to gauge the precise effect upon development. The brief-writer will gradually build up his own technique.

2.13 The first principle of brief writing is to apply the minimum of control to achieve the maximum effect - a sort of 'environmental ju-jitsu'. Often the rules which have controlled the historic development of our towns have been very simple and basic indeed.

2.14 Let us take, as an example, the city of Amsterdam. widely acclaimed for its beauty and cohesive 17th century character. The major impression of the old canaleside town is one of coherence and vitality. Historically, because space on the canal was a valuable and sought after commodity, the common form of building was the narrow gap site - often very deep but only a few metres wide. Due to the structural limitations of the time, few buildings could rise to over 5 storeys, while for economic reasons, it was unlikely that any building would be less than 2 storeys. Thus building took place within this very simple dimensional framework.

2.15 Looking at the individual buildings one sees a great diversity of style, proportion, material and colour. In fact, as these were commercial buildings, merchants would vie with each other to erect a building which expressed a prestige and dynamism unique to its sponsor. Yet the overall result is a marvellously complex but coherent piece of urban design.

2.16 This type of controlling framework can be demonstrated in a sample exercise. Cut strips of paper into pieces about 200mm in height and 60mm in width. Ask a selection of people to sketch elevations on these. each taking one piece of paper. General preferences are stated about the pitching of roofs and the use of materials, but the only mandatory controls are the height and width of paper. A standard scale of 1:50 is stated.

2.17 The strips are now randomly composed into a street facade, redrawn in a consistent style. constructional junctions between buildings being the only additions. The result is always a picturesque and dynamic facade. An example is given in Fig. 2/4

2.18 What does this simple exercise tell us about design control in Scottish town centres? Firstly it indicates that the historical gap-site structure of most of our towns is a very robust aesthetic framework which can accept many differing styles of development. Secondly it warns us against over-preciousness in design control - the very difference between the various buildings is the secret. Thirdly it shows how multiple site acquisition can destroy the system.

2.19 This exercise demonstrates that design briefing may, in certain cases, result in a decrease in design control. What matters is the identification of appropriate rules of relationship, rather than a stultifying overall control.

2.20 We tend to control in a blanket fashion. By controlling thing we tend to miss those very values which are fundamental to the character of urban environments.

2.21 In preparing the analysis for an urban site, the natural size and shape of site released by the existing grain of the surrounding area should be investigated. If the size and shape are appropriate to the functions which create development demand, there will be little real pressure for fundamental change. Often, however, the requirements of say, modern retailing, demand a radically different "slot' in the framework. The brief-writer should, therefore, always be on the lookout for such changes and be aware of how the controls in his brief may affect them.

2.22 The idea of dimensional frameworks within which design may take placeis central to design briefing. There is a rather old-fashioned control which is now experiencing a revival. The building envelope - the three dimensional form created by plotting all dimensional or angular controls on a site was traditionally used in towns and cities to indicate the acceptable mass of new development. Normally this envelope indicated the maximum permitted extent of development. We have recently suggested a slightly modified form of building envelope, which combines a minimum and a maximum envelope to form a skin of varying thickness within which the building must fall. Where the skin is thin, control is strict, where it is thick, control is loose.

2.23 This system allows great flexibility in design while guaranteeing the appropriate mass of building. Also, with practice, it is possible to express urban design considerations very adequately through this system while controlling the detailed design only slightly.

2.24 Thus we are suggesting, as a general principle, that design briefs should create frameworks within which the architect can design and that these frames are largely dimensional. The analyses of the area to be briefed must therefore concentrate on the existing dimensional framework.

2.25 Of course there will be certain areas within which loose frameworks will not be the most appropriate control - where the strict specification of a particular building design may be required. However, the general character of most Scottish town centres is not of this type and it is our contention that most authorities have little trouble in handling conservation type areas. The problems arise when strict control of detail is applied to the varied environments described above - a process which gradually deadens their vitality.

Identifying frameworks

2.26 In most Scottish towns a constant pattern of growth and change can be identified. This pattern occurs within a dimensional framework which has existed for centuries and which modern development is tending to ignore. The streets of most of our towns are composed of gap sites which tend to be narrower in frontage than they are in depth. Buildings of considerably different volume may be accommodated within the gap-site framework with comparatively little disturbance to those adjacent. Historically such sites have developed through seven stages, and an existing building may be described as being at one of these.

• STAGE 1: Initially a house is built at one end of the site unit as part of a terrace facing onto the street.
• STAGE 2: The ground floor of the house becomes a shop. Entrance is gained from the street and the shopowner probably lives over the shop, using existing internal access up to his living accommodation.
• STAGE 3: The shop grows. A requirement for storage forces the owner to build outhouses in the garden space. These usually run lengthwise to maintain rear access to the property.
• STAGE 4: The shop takes over the upper floors of the house as storage. Rear storage outhouses are expanded.
• STAGE 5: Ground floor retailing space becomes inadequate. The shop extends into the storage area at the rear. more outhouses are built across the rear if the site and upper floors are opened for retailing.
• STAGE 6: A change in shopping methods occurs. Shop owners now want to minimise stock held in the store and maximise retail space, prefering to have maximum retail space at ground level to display a large range of goods. (This pattern varies for different shop types and becomes more established for large consumer durable retailers.) Upper f loors are used less for storage or become vacant.
• STAGE 7: New shopping methods become constrained by the existing building. A new shop is built which again requires maximum ground floor space but there is no requirement for upper floor space.

2.27 The brief writer should identify the size and shape of unit which exists in the town centre - its grain - and decide whether this is appropriate to future development. If it is, then the brief will reinforce this in its dimensional requirements. If not, the changing size of development site must be considered in its effects on the town centre as a whole and a new dimensional framework considered. In many cases the functional requirements of a developer can be met within the existing framework provided a little architectural ingenuity is employed.

Gap site rhythm broken and scale reduced - Perth.

The grain destroyed. Low level development sets up a non-traditional rhythm - Kirkcaldy.

