Great House Farm Eco Village Phase 3 by Alan Gillard

DAS PROGRESS STATEMENT

Phase 3 Sustainable Housing Great House Farm St Fagans Cardiff October 2015 live well

Design and Access Statement Great House Farm - Phase III

2 Contents

CONTENTS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

Sheet Index Cover Contents Introduction Planning History Design Evolution Design Principles Landscape Arboriculture Design of Site Layout Design of Dwellings Community Safety Access and Movement 1 Access and Movement 2 Sustainability, Archaeology... Views Conclusion

View of site looking east along access lane

This report has contributions from the following consultants:

CATHERINE HARRIS LANDSCAPE ARCHITECT

Cardiff Archaeological Consultants

Design and Access Statement Great House Farm - Phase III

3 Introduction Overview This progress statement is provided as a supporting document to a reserved matters submission for 24 new dwellings on Land at Great House Farm, Michaelston Road, Cardiff. The document provides an update to the original DAS submitted at the outline stage in support of planning applications / permission reference 14/02972/MJR which allowed for residential development with vehicular access from Michaelston Road. The application was submitted with all matters reserved except for access points, with the engineering details of the vehicular access point to be agreed at this detailed stage. This progress statement sets out the pertinent planning history to the site, and catalogues the discussions that took place at the time of the outline application and the subsequent pre-application discussions which took place with Council officers which have guided the reserved matters submission. The pre-application feedback has been fundamental in the design process, where support has been given for the innovative design of the houses and the sense of place proposed. As set out within Cardiff Design and Access Statements Guidance Note (May 2011), full design and access statements are not statutory requirements for reserved matters applications. The guidance recommends a progress statement updating the original DAS. Consequently, this statement does not set out all of the statutory headings set out within the DAS guidelines, instead it focuses on the vision for the scheme and the thought process that has gone into the evolution of the design from the outline stage.

Vision Statement Although the Welsh Government established ambitious environmental targets for all new housing developments by making compliance with the Code for Sustainable Homes mandatory, this has since been rejected in favour of the building regulations which are now the driving force behind environmental sustainability. Invariably this is now the minimum standard with which developers are complying. Liv Eco Homes aim to exceed these legal minimum requirements where practical but is also committed to enabling occupants to pursue a low or even zero net carbon lifestyle by improving the energy efficiency of their dwellings by installing solar panels (pv and HW) and even by offering other inducements such as the inclusion of electric car charging as part of the technical systems built into the dwellings. This project, the Great House Farm Eco Village, will be an extension and continuation of the highly successful and award winning Phase 2 development which was the first major development for LivEco and its benchmark for future projects. This statement will show that the site has been planned to make the most of a valuable windfall site on the edge of the countryside, and it will demonstrate an integrated sustainable and collaborative design approach to the site. It will make the most of the on site opportunities presented by the existing historic buildings and landscape features to inform and 'anchor' the new development and promote a feeling of cohesion and reinforce the unique sense of place. To summarise: the proposals will provide 24 contemporary energy efficient homes which are affordable, attractive, and designed to enable the growth of a community of people who are keen to live a more sustainable lifestyle - and for which there is little or no choice currently available.

Accolades for Great House Farm Phase 2: Constructing Excellence in Wales Award for Sustainability - Our Legacy 2014 Shortlisted for RICS Regional Housing Awards 2015 Premier Guarantee National and Regional winner of Environmental/Conservation Project of the Year 2014

live well LivEco is a joint venture between

"LivEco delivers sustainable homes which exceed customer expectations as well as government targets"

Mulcare Ball Properties, and Gillard Associates, an architectural consultancy which has been a leading exponent of ecological house building for many years and has achieved recognition for contemporary high quality homes. LivEco developments are designed to be future proof and provide tomorrowâ&#x20AC;&#x2122;s standards today- at affordable prices.

Shortlisted for Eisteddfod Gold Medal 2015

Code 4 in the Code for Sustainable Homes Lifetime Homes Secured by Design

Design and Access Statement Great House Farm - Phase III

4 Planning History Background

Pre-application dialogue

The reserved matters application is made subsequent to outline planning permission reference 14/02972. This granted outline permission for residential development with an unspecified number of dwelling units and based upon an indicative masterplan.

