Design and Access Statement
New Replacement Dwelling at
27 Riverside Crescent, Newquay TR7 1PJ for
Mr and Mrs G Scott
October 2017
GILLARD ASSOCIATES architecture and design
Design and Access Statement
Executive Summary This Statement is prepared in support of a full planning application for the replacement of an existing dwelling at 27 Riverside Crescent, Newqauy. The proposals are put forward on behalf of the applicants, Mr and Mrs G Scott. The site falls within the jurisdiction of Cornwall County Council. The proposals have been sensitively designed by an experienced architect in close collaboration with the client and consultants team and is based upon a full understanding of the site and the context that it sits within. The proposals contained within the application have evolved as a result of extensive assessment and refinement. The proposals involve the demolition of the existing split level bungalow and its replacement with a modern sustainable building which is designed to be low key but still take advantage of the tremendous opportunities offered by this outstanding site. The proposals also provide new vehicular parking, and living accommodation in compliance with Lifetime Homes standards, to provide an accessible home which can be adapted according to the occupants levels of mobility. Whilst the dwelling will provide outstanding quality of living, the design is intended to be low energy and highly efficient, using the latest in PassivHaus techniques. It is recognised that the site lies on the edge of an area of high landscape value andf it is intended that the design of the house and gardens to provide a coherent and legible solution which will enhance the site which is highly visible from the designated areas.
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New Replacement Dwelling at 27 Riverside Crescent, Newquay
Contents 1. Introduction 2. Planning Policy Context
Riverside Crescent
3. Site Assessment
proposed new dwelling
4. Design & Character 5. Access & Movement 6. Environmental Sustainability 7. Community Safety 8. Conclusion
This Design and Access Statement was produced by
In association with:
GILLARD ASSOCIATES architecture and design
0.Cover and Contents
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Design and Access Statement
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Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Introduction
Design and Access Statement
Introduction 1.1 The Need for a DAS The DAS has been prepared in accordance with the guidance contained within the National Planning Policy Framework. Essentially, the DAS sets out to: • Demonstrate an appraisal of the physical, economic and policy context of the development; • Explain how the design of the development has taken the context into account; and • Provide an explanation of the design principles and concepts that have been applied to the development, taking into account, amongst other matters: - Access; - Movement; - Community Safety; - Environmental Sustainability; and - Character.
1.2 Document Aims This DAS forms part of a full planning application for proposed development at the site. This document explains the background and rationale to the proposals which have been informed by a site and context analysis and relevant national and local planning policy. Relevant planning policy is presented and interpreted in relation to the proposals. This is accompanied by a comprehensive analysis of the site and the character of the surrounding area. Design evolution is presented to demonstrate the relationship between the proposals and their context and illustrate the form, scale and quality of development that the site can deliver.
1.3 Authors This DAS has been prepared by Gillard Associates, the project architects, in association with the appointed consultants • Influence Planning • Richard Sneesby Landscaping • Plan for Ecology • Cove Ecology
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"Making the most of design to maximise the opportunities presented by the site, its locality, micro climate, and minimising the impact on the environment"
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Planning Policy Context
Design and Access Statement
Planning Policy Context 2.1 Development Plan
2.3 Cornwall Local Plan
2.5 Supplementary Planning Guidance
As noted by Section 38(6) of the Planning and Compulsory Purchase Act 2004 (as amended), if regard is to be had to the development plan, determination must be made in accordance with the plan, unless material considerations indicate otherwise.