Skylines

Fig 2/6 .These are straight lines drawn on the plan of an area which connect the most salient points of the skyline. A series of foreground and background elevations can be drawn on these lines. This method, although by no means foolproof, gives a good working picture of a town's skyline.

2.29 The bulk of new building can be superimposed on the various elevations, giving an indication of the effect created. Generally, buildings which intrude into the skyline will be important in terms of their shape and bulk, whereas buildings seen against a backdrop of the existing skyline will be important in terms of the colouring and contrast of materials.

2.30 Skyline sections can be used to study the views from a distance into the area under consideration. Within a closely built up area, the assessment of skyline becomes a matter of examining roof lines and the gaps between buildings. From street level, the projection and recession of a facade contributes to the intricacy of skyline. The pitch of roofs, however, so important when viewed from a distance has less impact unless the gable of a building is being viewed.

2.31 The control of Skyline in large urban areas may fall out with the local plan area. In such cases the adaption of such control at structure plan level should be considered, perhaps in the form of a high buildings policy.

Corners

2.32 Although we have discussed the way in which development"slots" into the street facade, there is obviously a need for the special treatment of corner sites. It is at corners that many of the 'special' buildings in towns occur - the buildings which by their eccentricity and impact give that part of the town its identity. Traditionally, the tower, the gable,and the turret have been used in Scottish towns to emphasise the corner. Typically these devices can be used to divide the scale of development on one street frontage from a different scale on another. Much modern building, however, ignores the corner site as a special case.

2.33 The urban design brief should identify those corner sites which, by their position, articulate the sequences of movement through a town centre or which act as the 'visual stop' to views. Particularly sites at 'Y' shaped junctions should be carefully considered. many of these sites will be indicated as cases for individual site briefing.

Chapter 3: Worked examples

1. The most effective way of illustrating the problems of design briefing and the possible solutions to these is to give examples. The following are fictitious but, in all cases, combine the characteristics of several real situations in Scottish towns.
2. These worked examples concentrate on design aspects of the brief. We fully accept that, in many situations further briefing may be required in terms of site valuation etc. The examples given assume that the relevance of any other such material will have been considered during the preparation of the brief, and the design implications incorporated - the planning or financial aspects will be covered in additional documentation.

Dundron

 

Fig 3/1 Dundron

3.1 Dundron is a town of 40,000 people which has recently expanded because of its proximity to some of the major operations of the oil industry. This expansion has brought about an increase in shopping floorspace and particularly for the establishment of larger retail units. Although there is at present available unused floorspace in the town centre it is either too small, the wrong shape or not at ground level - all characteristics which would deter the retail operations which it is hoped will establish themselves in the town.

3.2 The Regional Council (there is no independent District Planning or Estates function within this region) has not, hitherto, used design briefs to control development. Development control staff are mainly "pure" planners and recently qualified. The senior posts in the planning department are held by geographer planners. Day to day development control has been very much a case of insisting on the "lining through' of new development with the features of adjacent buildings.

3.3 If brief writing is undertaken it will be done by the plan implementation section of the planning department which is the only group with the necessary skills. Briefs will therefore have to be accompanied by a set of clear instructions to the development control section as to how they are to be operated. The planning committee is eager to prepare briefs and has just instructed the department to prepare briefs for two commercial sites upon which development is expected. brief will be writing is done by the ender- plan

3.4 The first of these is a gap site in the Church Street area of the town - a most picturesque street with largely Victorian commercial frontages grouped around the Baptist Church which separates the Cornmarket and Fishmarket squares. The rear of this site faces the Dundron Water and is very visible from west Dundron. Sitting as it does on the turn of Churth Street the site is also important to street views from the south and northeast.

3.5 There have been indications from the Estates the Department that commercial return potential from the site will probably not allow the developer to build more than a two storey building at the most. The problem of single and two stored replacement of existing four and five storey buildings is seen to be one which will recur in the future, and therefore the planning department wishes to treat this site as a 'test case'.

3.6 The other site which the Regional Council wishes to be briefed is a large (0.75 hectare) site at the north end of the town centre on land which it has accumulated over the last 20 years. The Council plans to establish a large shopping complex which will increase the retail floor space in the town by 12,000m2. The site is very central and is close to the existing main shopping street, the bus station and the railway station. To the south there rises a steep escarpment which runs through the town centre and which forms a major skyline feature in the town. The houses on top of the scarp overlook the site and have wide views towards hills 5 to 10 miles away.

3.7 The road system is to be radically re-organised as part of the new development. This will, it is hoped, alleviate present problems of through traffic in narrow streets. The proposed traffic scheme is shown in figure 3/4.

3.8 The Region is proposing to go out to developers to provide the finance and 'client package" for the scheme although they are negotiating with one major retailer (the nationally famous Stains & Saveser group). Without doubt, the securing of this multiple on the site will establish the viability of the scheme in the eyes of other retailers and will ensure the success of the development. The authority is, therefore, reluctant to impose too many restrictions on the design of the development until the financial package is resolved. It has been decided, however, that a design brief will be prepared for inclusion in the second stage of the competition in which a short list of developers will be asked to submit detailed designs.

3.9 The following brief has been prepared as an addition to the functional and economic brief which will form the basis of this section of the competition. The detailed developers brief is not included here although the provisions of the design brief have been calculated from the floorspace requirements of the developers brief. It is assumed that the resultant controls do not restrict these requiments in any way - that the brief and the commercial requirements of the site are therefore compatible.

West Port block site

Analysis

3.10 The West Port site, which is large in relation to the existing town centre, effectively doubling the length of Market Street, lies adjacent to Dundron Conservation Area No. 2, which was designated in early 1975. Figs. 3/2 & 3/3 illustrate the primary urban design characteristics of the site and its surroundings.