This section catalogues the pre-application dialogue, sets out the key issues that arose as a result of it and, how those have been accounted for in the evolving design. As set out in the second condition of the outline planning permission, the indicative layout submitted as part of the outline submission does not imply that support will be given for that specific layout as part of the reserved matters. The applicants and their advisors were well aware of this and as a result sought to engage in pre-application discussions during late 2013 and the course of 2014. Whilst officers were very supportive of the concept of providing non standard house types and innovative forms of layout, concerns over the indicative layout related to proximity to protected trees, the setting of the listed building and how the archaeology could be dealt with. A presentation to the case officer (Andrew Bates) was made on 18th December 2013. Concept plans (see below) were submitted. Land to the North and West of Ty Mawr, Michaelston, Cardiff The revised layout aims to continue the success of the Phase II project and maximise the unique opportunity of the site whilst maintaining the unique sense of place the feeling of woodland enclosure the legible and attractive pedestrian route The principles of good housing design - active frontages, SBD, village atmosphere mitigating impacts on trees and habitats

Condition 2 of the permission states that the permission shall not extend to the housing layout shown on drawing C179AL(0)4, labelled Illustrative Layout. The condition goes on the state that the reserved matters shall have regard to the protected trees within the site, the PROW, the Grade II Listed farmhouse and the need to address the in situ archaeology identified as the greenhouse. Application reference 14/02972 was made in January 2015 and followed an earlier grant of planning permission under reference 13/00435. Discussions took place during the course of the original application which have influenced the design process, as have pre-application discussions documented further below. The scheme intends to draw upon the success of the development of 9 flats and houses as part of Phase 2 of the development (10/01905) which itself won several awards for innovation and sustainability. The scheme is an evolution of the design which was subject to very encouraging levels of demand and is now fully occupied.

RE THINKING THE DESIGN

The scheme presented showed innovative design of the individual buildings along with a view to creating a greater sense of place, woodland enclosure and a more legible and attractive pedestrian route. The scheme would involve the loss of a number of trees within the woodland TPO within the centre of the site. However, the majority of these were ash which were predominantly of low to poor quality primarily due to inherent structural defects and poor form. The concepts were well received by officers, including Martin Morris who was the senior officer for the outer area at that time. This was confirmed in an email from Andrew Bates dated 10th January 2014 which stated that officers were looking forward to seeing the scheme in more detail at the pre-application stage. A pre-application submission was made in March 2014, based upon the revised layout overleaf.

Design and Access Statement Great House Farm - Phase III

5 Design Evolution Design at March 2014

This feedback indicates some very significant progress towards PLAN reaching an agreed layout and setCIRCULATION some important parameters for the next stage in the design process, namely:

March 2014

LAYOUT PLAN

Root protection zone

Existing trees

1. 2.

The revised route for the PROW was supportable. The relationship with the Listed Buildings was acceptable. Whereas previously it was considered that the archaeological remains within the site would need to remain in situ, their removal to create more developable area can be supported. The removal of the trees within the ‘Green House’ area could be supported by planning officers in order to facilitate the innovative design and layout proposed. The relationship with the trees on the northern boundary would still need to be addressed. LANDSCAPE

Unit 11 Unit 12

Unit 13

Unit 14

parking

Unit 15

Unit 1

shared surface

passing points

Two storey elements

Unit 4 Unit 5

Unit 1

1st f.

20m

1:500

Unit 18

Unit 22

Unit 23

Gre

Hou

Fford-yBarcer

Court

Cottages

Springmeadow

2no. 2 Bed

Unit 17 (accessible)

3 Bed P

Unit 18

Unit 20

Unit 21

footpath

Category B (3 trees): T54, T37, T39 Unit 22

Unit 23

TREES REMOVED: 15 trees

Unit 19

1 Bed

2no. 1 Bed

Key Design LAYOUT PLAN Considerations

Category C (12 trees): T63, T64, G58, T59, G56, T55, T53, T51, T50, T75, T74, T68

50m

1:750

TREES PLANTED: 44 trees

14 14

Springmeadow

3 Bed

Phase 2

Root protection zone

Existing trees

retained trees

P P

t Ho use

d Michaelston Roa

Fford-yBarcer

Unit 8 P

removed trees (3no cat. B)

Unit 6

Unit 9

Court

Unit 7

Cottages

dwelling omitted AMENITY

Unit 8

Unit 9

1st f.

Unit 10

1st f.

Unit 3

Unit 11

Unit 12

Unit 1

g.f. only

dwelling position adjusted

Unit 12

Unit 1 P

pond Pond

2 Bed

Phase 2

3 Be 3 Bed 2no. 1 Bed

Unit 14

1st f.