The key policies under the CLP reflect and enhance the core policies expressed in the NPPF:
The Cornwall Design Guide has been extensively consulted and the following sections were most relevant:
Policy 1: Presumption in Favour of Sustainable Development Policy 6: Housing Mix Policy 13: Development Standards Policy 21: Best use of Land and Existing Buildings Policy 23: Natural Environment Policy 26: Flood Risk Management and Coastal Change
- Creating a Place:
Working with the site and context Character Architectural Integrity
- Streets and Home
Car parking Public and Private Spaces
2.4 Newquay Neighbourhood Plan
- Getting the Design Right
The Whole Process
- Building Design
Re Using Materials Built Form and Character Materials Building Maintenence Privacy and Outlook
2.2 National Planning Policy Framework National planning policy is predominantly found within Planning Policy Framework 2012. Key points are summarised below: NPPF confirms that the planning system operates a presumption in favour of sustainable development to ensure that social, economic and environmental issues are considered together. It makes it clear that proposals which follow the development plan for an area should be supported, unless material considerations indicate otherwise.
Whilst the Newquay Development Plan has not yet bee formally adopted, it is essential that the proposed development acknowledges the principles contained.
- Neighbourhoods The response to the planning policies will be also discussed and summarised in the planning statement to be published separately by Influence Planning and included in the planning application.
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- Green Infrastructure
Existing Features Planting and Soft landscape Wildlife Provision Gardens
- Spaces Between Buildings
Cornish hedges
- Energy Conservation
Insulation Thermal Mass Passive and Active Systems GSHP
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Site Assessment
Design and Access Statement
3.0 Site Assessment 3.1 Site Location
3.2Site Description
3.3 Site Surroundings
27 Riverside Crescent, Newquay, Cornwall is centered on National Grid Reference SW 78846 61255 and sits at the western edge of Newquay, being the most westerly property on the south facing slopes of Pentire Point East Headland. The site is orientated northsouth with the northerly boundary rising to 44m AOD and the southern boundary just above the high-water mark of the tidal River Gannel.
The site is roughly rectangular, approximately 135m long from north to south and 25m wide east to west. The average slope gradient is 1:3 to 1:4 with flatter terraces around the existing house at the top of the slope. The whole site is approximately 3235m² with the garden area to the south covering approximately 2345m².
The north boundary, adjacent to the road is a low rendered and painted wall, and is planted up with a dense hedge, see photo below left.
The site, currently occupied by a non descript 1970s bungalow in a poor state of repair, was acquired by the applicant in 2017 as a development opportunity. The family recognised the potential of the property to provide a high quality sustainable home designed to make the most of the opportunities presented by the site and enhance the location. The site is the last property going in a westerly direction along the south side of Riverside Crescent, a street principally of one and two storey dwellings.
The existing dwelling, which has not been continuously occupied in recent years, is perched on a levelled part of the site and designed to make the most of the views across the estuary to Crantock Beach. Access at the present time is through a gap in the rendered block perimter walling and leads, via a concrete ramp and steps, to the garage and to the entrance. Due to the levels and well established hedge planting the property is difficult to see from road level.
The site is bounded to the west by a Cornish stone hedge in variable condition with mature tamarisk growing in groups along the wall, especially at lower elevations. To the east a similar stone hedge bank separates the property from its neighbour with some large pittosporum multi-stem shrubs along the boundary. West of the site is an open area of coastal maritime cliff heathland mainly covered in gorse, and neutral grassland. This has public access with a network of well-used and more indistinct paths. To the east is a recently developed property - a distinctive two storey dwelling in the modern style which replaces a large single storey dwelling. To the south, the extensive hillside site culminates in a narrow rocky waterside frontage accessed through a dilapidated fence.
Fern Pit Cafe has a similar orientation further along street, with access down to a ferry point. Several of the properties in recent years have been developed with replacement houses. Aerial view of site (source Google maps)
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North boundary of site and ramped garage access (google)
View of existing dwelling south elevation (source GA)
New Replacement Dwelling at 27 Riverside Crescent, Newquay 3.4 Ecology
3.5 Arboriculture and Landscape
3.6 Conservation and Heritage
Plan For Ecology were appointed to carry out a survey of the house and report on the likelihood of bats roosting in structures affected by the new building. The ecologist, Rebecca Golder BSc (Hons) writes:
The applicant has engaged Richard Sneasby Landscape Architects to undertake a sensitive landscape assessment and design proposal to inform the landscaping design.