1. The site is important to the visual structure of Dundron, being visible from Market Street, College Street and from the escarpment to the south. It offers the first impression of the town centre when approached from the west, an effect which will be accentuated by the new road system.
2. Long views from Market Street towards West Port are focussed through the narrow gap at the visually important bank building on the Anne Street/Market Street corner, making the Dander Inn gable and the disused granary prominent visual stops. The slight curve of West Port emphasises the existing shop fronts on the south side so that they become an important enclosing element in the view from Market Street.
   At present there is a limited view into the site from College Street, but this could alter if the former ecclesiastical building (B listed) on the James Street/Anne Street corner, with its prominent rose window on the College Street gable, were removed. The north east corner of the site would then be exposed to view from the whole length of College Street.
3. The escarpment rises approximately 20m above West Port offering views down into the site from Queen's Terrace and Edwin's Brae. Viewed from the site, the escarpment has a variegated outline due to the predominantly residential properties which stand upon it.
4. The buildings on the west side of Anne Street form a visually cohesive group, although the James Street frontage has a dilapidated appearance.
5. Existing buildings on the south Side of West Port are not of great architectural or historic merit. They do, however, provide a continuity with the scale and character of Market Street. Their primary visual characteristics are:
   • Narrow plot width, varying from 8 to 12m
   • Frontage treatment varies from plot to plot
   • Building heights vary from two storey to three storey with attic
   • Frequent vertical emphasis provided by chimneys and windows
   • Projecting string courses, gables, dormers, ballustrades and shop signs
6. The eastern end of the site partially overlaps the conservation area and has a firm boundary of existing buildings; it is, therefore, visually more sensitive.
7. Buildings in the town centre are generally constructed natural stone with slate roofs. Several frontages on south side of West Port are harled and painted.

 

Fig 3/3 

Objectives

3.11 Figure 3/4 illustrates the broad urban design intentions which the proposed development should fulfil, and which have been drawn directly from the preceding analysis. These should be regarded as defining the "spirit" of the new development.

 

Fig 3/4 Urban Design Intentions

1. Massing
   Certain parts of the site are more sensitive in terms of scale than others. The general principle should be to fix the height and bulk of a building where necessary to bring it into scale with the surrounding buildings. The buildings on the south side of West Port should be used as a reference for the massing of new building, to achieve a continuity between old and new. It must be appreciated that underdevelopment would be as inappropriate as overdevelopment on West Port.
   The foregoing does not preclude an increase in building height on those less sensitive parts of the site.
2. Scale
   Unless sensitively handled, redevelopment can destroy the character and scale of an area. Choice of materials is important in this context, but the most damaging effect is the frequent disparity in scale between the new and the old. This is not created merely by the size of new building, but rather by the failure to break up and model the building mass into roughly the same size of unit as the surrounding buildings. Care should therefore be taken to minimize the bulk of development and ensure that it is well articulated, particularly on the West Port facade.
3. Elevational Modelling
   The scale of development will depend much on the degree and character of elevational modelling adopted. Long horizontal facades and large plain surfaces should be avoided, especially at roof level. Intricacy should be achieved by modelling.
4. The formation of a new junction on Anne Street will unfortunately result in the demolition of the former chapel, for which listed building consent is required.
   The, exposed gable of the adjoining property, suitably treated, will, however, provide an acceptable substitute as a visual stop to the view from College Street. A further consequence of pedestrianisation is the difficulty of servicing the existing shops on the south side of West Port. Since rear access is not feasible, perhaps front servicing on a restricted time basis is the only solution.
   Large open areas or piazzas for pedestrian use would be alien to the urban form of Dundron, and, due to the nature of the Scottish climate, entirely inappropriate. Smaller, linked spaces should be created which are sufficiently intimate to be in keeping with the character of Dundron and attractive and sheltered for pedestrians. A feature might be incorporated as indicated on Fig. 3/4. The satisfactory enclosure of this area will entail the retention of the Dander Inn. Edwin' s Brae should be retained as an attractive route from the escarpment into West Port for pedestrians and service vehicles.
5. Views
   Points which are visible from outwith the site are shown on Fig. 3/4. To emphasize these, restrictions on height should be relaxed; development at these points might be of greater height to take advantage of glimpses from surrounding areas. The architect should resolve the corners of the development where the building steps back into the site from two faces in such a manner that it takes account of the major views.
   The Dander Inn should remain to act as an effective visual stop seen from the east, as at present.
   The development will feature prominently in the view from the escarpment. It is, therefore, important that the design advice contained in 1 (Massing) is implemented, in order to achieve the necessary reduction of scale and to promote an interesting skyline. The development should avoid dominating the Dundron skyline and should not result in an uneasy visual relationship with the escarpment. The sight of untidy service areas and large numbers of parked cars at upper level is undesirable; their impact should either be reduced by screening, or preferably eliminated by careful planning.
6. Materials
   The materials selected should be limited in number and should reflect the character of surrounding buildings. The appropriate use of slates and stone could prove particularly effective. The materials in which the development is constructed will contribute to its obtrusiveness. A light coloured building will stand out against the more sombre buildings and in this case the escarpment, which forms its backcloth; a darker finish will blend more readily.

Controls

 

3.13 These guidelines establish a three dimensional framework - the building envelope - within which development may take place. Great care has been taken to impose the minimum amount of control necessary to promote a cohesive development. The intention is not to restrict the creativity of the architect rather it is to provide him with a springboard of general principle as to the form of development which is considered appropriate.

• The building envelope consists of inner and outer "skins", indicated in plan and section by hatching, The outer skin is the maximum extent of development, the inner skin the minimum.
• The zones reflect the need for tighter control at the eastern end of the site. In zone 1 development may rise above the standard building envelope up to a maximum height of 28m, provided it does not exceed 30% of the area of zone 1.
• The circles in figure A4 denote the general areas within which height restrictions have been relaxed; development may rise above the building envelope t

• An interval of approximately 10m horizontally must be expressed in elevational treatment. No run of facade may be over 12m horizontally without a break back or forward of 1m minimum.
• Projections up to 5 x 5 x 5m above the standard building envelope will be permitted.