118

Two storey elements

Unit 4

Unit 5

Unit 4 Unit 5

Views from habitable rooms

Unit 13

Public Right of Way - there is a requirement to maintain the PROW across the site and to ensure that no substantial inconvenience is caused through any diversion. 2. The existing trees on the northern boundary of the site need to be taken into account, particularly in regard to private amenity spaces forCIRCULATION dwellings adjacent GILLARD ASSOCIATES PLANto that The panoramic shot illustrates the concept of the boundary, and the proximity of the dwellings themselves development - low density housing making minimum impact on this unique wooded enclave. 3. The setting of the Listed farmhouse LivEcomust be addressed Sustainable Housing, Great needs to 4. The privacy of existing neighbouring residents House Farm - Phase 3 be respected. Layout, Circulation and 5. The access points have been fixed - i.e. vehicular Landscape plans GREATaccess HOUSE FARMbe PHASE Layout, Circulation, Landscape should taken III: only from Michaelston Road. g.f. only

Unit 11

Unit 2

1st f.

Unit 2

Unit 10

Hedges

1st f.

Unit 3

Parking

sedum roof

1st f.

Unit 6

footpath

routes cat. C) removedPedestrian trees (12no P

Pavement

g.f. only

pond

20m

1:500

14 14

Pond

Fford-yBarcer

2 Bed

117

Unit 7

Road

1st f. 1st f.

MICHAELSTON ROAD

proposed trees (40+)

dwellings amalgamated

Springmeadow

Proposed trees

Given the insight gained at the outline planning stage and the work undertaken through the pre-application process it was evident that a number of key considerations needed to be taken into account in order to finalise the design, as follows: canopy outline TREES REMAIN IN OWNERSHIP OF ADJACENT LANDOWNER

Grea

Phase 1

2no. 2 Bed

Unit 15 (accessible)

3 Bed

dwelling omitted AMENITY

Unit 8

1:750

Unit 10

117

Unit 5

Unit 1

turning head for refuse vehicle

Views from habitable rooms

Phase 2

Unit 1

Unit 15 (accessible)

3 Bed

Unit 13

Two storey elements

3 Bed P

3 Bed

Unit 19

Unit 20

Unit 21

20m

1:500

Unit 18

P Gre

Unit 17

1st f.

pond

Unit 16

14 14

Phase 1 Hou

Pond

Fford-yBarcer 8

2 Bed P P 4

Springmeadow

Phase 2

2no. 2 Bed

3 Bed P

TREES REMOVED: 15 trees Unit 16

Unit 17

Unit 18

Unit 19

Unit 20

Unit 21

canopy outline TREES REMAIN IN OWNERSHIP OF ADJACENT LANDOWNER P

50m

retained trees proposed trees (40+)

d Michaelston Roa

removed trees (3no cat. B) Court

removed trees (12no cat. C)

Cottages

sedum roof

Springmeadow

MICHAELSTON ROAD

Springmeadow

117

Fford-yBarcer

footpath

1:750

Grea t Ho us

Phase 1

LANDSCAPE

Category C (12 trees): T63, T64, G58, T59, G56, T55, T53, T51, T50, T75, T74, T68

Tree protection and mitigation is of great importance and the drawing below right shows how new planting compensates for the very few trees requiring removal during development. The remainder will be protected and maintained as part of an ongoing landscaping proposal.

Category B (3 trees): T54, T37, T39

TREES PLANTED: 44 trees

14 14

1 Bed

2no. 1 Bed

Circulation of vehicles and pedestrians is detailed 5 in the plan top right: which shows how movement is facilitated through the site.

Unit 15 (accessible)

3 Bed

Court Cottages

Springmeadow

MICHAELSTON ROAD

The panoramic shot illustrate development - low densit minimum impact on this uniq

1 Bed

2no. 1 Bed

Unit 14 P

Revision

File: C179 GHF3 PrePlanning 140305.pln

g.f. only

Drawn by:

C179/AL(0)5

2no. 2 Bed

1st f.

05/03/2014

Drawing No

P P

The Great House Farm Phase III proposals as illustrated here have been refined since the presentation to the planning department in December 2013. This drawing details how the dwelling units have been designed to follow contours, and to open onto the access drive which follows closely the route of the existing PROW. There is a sense of community, enhanced by the open vistas across fields and pond.

footpath

118

passing points

Date

Hedges 20

Unit 4

dwelling position adjusted

shared surface Drawing Title

Unit 14

pond

St Fagans, Cardiff

parking

2 Bed

P 1st f.

Unit 3

Unit 5

Parking

Unit 12

g.f. only

Springmeadow

traffic calming features

Unit 13

Pond

Unit 11

1st f.

g.f. only

vehicle circulation

1st f.

Michaelston Road

Unit 9

1st f. 1st f.