The existing dwelling is not listed and the application site is not a designated Conservation Area. There are no listed buildings in close proximity.
"No bat evidence was recorded within the residential dwelling or the detached garage however there the buildings have limited potential to support roosting bats. One bat emergence survey is required to inform the planning application.
The site is not within an area of Tree Preservation Order and there are no individual trees with TPOs.
However, it is recognised the area is on the fringes of the settlement boundary and adjacent to areas of importance in relation to wildlife: the open access land to the west is designated Great Landscape Value.
No evidence of birds or barn owls was recorded in any of the buildings and no further surveys for birds are recommended to inform the planning application." Since the bat emergence survey was required to be carried out in the summer months, and Plan For Ecology did not have the resources to complete the task during the crucial period, another firm of ecologists were employed to inform this planning application. Mark Tunmore carried out the emergence survey on 25th August, and reported: " Since no bats were found using the building no mitigation should be required as a condition of planning permission." The full unabridged survey reports are included in the application documentation. Notwithstanding the above, it is recognised and understood that the adjacent land is designated as a County Wildlife Site and so any development would need to ensure its protection and integrity as a resource of local significance.
The curtilage of the building does not contain mature trees. The main part of the site is completely overgrown with an impenetrable mix of brambles, ivy, old man’s beard, blackthorn and gorse. Some very large multi-stem Californian lilac (Ceaonothus spp) remain within the dense scrub as relics of a former garden layout. A number of ornamental shrubs and garden plants survive at the top of the site, but all in fairly poor condition.
Whilst there are a number of precedents along Riverside Crescent which are relevant to this application, it is nevertheless recognised by the applicant that any intervention in the locality should be of high quality.
While the site is almost completely overgrown, there are a significant number of mature specimens which will be retained to maintain height and maturity to the garden, but also to ensure that the site preserves visual continuity with its surroundings. The applicant also commissioned a Japanese Knotweed survey from Tom David. Due to the dense thickets of blackthorn gorse and other plants full access to the rear gardens below the dwellings immediate environs was not possible. For this reason the land adjacent was also not penetrable. The report, which is included in the planning application documents, states that whilst it is not possible to guarantee the absence of knotweed:
27 Riverside Crescent
Extent of Wildlife Site Designation (CCC Interactive Mapping)
3.Site Assessment
"It is highly unlikely that Japanese Knotweed is present at this location ".
View of gardens looking north (source Tom David)
Aerial view of Pentire peninsula
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Design and Access Statement
3.7 Topographical Analysis
3.9 Accessibility
3.10 Character
The site is located along the public road which has a gradient of approximately 1 in 20 along the east-west axis.
Vehicular Access and Highway Network The site has very good highways accessibility and would present no problems for access by vehicles for the purpose of construction.
Riverside Crescent is a residential street accessed from Pentire Avenue, the main connecting road linking Newquay and the popular recreational Pentire Peninsula. The neighbourhood, located on the edges of this iconic seaside town, especially facing south and overlooking Crantock's famous surfing beach, has become a desirable place to live.
There is a large cross fall on the site from north to south, so the design of the replacement dwelling has been influenced by the need to provide ramped access to the main entrance and from there to the private gardens beyond. A topographical survey was commissioned by the client and is included in the application documents. An extract from the survey in the form of a site cross section is shown below.
Pedestrian and Cycle Access The site has very good pedestrian accessibility with footways on both sides of the road. At the present time wheelchair access is difficult due to gradients thresholds and steps - the proposals will address these issues as part of the inclusive design philosophy.