Church Street gap site

Analysis

Fig 3/7

3.14 This large gap site (the Church Street facade is over 30m in length) in the centre of Dundron is exceptionally important in visual terms. Situated on an inside bend of Church Street, it is prominent when approached from either the Cornmarket or Fishmarket directions. The rear of the site is a riverfront gap site, being visible from the opposite bank of the Dundron Water and the pedestrian North Bridge.

3.15 Property on the west side of Church Street is generally 3-4 storeys high, and is Victorian in character, although the adjacent building to the north, one part of which has fallen into disrepair and is due for demolition, is of Georgian proportions. Buildings opposite the site and to the east of Church Street, being older, are more traditionally Scottish in character. Cornmarket and Fishmarket are historic, and highly effective spaces. Back Wynd is intimate in scale and has recently been pedestrianised. Plot width is narrow throughout, except where redevelopment has taken place. The predominant use for upper levels is as storage facilities for the shops below, or offices; few upper levels are in use as residential accommodation, for which there is little demand in the centre of Dundron.

3.16 The site boundary to the south is partly formed by the graveyard of the 'C' listed Martyrs' Church, while that to the north is the long established Dundron Springs lemonade factory, which has an interesting, if poorly maintained, gabled elevation on the riverfront. Vehicular access to the factory is currently inadequate, and is frequently the source of serious traffic congestion in Church Street.

 

 Fig 3/8

Objectives

Fig 3/9 

3.17 The street facade must be of sufficient height to reflect the urban nature of Church Street and to complete the street elevation. Development must not, however, dwarf the attractive Georgian building adjacent and to the north. The change in direction of the street should be accommodated it might be appropriate to emphasise this prominent inside corner by incorporating a vertical feature as a focal point. The bend in Church Street is responsible for the change in direction of "grain" at the site; the Council intend that the redevelopment will express this.

3.18 The mass required on Church Street need not be continued through the site to the riverfront, where a reduction in scale - in keeping with the intention to create attractive pedestrian spaces along the river - would be desirable. Thus, the District Council wish the developer to consider accommodating pedestrian movement between Church Street and the river as an integral part of the scheme. It is important that the river elevation should not have a "rear end" appearance, and that the view from North Bridge to Martyrs' Church should be maintained.

3.19 The access to the lemonade factory must be improved.

Controls

 

Fig 3/10

3.20 The building envelope illustrated in Figs. 3/10 and 3/11 is derived from the need to achieve an urban scale on Church Street while permitting a reduction in scale towards the river

• Projections up to 5 x 5 x 5m above the building envelope are permitted
• Above the selected eaves level, roofs on the Church Street frontage must pitch a vertical height of 2.5 - 5.0 metres. The majority of roofs should pitch back from the street with a pitch similar to that of surrounding roofs (45 approximately). The exception is the projection of a gable on to the frontage.
• While the building lines on Church Street continue the street frontage, the resolution of the inside corner is left to the individual architect.
• The riverfront facade must be parallel to the river within the limits of the maximum building line (set to maintain the view of Martyrs' Church from North Bridge and to encourage the formation of a pedestrian space an the riverfront). The maximum permitted unbroken run of facade at this riverfront elevation is 12.5m.
• An interval of approximately 10m horizontally must be expressed in the treatment of the Church Street facade.
• Ridge and eaves heights between the north end of the Church Street facade and the change in the direction of the building line must match those of the existing Georgian building adjacent. Shared pend access to the lemonade factory and the new development should be provided along this length.

 

Corbiehill

3.21 Corbiehill is a small picturesque village which has recently been declared a conservation area. Situated close to Dundron, it has become increasingly attractive to commuters to that town, and several housing estates have grown up on the outskirts of the village. The influx of new families has brought about pressure for change in the village: already shops have changed hands and the character of the village is at risk as applications come in for extensions.

3.22 Two years ago a new road was completed which by-passes the narrow central street although the east end of the village still takes through traffic. Several sites have recently become vacant due to long-term dilapidation or to the road scheme. It is felt that all these factors are combining to impair the character of the village and you have resolved to use a design brief to control future development. The councillors and chief planning officer are not particularly sympathetic to the problems outlined above and have seen the conservation area as a "holding" action and not as a positive policy. The brief is therefore seen as a device for putting over both the problem and a policy to the planning committee and the chief officers.

In some cases, particularly in conservation areas, the detailed control of design may be required. The following brief is included to illustrate this type of document which explores the grey area between a design brief and a design guide.

Conservation Area

3.24 The legislation pertaining to the Conservation Area and how it affects the individual proprietor is described in the separate publication entitled "Corbiehill Conservation Area: Planning Guidelines", which also contains information on grants and loans and is available on request from the District Council.
Planning Policies

3.25 In seeking to maintain and improve the character of Corbiehill the District Council will apply the following policies:

    protecting the physical fabric from neglect and decay and preventing unsympathetic development or redevelopment
    ensuring that its predominantly residential use is not eroded, e.g. by changes of use from residential to commercial
    reducing the type and volume of vehicular traffic to a level in keeping with the amenity of the area: to co-ordinate pedestrian and vehicular movement with adequate car parking facilities; to avoid development which would generate more on-street parking.

Analysis
3/13
 
Fig 3/13

3.26 Corbiehill is a fine example of 18th century village planning, containing many well-preserved examples of that period's domestic architecture. Many of these buildings are listed as being of architectural or historic merit. This has not, however, prevented the decay and subsequent destruction of buildings which, although not within the listing category, were nevertheless valuable contributors to the structure of the village. For this reason the village was designated as a Conservation Area in 1976. The village has also been eroded by recent demolitions which attended the re-alignment of St. Andrews Road. the narrow enclosure of James Street being particularly affected by this.