GGAT confirmed that they would have no objection to the removal of the remains of ‘Green House’ and therefore, this was no longer seen as a constraint to the development;

Unit 12

Court

Cottages

Springmeadow

1st f.

Job Title

Unit 4

Pedestrian routes P

1st f.

P P

Client

pedestrian routes

Unit 7

Michaelston Road

Fford-yBarcer

Pavement

The relationship with the existing Public Right of Way which runs through the site was considered to be significantly improved and broadly acceptable.

2 Cathedral Road Cardiff CF11 9RZ 50m Tel No 02920 229 133 contact@gillardassociates.co.uk

architecture and design

t Ho us

canopy outline TREES REMAIN IN OWNERSHIP OF ADJACENT LANDOWNER

Grea

Phase 1

Unit 21

Road

dwellings amalgamated

Unit 20

Unit 19

Unit 18

Unit 17

1 Bed

14 14

Unit 16

Unit 9 Tree protection and mitigation is Unit of10 great Unit 11 importance and the drawing below right shows how new planting compensates for the very few trees requiring removal during development. The Unit 6 Unit 3 maintained as remainder will be protected and Unit 2 part of an ongoing landscaping proposal.

2no. 1 Bed

Circulation of vehicles and pedestrians is detailed 5 in the plan top right: which shows how movement Unit 7 Unit 8 site. is facilitated through the

Proposed trees

MICHAELSTON ROAD

Existing trees

3 Bed

Root protection zone

canopy outline TREES REMAIN IN OWNERSHIP OF ADJACENT LANDOWNER

Phase 2

May 2014

LAYOUT PLAN

GREAT HOUSE FARM PHASE III: Layout, Circulation, Landscape

The relationship of the development with the Listed Great House Farm, was broadly considered, in principle to be acceptable.

The TPO’d trees both surrounding the site and particularly protruding into the site around the ruins of ‘Green House’ - Both myself and Martin Morris have expressed that we would be agreeable in principle to the removal of some of the trees in the area of Green House in order to open up the development and achieve an improved layout within the site. I am of the opinion that we have made significant progress and that you now have a scheme which could potentially be considered acceptable, provided an acceptable relationship is achieved with the trees along the northern boundary. I am happy to see the deletion of a unit from the scheme and consider this to be a significant improvement. However, I remain concerned with the proximity of the units to the northern boundary and believe that there is still work to be done to provide a suitable living environment for the occupiers of the units bordering the northern boundary.

Unit 21

14 14

Unit 2

Unit 20

Phase 1

Unit 6

Unit 19

1 Bed

pond

2no. 1 Bed

Unit 16

Circulation of vehicles and pedestrians is detailed 5 in the plan top right: which shows how movement is facilitated through the site.

Unit 17 (accessible)

3 Bed

g.f. only

2no. 2 Bed

g.f. only

Phase 2

3 Bed

Unit 15

turning head for refuse vehicle

Views from habitable rooms

1st f.

Unit 2

Pond

This culminated in the response from Andrew Bates dated 5th September 2014 which provided the following positive advice:

pond

Hedges

1st f. 1st f.

Feedback from Andrew Bates on 28 May 2014 indicated that there were concerns of the proximity of the proposed units on the northern boundary to the protected trees and some further clarification was sought on the detailed highways issues. As a result, further revisions to the plans were submitted on 17th July whereby further relief along the northern boundary was created by the deletion of a unit and the creation of new space for trees to grow.

traffic calming features

Unit 16

2 Bed

Unit 2

Pond

Care was taken to preserve the privacy of existing neighbouring dwellings by keeping the buildings to single storey and limiting the outlook for habitable rooms within the buildings.

2 Bed

Unit 3

g.f. only

Unit 3

Parking

1st f.

Devising a more detailed highways layout, suitable for tracking of refuse vehicles Increasing replacement tree planting

1st f. 1st f.

Unit 6

Increasing opportunities for car parking

vehicle circulation

Unit 14

Unit 9 Unit 10

1st f.

Unit 13

1st f.

Unit 11 Unit 12

Unit 5

Proposing a total of 23 units

Unit 4

Pedestrian routes

Unit 8

pedestrian routes

Unit 9 Unit 10

Michaelston Road

Unit 7

1st f. 1st f.

Unit 6

Pavement

MICHAELSTON ROAD

Following the December meeting a number of changes were made in order to take the layout to the next level. These included:

The landscape plan indicated the trees that will be lost in order to form the layout. This showed the loss of 3 Category B trees and 12 Category C trees. The plan also indicated that three for one re-planting could take place as compensation.