3.8 Flood Risk
The variety of architectural styles along Riverside Crescent is eclectic. The original 1930's bungalows give way to later 1970s speculative developer housing. This period was not noted for the high quality of its building and it is not therefore surprising that most properties along this road have either been extensively altered and extended, or demolished and rebuilt, to maximise the value of this sought after piece of real estate. The common and obvious feature of the street is due to the happy conjunction of a south facing aspect and views also to the south the dwellings on the south side of the road generally sit quite low down, whilst those on the north side stand out, allowing both sides to enjoy the sun and view.
The proposed dwelling is some 25m above sea level and therefore is considered to be at no risk of flooding.
27 Riverside Crescent is no different. The cross section below indicates the relationships of the nearest neighbours, No22 and No 26, with the application site. Clearly any new proposed development would need to respect the current situation and ensure that the proposed new dwelling would remain low key.
No 22
the only non residential building on the street is the Fern Pit cafe, see photo left.
Fern Pit cafe with No 25 Riverside Crescent in foreground No 27
No 25
Public Transport The site has very good access to public transport. The nearest bus stop is located in Pentire Avenue a minute's walk away. The bus links to Newquay rail station which is approximately 20 mins walk away.
site
sea level
Typical Dwellings on Riverside Crescent (google) Site survey section
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New Replacement Dwelling at 27 Riverside Crescent, Newquay 3.11 Character This page illustrates the immediate environs of No27 Riverside Crescent, and highlights the nature of local development,the quality and state of the existing building, the juxtaposition of the property with the coastal reserve, and the general setting.
No 25 Riverside Crescent - modernist dwelling replaces original bungalow. The photo illustrates the relationship with the patio immediately outside No 27 and the need for privacy screening.
View east along Riverside Crescent - the photo illustrates the relationship of the dwellings on the north side of the street with the application site's northern boundary.
View of existing bungalow from open access land
No27
No 22 Riverside Crescent - as seen from the garage of the application site
3.Site Assessment
No 22 Riverside Crescent - view south along the western boundary showing the state of the vegetation and the relatiobnship of the site with Crantock in the distance
No22 No25
View of Riverside Crescent from Crantock Beach
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Design and Access Statement
3.12 Landscape Character This page illustrates the nature of vegetation and adjacent landscape character which will form the basis of the landscape design and planting regime.
Existing vegetation at the south end of the site - tamarisk, bramble, old man’s beard
Neighbour’s garden showing careful removal of vegetation to create paths within existing mature shrubs
Existing boundary vegetation - wind-shaped goat willow
Planting adjacent to existing bungalow
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New Replacement Dwelling at 27 Riverside Crescent, Newquay
3.2 Opportunities and Constraints 3.2.1 Overview
3.2.2 Constraints
3.2.3 Opportunities
This section considers the principal opportunities and constraints of the development. In putting forward any design proposal for development it is crucial that the opportunities and constraints are carefully assessed and taken into account. These factors have helped shape the proposals for the site and enabled a significant level of assessment and design review to achieve the most appropriate form of development.
Overlooking and Privacy: the design of any replacement dwelling should take into account the character of the street, and the presence of neighbouring properties on the opposite side of Riverside Crescent. Any new building should be similar in height and not obstruct views.
Topography and Orientation It is rare to encounter a development opportunity of this quality, where the south facing orientation coincides with such marvellous vistas, all inside the existing settlement boundary. The design of the dwelling should make the most of the orientation for the purpose of capturing views, and solar radiation for the integration of renewable energy systems, to enhance the development's ecological efficiency and promote sustainability.
The opportunities and constraints are identified in the following sections, and illustrated overleaf.
On the other hand, the application site is also open to overlooking from public access land. The western boundary has little protection and fencing would be intrusive and potentially detrimental to the visual amenity. Any design would have to take account of this constraint in order to enhance security. Setting and Visual Impact: the building's very visible position (see photo below) requires a responsible designer to be sensitive, provide a form and mass which is appropriate to location, and which will enhance the setting. As the building will make a significant contribution to the architectural patchwork on this piece of coast, it should be designed to either blend with the surroundings, or at the very least, connect with the architectural traditions of Cornwall either through built form, use of material, or landscape, and preferably a combination of these.