3.27 Corbiehill represents a subtle blend of urban and semi-rural spaces. James Street forms the "backbone" of the village, its junction with E. and W. Methven Streets creating a village "core" recognised in the past by the construction of important corner buildings at this junction. The Buttermarket is also a good example of a tree lined square and forms the first impression of the village when entering from the North. The Mackle Terrace/S. Methven Street junction on the other hand has a much more rural character at present spoiled by the gap created on the N.W. corner by the demolition of Fullarton House in 1967. This gap allows views through to the rather dilapidated rear elevations and outhouses of James Street.

3.28 The character of building within the village is largely formed by limited use of materials · rendering and stonework on the vertical surfaces together with the invariable use of slates, often with decorative patterns on the roofs. The projection of dormers from these roofs is an important part of this character. Most buildings are two or three storeys in height. James Street is the shopping core of the village. The character of these shops has however changed in recent years towards the image of national concerns, this change being represented by the fascist and advertising now being used. Historically, building within the village was largely dictated by the availability of materials and their structural qualities, the limited building technology and the climate. The result is a pleasing architectural unity which does not suffer from monotony, since each building was constructed in response to individual need.
3/14
 
 Fig 3/14
OBJECTIVES

3.29 It is in the residents' interest to protect the environmental qualities that create the attractiveness of the Conservation Area, and consequently the value of their properties. This is best achieved by simply respecting the established architectural vernacular. New development should seek to complement the existing by being sympathetic in terms of materials, scale, massing, elevational treatment and colour. Thus it may not always be possible to adopt the cheapest solution for external works.
3/15
 
Fig 3/15

3.30 Fig. 3/15 illustrates the objectives to be attained by the operation of Conservation measures. Generally the purpose is to safeguard the historic structure of the village by reinforcing the important corner and gap sites which effectively articulate the existing form and which, especially on the west side of James Street have been severely damaged in recent years.

    Massing
    The general objective is to complete the enclosure of James Street, particularly the junction of James Street and W. Methven Street. The bulk of building should reflect the existing plot widths and heights. The underdevelopment of sites must be guarded against. The replacement of existing two or three storey buildings by a single storey should be discouraged.
    Scale
    Appropriate scale is probably the mast important quality to be achieved in new or altered development. New building should not dominate existing, nor should it be of a much smaller scale. The human scale of Corbiehill is its most unique visual characteristic.
    Elevational Modelling
    The intricacy of elevational modelling is a major factor in establishing the scale of development. New development should, therefore, avoid the use of large blank surfaces and the long horizontal run of shop fascias. Window patterns should be similar to the traditional. (For further details see Design Guide.)
    Movement
    In the long term James Street will be pedestrianised, probably using a time-servicing scheme. This will allow the bringing forward of the building line at the junction of New St. Andrew Road to provide a greater enclosure to James Street. Existing on-street parking and parking which has occupied derelict sites along James Street will be relocated to the west of the village centre.
    Views
    The major views within Corbiehill are illustrated on drawing 3/14. Generally these are short channelled views which end in some street feature - an imposing facade or a subtle change of street direction. The objective here will be to re-establish the channelling of such views and ensure that future building an certain sites takes full account of the emphasis required.

Guidelines and controls

3.31 The following guidelines and controls will apply generally throughout the village. Where a site is considered to be especially important the Regional Council may issue a site brief which will contain additional information an the form of development which the Council consider to be appropriate. (Fig. 3/16 indicates where such site briefs will operate.)
3/16
 
Fig 3/16

    extensions generally
    Extensions or series of extensions must not become the dominant architectural statement, The vertical extension of single storey buildings will be discouraged except where the available space in a pitched roof is being utilised. Extensions must not detract from the character or setting of existing buildings. (Fig. 3/17)

3/17 Corbiehill, Dundron
Fig 3/17

    2. roofs
    3/18
    Fig 3/18
    Roofs should be pitched within the limits 35° to 55° (Fig. 3/18) and should be covered with blue/grey slates. (This requirement may be relaxed for roofs of garages, outhouses and other similar buildings in appropriate cases - refer to section 6). The majority of roofs in any one street, site, or multiple site should pitch back from the street, the exception being the
    occasional projection of a gable on to the street frontage. (Fig. 3/19)
    3/19
    Fig 3/19
    Ridge caps etc. should be formed with lead, zinc or galvanised metal. Gables should finish flush or by means of skewstones; deep fascias, barge boards or metal parapet trims should be avoided. All chimney stacks and pots should be retained even when redundant, and maintained in a good state of repair. Roof clutter in the form of wires, aerials, extract vents etc. should be avoided. Rainwater and soil goods should be cast iron or other suitable material provided traditional patterns and colours are maintained.
    3/20
    Fig 3/20
    To maintain individuality, the Council does not consider it essential that the eaves of new buildings should line through with their neighbours (Fig. 3/20) Maximum eaves height will, however, be restricted to 9 metres above pavement level, unless a relaxation is considered appropriate on a specific site. In such cases the Council will issue a separate site brief. (Fig. 3/16).
    Traditional forms of dormer will be preferred to contemporary "box" types and roof lights. It is expected that where a new dormer is to be set into a roof which already has one or more of the original type, it should be similar in appearance, should line through, and should follow as closely as possible the established spacing of those existing. Dormers should (Fig. 3/21)
    3/21
    Fig 3/21

    a) be of a scale appropriate to the building
    b) collectively occupy no more than 50% of any roof elevation and
    c) not rise above the existing ridge line.

    Additional dormers and roof lights will normally be discouraged on front elevations.

    3. walls
    The external finish of extensions should match the existing. Walls should generally be smooth cement rendered and painted, or roughcast with white or other subdued coloured chip, except where natural stone finish exists or is intended. Painting of existing stonework is not permitted; artificial stone, pebble dash or other incongruous dry chip will be discouraged. Underbuilding or base courses should not normally be treated differently from the external finish of the rest of the wall, although a smooth cement base may be acceptable in certain cases.
    Freestanding walls should be finished in a material compatible with the surrounding buildings and should have a traditional cope. Contemporary "ranch-type" horizontally boarded screen fencing will be discouraged.