Climate Responsive Design The climate can be considered both a constraint and an oportunity. The design of the replacement dwelling should respond to the influence of the genus loci; buildings which are sensitive to prevailing wind, sun, the need for shelter and shade and natural ventilation, tend to sit comfortable in thei site, as opposed to modernist structures which use style as the main aesthetic, and rely on modern systems. Generally The site is relatively open and suitable for development, and planning policy generally supports the replacement of a sub standard dwelling with a new sustainable home.
Climate: the location on the edge of the peninsula and exposed to the extreme weather and solar radiation requires the building design to be responsive to climate in order to provide the owner with the necessary protection for a safe durable and low maintenence asset. Ecology and Habitat: whilst the surveys have showed that ecology is not a limiting factor to development on the site itself, it nevertheless remains an imperative for the developer to have responsibility for the protection of the adjacent coastal vegetation. A risk assessment and method statement will be a pre requisite before any works are commenced on site.
3.Site Assessment
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Design and Access Statement
potential objections from neighbouring property: keep new building height low
potential objections from neighbouring property: maintain distant views
under-used open garden
increase privacy
extensive views from south east to west
bungalow
difficult pedestrian and vehicular access
garage
unclaimed parking area
existing dwelling does not take advantage of western sea views
N
porous boundary
prevailing winds
Constraints and Opportunities
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Opportunities and Constraints 2
sunpath
GILLARD ASSOCIATES architecture and design
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Design
Design and Access Statement
4.1 Design Evolution and History 4.1.1 Design Brief
4.1.2 Preliminary Proposals
4.1.3 Architectural Language
This section of the DAS focuses on the principles that have informed the design, starting with the genesis of the project and the resulting brief.
The most informative projection when considering a building on a sloping site is the section.
The form and mass of the dwelling evolved early on, with a natural choice of stone plinth with a lightweight upper storey.
Brief The applicants required a generous five bedroom dwelling on the site of the existing house, which has not been continuously occupied for some time. The requirements were for a dwelling which: - would take advantage of the wonderful site and views - used the site levels to ensure that the height of the building was kept to a minimum - provide an efficient thermal envelope and renewable energy platform to ensure a highly sustainable building - promote the use of natural ventilation and daylight - made use of materials which would be appropriate to the coastal location and not suffer from exposure to sun and driving rain - would provide a home for life without the need for adaptation or further alteration, ie, Lifetime Homes compliant - emphasise the difference between secure entrance and private living realms
Very early on, it was decided to keep the building at a single storey when viewed from the street, and then use levels to descend through the house to a series of decks or terraces, into the gardens beyond.
In this way the principal living areas would float above the base and be interpreted as a single storey building from a distance. The plinth could then descend as a series of landscaped terraces into the central part of the landscaped site.
The section depth is governed in part by the need to maintain natural ventilation, but also to respect the neighbour's views, and a notional building line which would restrict development from encroaching too far into the garden. The key components of the section are indicated in the sketch below: -
level access from parking area lightweight upper storey for maximum daylight and views monopitch pop up roof to encourage natural cross ventilation roof orientated for solar collection terraced decks blending with garden upside down house with bedrooms at lower level
The block plan below shows the first preliminary layout which provides circulation for parking, a narrow plan form which folds to provide maximum external area for windows but opportunities for shelter and sun traps.
office
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snug
New Replacement Dwelling at 27 Riverside Crescent, Newquay
4.2 Design Proposals 4.2.1 Materials The dwelling was seen as being an integral part of a landscape design from the outset, so it was important to develop a limited palette of materials which would be robust, reflect the coastal heritage. The stone retaining walls and lower storey provide a grounding and connection to the terrain. The timber cladding and steell framing reflects the lightness of the upper storey construction.
External materials
4.2.2 Scale, Mass and Density
View of proposed new dwelling from the street. The aim was to design a building which is low in height, accentuates the horizontals, and reflects modern seaside architecture.
In designing the proposed dwelling it was considered essential that the building would be of appropriate scale. From the front of the dwelling it presents as a simple single storey building whcih could almost be seen as an enclosing garden wall. The mass of the building is completely hifdden by the change in level, which drops unexpectedly. Seen from the other side, the mass is broken down again into a series of layers, which merge into terraces, making the building blend with the hillside.
4.Design
View of existing site from same angle
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Design and Access Statement
View of proposed new dwelling from the street. The expansive frontage defines the front garden and presents an attractive seaside feel to the road, and allows glimpses through to the sea itself. The garden and parking area will be enhanced by planting with native and ornamental coastal species, indicative only in this illustration.
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New Replacement Dwelling at 27 Riverside Crescent, Newquay "The new dwelling and landscaping is designed to blend with the existing terrain to soften the edge between the settlement and the open access land to the west."
Photo montage looking north to application site. Note how the proposed dwelling appears to blend more naturally with the landscape and terrain
4.Design
Photo of existing site from same angle
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Design and Access Statement
4.3 Landscape Design 4.3.1 Integrated Landscape Design An important part of the brief was for the proposed dwelling to blend with the extensive gardens. The main focus for changes to the landscape will be at the top of the site close to the house. Here the proposal is to develop a series of small garden terraces separated by low retaining walls or planted slopes to create a series of connected, but discrete sitting areas. Around the house landscape materials will continue the materials palette of the building which will be used to face vertical walls and horizontal paved areas.
Around the house landscape materials will continue the materials palette of the building which will be used to face vertical walls and horizontal paved areas. As the design develops, further down the slope, the approach will be sensitive to the immediate landscape context with particular attention being paid to views towards the site from the south. The neighbouring property to the east, developed within the past 15 years, provides an important precedent. It appears that, at some point in the past, both properties may have shared an original single garden. The neighbouring garden has been carefully and judiciously cleared to create a winding path network, at comfortable and safe gradients, which works with the existing vegetation. This is in stark contrast to some of the other gardens along the northern banks of the River Gannel which have undergone wholesale clearance and now appear as open scars on the landscape. This highly site sensitive approach is seen as especially important for this proposal because of its location at the boundary of residential development and the open semi-natural vegetation of Pentire Point East. The lower slopes will be simple in construction favouring timber as a construction material for steps and retaining devices. The boundary with the river will be made secure by adding sympathetically designed fences and gates. Access to high water will include visually recessive steps - most likely constructed from lightweight metal.
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Samples of landscape detailing making use of local granite recycled materials like sleepers. The sketch up model of the proposed garden layout shows the transition of the dwelling to the system of garden terraces
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Access & Movement
Design and Access Statement
5.1 Access and Movement 5.1.1 General Accessibility The site is located at the western end of Riverside Crescent and has very good accessibility. The building has been designed to be easily accessed, with a legible entrance . The provision of car parking will make it easily accessible for less able visitors. The proximity of bus services makes it easy for visitors to access the public transport network. garage
5.1.2 Vehicular Access Given the challenging topography of the site, gradients remain but have been appropriately managed. The existing means of access to the public highway is unaltered but vehicular circulation on the site is vastly improved, so that cars can enter and leave in forward gear. There is sufficient parking for up to four cars. Ample cycle storage is provided in the garaging area. The garage will be fitted with an electric charging point.
5.1.3 Pedestrian Access The dwelling is designed to be welcoming and accessible. The ground floor is at the same level as the parking area. Level thresholds to all doors are standard. A passenger lift will be installed to allow wheelchair users access to the lower bedroom floors. The dwelling has been designed to Lifetime Home standards.