    4. windows
    3/22
    Fig 3/22


    Existing window openings should not be enlarged. All wall openings should be vertical in proportion, the solid to void ratio being in favour of the solid (Fig. 3/22). If frames are other than white painted timber, the advice of the planning department should be sought. Traditional sash and casement windows with a minimum 150mm reveal are preferred. Smooth cement render bands, at least 175mm wide and painted to contrast with the wall colour, will be appropriate on roughcast and rendered buildings - this, however, should not be overdone but should be carefully considered to achieve the desired effect e.g. emphasis, unity. Sills should be substantial, formed in precast concrete or stone; good detailing is important, particularly where sills are used to maintain the band effect round windows (Fig. 3/23).
    3/23
    Fig 3/23

    5. doors
    3/24
    Fig 3/24 & Fig 3/25


    Existing dears and door openings should be retained where possible, especially on original front elevations. Doors should be of traditional design, panelled (Fig. 3/24) or vertical timbered. Accessories should be kept to a minimum. (Fig. 3/25)

    6. garages, outhouses, stores
    3/26 Corbiehill, Dundron
    Fig 3/26


    These should De well related to existing or proposed new buildings in order to achieve a unified group. External wall finish should match or be in keeping with the adjacent buildings. The requirement that roofs be pitched and slated may be relaxed on these structures, provided the alternative is appropriate. Timber doors and windows are preferred, in openings of vertical proportions. The scale of garage doors tends to be harmful in historic areas; designs should be chosen which reduce the scale and minimise the effect of horizontality (Fig. 3/26).
    Greenhouses and garden sheds should be sited unobtrusively.

    7. shop fronts
    3/27
    Fig 3/27

    The form and design of shop fronts greatly influence the character and quality of Corbiehill. Shopkeepers compete with each other to provide commodities and services; they also need to make their whereabouts known and to display their merchandise. All this helps to create the busy atmosphere associated with shopping areas. The District Council, while recognizing these commercial requirements, has resolved that new and altered shop fronts must be designed in sympathy with their historic street setting and the architectural character of the area (Fig. 3/27).
    3/28
    Fig 3/28
    It is important in shop front design to emphasise the relationship between the shop and the building of which it is a part, rather than try to achieve uniformity of design with adjoining shops (Fig, 3/28) There should be a variety of fronts with differing stallriser heights, window designs and fascia boards which will greatly contribute to the complexity and interest of the Conservation Area (Fig. 3.29). Where existing shop fronts are of no special merit, total renewal is acceptable, if sensitively handled.
    3/29
    Fig 3/29

    Large expanses of undivided glass, which are alien to the scale of surrounding buildings, should be avoided (Fig. 3/30) Windows can he divided into more traditional proportions to achieve architectural harmony while maintaining overall display space. It is preferred that window and door framing should give a solid appearance to achieve a feeling of permanence. Stallrisers of traditional design will be encouraged.
    3/30
    Fig 3/30

    The design and location of shop signs should be carefully considered. Nationally known shops should be prepared to adapt their standard sign if it is out of character with the Conservation Area. Fascia boards should be designed as an integral part of the shop. Reflective materials, fluorescent or other "loud" colours must be avoided; colours and lettering should be appropriately subdued. Illuminated signs would detract from the fine architectural quality of the area and will be discouraged. Certain premises, for example banks or public houses, may wish to consider the use of traditional painted timber projecting signs. This type of sign can be spotlighted, and can serve a useful purpose in advertising premises which are open to the public at night, such as public houses or restaurants. The Council will restrict their use to buildings of this nature.
    The continued use of upper floors for business purposes is desirable because added vitality which is imparted to the Conservation Area.
    Owners of premises where the upper floors are used for storage space should maintain the attractiveness of their property by considering the view from the street - the sight of stacked up cartons close to a window is extremely deleterious. In the few premises which on upper floors accommodate businesses other than that on the ground floor, lettering should be in black or gold and applied directly to window panes. All advertising above ground floor level should relate solely to the use an that floor rather than to commercial uses below.
    It will be Council policy to seek the removal of existing signs which detract from the character of the Conservation Area.

    8. street furniture and surfaces
    Careful attention should be paid to the design and appearance of street furniture and surfaces (e.g. lamp standards, traffic signs, litter bins, bollards, paving, etc.) which should reflect the characteristics of the Conservation Area. Where reasonable such existing items of street furniture or floorscape which are unsympathetic should be removed and replaced and existing features which are characteristic be retained. The Council will encourage the removal and re-routing of telephone and other overhead wires, underground where possible. New overhead lines will not be permitted. New street lighting, or replacement of existing, should, where possible, be mounted on buildings where agreement can be reached between the owners and the Regional Lighting Authority.

    9. trees
    The Conservation Area is protected by a Tree Preservation Order, which prohibits the felling or lapping of trees unless authorised by the Council. New planting of a suitable nature will be encouraged where appropriate.

    10. plot width
    The scale of the village is largely determined by plot width, which is narrow throughout. In order that new development will respect this, an interval of approximately 10 metres maximum horizontally should be expressed in elevational treatment.