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existing access
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Environmental Sustainability
Design and Access Statement
6.0 Environmental Sustainability 6.1 Overview The three pillars of sustainability are usually defined as social, environmental and economic factors. Gillard Associates is a practice with expertise and experience in designing environmentally sustainable buildings and in this project climate, meteorology, and lifecycle are considered to be a fundamantal driver for the design ethos. Environmental architecture takes design away from the wilful statements made and provides form and language which is appropriate for its location.
The orientation of the building is designed to maximise views and daylight and the roof designed to maximise exposure of pv cells to generate renewable electricity.This electricity will be used to offset emissions generated by the heating system which will be a low temperature underfloor emitter making use of ground source heat from a borehole, and from the roof collectors. EnergieDak is a way of using water roof surfaces to collect solar radiation and charging a large buffer tank in the basement by means of embedded water filled pipework, and then combining this with a GSHP to extract energy from the medium which is used to supplement the energy extracted from the ground loop dug into the garden.
6.2 Environmental Design The building is designed so that environmental impact is minimised. A holistic approach to energy conservation is central to the design making use of both active and passive systems as appropriate. It is intended that the dwelling will conform to Code for Sustainable Homes Level 5.
Ground loop
Reduce Waste and Recycling The volume of building waste from the demolition of the existing dwelling will be separated and the rubble used for hardcore and fill as required to provide finished surface levels. The use of BIM and pre fabricated components will also reduce construction waste - the 1998 Egan report "Rethinking Construction" showed that 10% of construction waste can be saved if there is good co ordination of structure, mechanical and electrical components, which can be achieved by the use of Building Information Management. Holistic Design The applicants are keen to make this proposal an exemplary sustainable solution and have opted for an unusual installation which will make the most of the location and site orientation; indeed the dwelling's form has been partly driven by the roof collection system.
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Surface Water To increase efficiency of the active systems, EnergieDak takes away the excess heat from under the PV cells, in effect cooling them, which makes PVs perform better. This form of heating is only suitable in a well insulated building, so PassivHaus principles will be employed to create a low energy 'fabric first' envelope, as follows: - highly insulating materials will be selected for external walls, roofs and floors to reduce fabric heat losses - the glazed foyer will have background heating only and will serve as a draught lobby - heating will be zoned to allow flexible usage of spaces - the lower floor is effectively 'earth sheltered' and will have minimal heat requirement - rooflights and glazing will ensure that the building is well provided with daylight to reduce reliance on artificial lighting
The proposed building will improve surface water disposal measures, which currently do not adequately deal with storm conditions. On the proposed dwelling, all hardstandings will be formed of porous pavings, using recycled gravel grids and permeable paviors. The roof surface generally will comprise a green sedum extensive roof design, to reduce surface water run off and provide additional wildlife habitats.
New Replacement Dwelling at 27 Riverside Crescent, Newquay sedum roof for surface water control and increased habitat opportunity
6.3 Key Sustainability Strategies Response to Climate Change
centralised mechanical ventilation with heat recovery
super insulated roof designed for optimum energy collection pv array on south facing roof benefits from Energiedak cooling shading devices control solar radiation from midday sun passenger lift high performance triple glazed windows
electric car charging point and battery pack slidinglouvres control solar radiation from afternoon sun
home office enables live/work balance and reduces travel emissions
lightweight steel structure for economic construction and recycling
In addition to heating efficiency, climate change requires that we 'future proof' our buildings to minimise the risk of overheating. The dwelling has been modelled so that passive cooling measures are integrated in the form of shading devices, louvres, and thermal mass - the lower storey is heavyweight concrete and stone which will flatten the effects of diurnal warming. The upper storey by contrast will be a lightweight steel structure but designed in a way which will enclourage natural ventilation Should the passive measures be insufficient the proposed heating system can also be used to provide active cooling by reversing the flow of energy back to the ground and help 'recharge' the heat source. Reduce Maintenence The choice of materials will be informed by the local vernacular and precedent, but also by the need to build using long lasting components and finishes which will withstand the extreme exposure to UV light, salt spray, and high winds. Encourage Sustainable Transport The applicants are committed to sustainable transport and will be installing an electrical car charging point. Cradle to Cradle Life Cycle Whilst the proposed dwelling will be designed to the highest of standards, the life cycle of the building has been considered and will facilitate efficient demolition and recycling of materials. The use of steel frame will permit quick dismantling of the upper storey for recycling, whilst the ground beams will consist of prefabricated concrete beams and blocks, making separation of materials easy and safe.