Mandatory Controls extracted from design brief

CORBIEHILL CONSERVATION AREA DESIGN BRIEF
MANDATORY CONTROLS EXTRACTED FROM ABOVE

• roofs should be pitched within the limits of 35° to 55° and should be covered with blue/grey slates.
• the majority of roofs in any one street, site or multiple site should pitch back from the street
• flashings, ridge caps etc. should be formed with lead, zinc or galvanised metal
• gables should finish flush or by means of skewstones
• deep fascias, barge boards or metal parapet trims should be avoided
• all chimney stacks or pots should be retained
• rainwater and soil goods should be cast iron or other suitable material
• maximum eaves height to be 9.0 metres above pavement level
• dormers should
  (a) collectively occupy no more than 50% of any roof elevation, and
  (b) not rise above the existing ridge line

• walls should be smooth cement rendered and painted, or roughcast with white or other subdued coloured chip, except where natural stone finish exists or is intended
• painting of existing stonework is not permitted

• existing window openings should not be enlarged
• all wall openings should be vertical in proportion, the solid to void ratio being in favour of the solid
• sills should be substantial, formed in precast concrete or stone

• existing doors and door openings should be retained
• doors should be of traditional design, panelled vertical timber or simple flush

• large expanses of undivided glass should be avoided
• window and door framing should give a solid appearance
• nationally known shops should be prepared to adapt their standard sign
• fascia boards should be designed as an integral part of the shop
• lettering on upper floors should be in black or gold and applied directly to window panes
• all advertising above ground floor level should relate solely to the use on that floor, rather than to commercial uses below.
• new overhead lines will net be permitted
• street lighting should, where possible, be mounted on buildings
• an interval of approximately 10 metres maximum horizontally should be expressed in elevational treatment.

Inverderran

3.46 Inverderran is a city of some 300,000 people which lies at the centre of a large rural catchment area of a further 500,000 providing retail, professional, and other services. The city is a major tourist resort and is particularly famous for its historic centre built on a dramatic slope which gives it a most distinctive skyline.

3.47 The City of Inverderran Oistrict Council has, as part of its Planning Department, an Urban Design Group of four. The function of this group is to handle all visually controversial planning submissions giving advice to the development central section. At the same time, the group is developing design briefs for important sites. At present there are two sites of major interest for which briefs are to be prepared.

 

Fig 3/35

The Hill Street site (Fig. 3/35) is corner site situated on the historic axis of Loch Street and Johnson Terrace, a medieval and Victorian part of the city which has fallen into considerable disrepair in the last decade. Of particular interest is the highly intricate roofline of the buildings on Hill Street itself. The use of buildings within the area varies from residential in Johnson Terrace and Marshall Street to a mixture of residential , retail and largely derelict storage on Hill Street itself. The site has been acquired for speculative office development for which planning permission in principle has already been granted.

 

Fig 3/41

1. High quality flatted housing
2. Hotel with Conference Centre
3. Exhibition Complex
4. Offices and retail units
5. Large department store
6. Multi-storey car park

The site at present forms a large and unsightly gap in the frontage of Station Road and many conservation and amenity groups have expressed concern over its treatment.

Hill Street corner site

Analysis

 

Fig 3/35

3.51 This site is on a busy junction just outwith the centre of Inverderran. As a corner site it is important visually, being especially prominent when approached from Marshall Street to the south. Hill Street rises steeply towards the north; the buildings on either side effectively channel the long view to the crest of the hill and a glimpse of the town centre beyond.

 

Fig 3/36

3.52 The area is urban in scale and character. The surrounding stonebuilt Victorian buildings are generally 4-5 storeys high; their fenestration, numerous dormers, gables and chimneys, varied shop fronts and stringcourses, together with a rough regularity of plot width (10-15 metres) accentuated by their stepping uphill, all combine to produce highly articulated urban design. Turrets frequently appear as corner features, thus the skyline is particularly intricate. Roofs are slated.

3.53 To the east of the site lies the 'B' -listed St. James R.C. Church, which presents a good facade to Johnson Terrace from behind a screen of trees. The church steeple is an important town landmark. The facade to the site, being a rear elevation, is insignificant visually, although daylight must be maintained to several windows.

Objectives

 

Fig 3/37

3.59 New development should recognise the urban scale of the area. This entails achieving a suitable mass of building far the site under-development would be inappropriate. The opportunity exists to emphasise the visually important Hill Street/Johnson Terrace corner by the incorporation of same form of feature.

3.55 While it is important that the correct mass of development takes place, this should be reduced to a scale in keeping with that of the area, which is determined by narrow plot width and modelling of elevations. Long horizontal facades should, therefore, be avoided, especially at roof level.

3.56 Development should continue to channel the long view up Hill Street this might be facilitated by the rhythm of elevational treatment. Roofscape, which will be prominent from Marshall Street, should be carefully considered - a large expanse of unrelieved flat roof would be undesirable.

3.57 Development should not dwarf the adjacent Church or churchyard which forms an attractive space at the front.

3.58 While materials will be a factor in determining the application far planning permission, it is not considered to be an item which should be subject to strict control. The appropriate use of materials traditionally used in the area, such as natural stone and slate, could prove effective. The materials selected should be limited in number: their weathering characteristics should be carefully considered.

3.59 The Highways Department has long been aware that the junction at the foot of Hill Street cannot cope adequately with the volume of traffic using it at peak times Marshall Street/Johnson Terrace is a busy crosstown route, while Hill Street leads directly to the town centre. The Department has therefore proposed a road widening scheme which will effectively determine the maximum extent of development consistent with visibility distances at the junction.

Controls

 

 

Fig 3/38

3.60 Maximum building lines on street frontages have been determined by the visibility distances required by the Regional Highways Authority.

• Eaves height may be constant for a maximum length of 12.5m only.
• Above the selected eaves level, roofs must pitch a vertical height of 2.5-5.0 metres.
• The majority of roofs should pitch back from the street with a pitch similar to that of surrounding roofs (500 approximately). The exception is the projection of a gable on to the street frontage.
• An interval of approximately 12.5m horizontally must be expressed in elevational treatment. No run of facade may be over 12.5m horizontally without a break back or forward of 1m minimum.
• Maximum permitted building height is increased on the Hill Street/ Johnson Terrace corner to encourage the formation of a vertical feature.
• Vehicular and service access should be provided along length XY an Johnson Terrace.

 

Fig 3/39

Fig 3/40

Station Road town centre site

Analysis

 
3/41

Fig 3/41

3.68 This flat site consists of 4.9 hectares of disused railway land in a prime central location. It is dominated by the medieval Inverderran Palace, the rear of which overlooks the site from a rock outcrop to the west. The western boundary is formed by Station Road itself, a major traffic route which separates the site from the 'B'-listed Lorimer Hall opposite, the copper dome of which is a prominent city landmark. Land to the north is part of the Central Conservation Area.
3/42
Fig 3/42
3.69 Station Road, comprised mainly of 3-4 storey Georgian buildings, is a major shopping street which links the commercial and shopping area to the north of King Street with the secondary shopping centre at the Station Road/Johns Street junction. The recent demolition of a warehouse has exposed the north side of the C-listed Holy Trinity Church, the Art Nouveau facade of which is a fine early example of Gilbert Reid McGregor's work. The 'B'-listed Station Hotel (1903) is a large and highly detailed Edwardian style building; .its mansard roof which extends through 3 storeys, dominates the Station Road/King Street junction, while its southwest gable is prominent to the observer travelling northwards along Station Road. The gardens to the north and northeast are the rear of the high quality Georgian property which form the attractive York Square, a former residential area, now in great demand for prestige office accomnodatlon. The unremarkable but obtrusive 1Z-storey office block to the east was built in 1969. The decline of the mixed use area to the south is reflected in the generally poor condition of the property, some of which is In an advanced state of decay. Several thriving small businesses are, however, located in this area. Central Park, popular with office workers at lunchtime, is visible from the site.
Objectives
3/43
Fig 3/43

3.70 The site constitutes at present a large and obtrusive gap in the fabric of Inverderran. Redevelopment should be sympathetic and imaginative, and should complement the widely acclaimed qualities of the city. Massing, scale and modelling must be carefully considered in order to avoid an amorphous appearance. Successful integration with the existing will entail the creation of an appropriate infill of streets and spaces. Fig. 3/43 indicates the general locations where pedestrian areas might be formed:

    The major space is opposite the Lorimer Hall and should relate to the visually strong corners of the adjacent Station Road blocks. Station Road will remain for the foreseeable future as a major traffic route: pedestrians must unfortunately cross it to reach the Lorimer Hall, since a grade separated crossing is not economically feasible.
    The two more minor spaces to the south and east should provide visual and pedestrian links with the Broad Street and South Douglas Road . areas. They will pull the centre of gravity of development towards those parts of the site and provide incentive for regeneration. Much of the decaying property an Broad Street will respond favourably to treatment.

The generous distribution of open space has the added advantage of permitting a higher proportion of development to have commercially attractive frontages an to significant public areas.

3.71 Development should relate successfully to:

    The large, but well articulated Station Hotel, especially its prominent southwest gable and the rhythm facade.
    Lorimer Hall and the urban character of the adjacent buildings on Station Road.
    Holy Trinity Church and the more domestic scale property to northeast and south. The privacy of the rear gardens of the Douglas Road houses should be respected.

3.72 It is important that development does not present a "rear elevation" to south and east. The opportunity exists to provide emphasis at points especially prominent when approached from the surrounding streets. It is possible that a carefully considered build-up in height towards the south east may provide a welcome foil to the multi-storey office block at that corner.

3.73 The developer will be encouraged to exploit the Views to Central Park and Inderderran Palace. Vehicular access will be From Broad Street and Douglas Road.
Controls

3.74 These controls are intended to provide the developer with a series of rules whereby a "building envelope" may be constructed for any specific plot or group of plots on the Station Road site.

3.75 The site is divided into plots by a grid. The size and proportion of plot varies according to its position on the site (designated A, B, C, or D on Fig. 3/45). Maximum heights of building are also indicated within each of these areas.
3/45
Fig 3/45
3.76 Development will take place on single plots or multiples thereof. The following restrictions apply to each plot.

    a. No developed plot may have adjacent development on more than three of its sides. At least one site must be open to a street, pedestrian or service access or open space.

    b. No development may project beyond the 45 angle drawn from existing development or from open space as shown in Fig. 3/48s.
    3/48s
    Fig 3/48s

    c. The only exception to rule 'b' is that a projection of maximum dimension 6m will be permitted beyond the building envelope created by the angle and the maximum building height.

    d. At least 75% of the building envelope must be taken up by buildings volume.

    e. Plots designated with a cross in Fig. 3/45 may be used as open space. The number in each such group of plots indicates the minimum number of sites in that location to be so used.

    f. Each plot or group of plots must be capable of service access from within the site if not directly from any of the perimeter roads.

    g. The areas of open space shown must be connected by pedestrian routes. The shaded plots in Fig. 3/44 are those through which such routes may pass.
    3/44
    Fig 3/44
     

    h. Vehicular access to the site will be situated between the points P, Q and X, Y as shown an Fig. 3/44. The precise location of access points to buildings and servicing routes will be determined in discussion with the District Authority.

    i. In plots designated with a circle in Fig. 3/45 the maximum height restrictions may be relaxed in consultation with the District Planning Department. Developers will be encouraged to emphasise the height of buildings on these plots.
    3/44s
    Fig 3/44s

3.17 Additional controls applying to those plots which lie adjacent to the site perimeter are indicated in Figs. 3/44s, 3/45s, 3/46s, 3/47s.

    3/45s
    Fig 3/45s
    3/46s
    Fig 3/46s
    3/47s
    Fig 3/47s

3.78 All buildings on the site shall be subject to the following controls on elevational treatment.

    a. No continuous run of facade may be over 12m in horizontal length without a break back or forward of 1m minimum.

    b. Buildings will be clad in natural stone or an equivalent colour of dense concrete coursed block. The use of large panel exterior cladding will be discouraged.

    c. Where pitched roofs are used, slates, black asbestos tiles or similar will be used.

Appendix A

We have collected the following design guidance documents during the course of this study. They are placed under issuing authorities, which are arranged in alphabetical order. Those which fall loosely within our definition of a design brief are marked with an asterisk, which does not necessarily indicate that we consider such documents to be good examples of their type, or that we agree with their form or content. A high proportion of these refer to housing, and were thus outwith our remit.