earth sheltered lower storey for increased energy efficiency and thermal mass plant room ground source heat pump and low temperature zone controlled underfloor heating
swimming pool acts as thermal dump and heat buffer
6.Environmental Sustainability
south facing slope provides filed for ground loop energy collection
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Design and Access Statement
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Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Community Safety
Design and Access Statement
7.0 Community Safety 7.1 Background Community safety is an increasingly important consideration. Schemes should be designed to maximise opportunities for ‘built in’ community safety, adopting good urban design principles such as natural surveillance and defensible space. Good urban design uses a sense of ownership and responsibility as a key part of achieving community safety and taking pride in neighbourhoods. For these reasons, community safety has been taken into consideration from the outset.
7.2 Strategy Access, safety and consideration of public concerns are of paramount importance, both during construction and in aspects of the design and management of the completed scheme. In Construction Whilst access to the site for construction purposes is starightforward, space for movement of construction vehicles is constrained. The method and phasing of construction will be carefully considered to ensure that a) large components are not required for the build b) earthworks and heavy lifting is kept to a minimum c) noise dust and nuisance is minimised by keeping excavated materials on site and re used In Use The dwelling has been designed in accordance with accepted Secured by Design principles. The strongly defined site boundaries will ensure that thresholds, when crossed, are visibly taking the visitor from public to private areas. There is clear definition of front access which can be monitored from the main living areas at the entrance level. The private realm at the rear of the building is defined by strong boundaries and planting. Low level lighting on PIR activation is envisaged for users of the access steps and ramp at the rear of the site, and from the car park.
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Photomontage of proposed dwelling seen from common access land. Note use of security shutters and windows to increase surveillance and enhance community safety.
Photo of existing dwelling from same angle
Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
Conclusion
Design and Access Statement
8.1 Conclusion This DAS has provided the background and rationale for the design of the replacement dwelling at No 27 Riverside Crescent. The DAS identified the constraints which and highlighted the opportunities which have been thoroughly examined and used to inform the evolution of the design. The document then went on to describe how a design strategy, arrived at in close collaboration with the client and specialists. The design was tested against the planning policy context, national, local, and in relation to special guidelines, and continued to evolve in collaboration with the client's appointed specialists, inclusing ecologists, landscape and environmental consultants. The spirit and intent of the Cornwall design Guide - to provide appriopriate design solutions by reference to local precedent, landscape and the intrinsic application of environmental design principles - has been fully understood and underpins the project. The proposals show how an dated and poorly designed bungalow could be replaced by a new and sensitively designed in a way which could make use of the opportunities presented by this wonderful site. The new building will be neighbourly, environmentally sustainable, and of a high quality which will enhance this important plot. The architecture will be complemented by the design of a landscape which is sympathetic to the local habitat, and provide no small amount of delight to visitors and occupants alike.
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Photomontage of proposed dwelling seen from Crantock Beach car park. Note the way in which the terraces step down the landscape and blend with the adjacent common access area. Also the way in which views from neighbouring houses are respected and maintained
New Replacement Dwelling at 27 Riverside Crescent, Newquay For further information on this report please contact:
Alan Gillard RIBA The Croft Trolver Croft Feock Truro TR3 6RT
Gillard Associates Ltd The Quaypad Cardiff Marina Watkiss Way Cardiff CF11 0SY
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Design and Access Statement New Replacement Dwelling at 27 Riverside Crescent, , Newquay
GILLARD ASSOCIATES architecture and design