50m

Unit 8 P

Unit 7

Road

ß ß ß

1:750

Proposed trees

The scheme evolved since the meeting that was held in December 2013 on the strength of the positive comments received at that meeting and the indication that the quality of the proposals and the innovative nature of the buildings proposed could be viewed positively, outweighing the loss of the trees that would be needed in order to facilitate it.

Revisions

P2 Unit 5 moved away from boundary and two house units on northern boundary omitted ARG 4/7/14

footpath

118

GREAT HOUSE FARM PHASE III: Layout, Circulation, Landscape GILLARD ASSOCIATES

The panoramic shot illustrates the concept of the development - low density housing making minimum impact on this unique wooded enclave.

architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

Client

LivEco

Design and Access Statement Great House Farm - Phase III

6 Design Principles Main Design Principles The main criteria informing the design from the outset are: •

•

• •

• • • •

• • •

respecting the edge of countryside location and keeping the buildings away from the tree screen to provide a buffer zone to prevent damage to root systems and permit 'ecotones' where practical respecting the listed farmhouse and barn by reinforcing a dividing line of trees and planting which would maintain a degree of separation from new affordable housing and a degree of openness allowing appreciataion of the farmhouse from a distance respecting the privacy and enjoyment of the neighbouring estate and of the occupants of the Phase II development retaining the desire line of the existing footpath and establish clear legibility for the adjusted footpath route connect pedestrian and cycle routes through the current Phase II site to ease connection to alternative transport networks designing roads and plots which respect the existing levels and reduce the amount of excavation arranging housing to enable passive surveillance of the public realm and also parking areas - create 'active frontages' making clear definition of public and private realms with appropriate boundary treatments making the best use of natural features - particularly the pond and listed buildings to provide interest and focus maintaining and enhancing the sense of place which is unique to the site providing a buffer to the neighbouring housing at the western end of the site respecting potential archaeology on site providing a range of house types to encourage a balanced community including the provision of affordable houses as part of the section 106 agreement respect and enhance existing wildlife habitats provide common amenity for enjoyment and to encourage community cohesion follow the precedent established in the Phase 2 scheme and design pleasant comfortable dwellings which encourgage and facilitate carbon neutral lifestyles and community cohesion

area for regeneration PROW

village green

dwellings oriented on side gardens for better daylighting and distance from tree belt

Masterplan active street frontages

14 new detached dwellings

legible pedestrian route following PROW as closely as possible

maintain openness to preserve farmhouse setting

pond

existing housing estate

respect woodland edge

Phase 2

10 new flats edible landscape tree screen

Listed farmhouse and barn

maximise density of development where appropriate

Design and Access Statement Great House Farm - Phase III

7 Landscape Landscape Design Principles

LANDSCAPE DESIGN PRINCIPLES

The landscape has been designed to nestle the dwellings into the site and terrain and meld the new housing coherently into the site. It is hoped that the design has been sensitive to the locale and helps meld the rolling farmland and woodland edge with the urban housing estate that fringes the site.

& preserve site ecology & manage & improve woodland & encourage eco tones & create new habitats & blend woodland with gardens & urban with rural & clean air environment & naturalistic planting to link dwellings with landscape & maintain green fringe and migratory route & enhance living green lung & introduce native species & improve bio diversity & welsh planting palette attractive to pollinators & maintain rural identity & encourage exploration & encourage woodland regeneration & productive cottage gardens & planting to enclose , safe feeling & planting to intimidate intruders

The edible landscape is integral to the scheme using fruit and nut trees as productive screening, feature panting and incorporated into hedgerow mixes around the site and enabling future residents to take advantage of the setting to grow their own food and share these experiences as a community. The planting palette includes heritage varieties, fast cropping low maintenance varieties and edible hedgerows it is envisioned that these on site opportunities will encourage additional recreational opportunities and become a valuable resource for now and future residents. By designing in spaces that offer a mixture of uses in both of communal, social areas and more intimate settings, opportunities are raised for the whole community to come together for play, education and recreation.

Surface Materials

Native trees and hedgerows and heritage varieties of fruit trees surround and enhance spaces around the site and emulate the forms that the medieval Great House Farm would have sat in. The inspiration is taken from the natural landscape, planting wildflowers, cottage garden plants and indigenous species to generate an aesthetic that feels as if it happened by itself. This heightened naturalism is partly contrived with the use of more manageable perennial & ornamental grass species, in a contemporary cottage style fringed with low box hedges and timber knee rails. Designed to attract beneficial insects throughout the year, enhance the site and encourage residents to spend time in their neighbourhood. The design complements the open valley landscape of the Ely Valley and the palette uses local materials that reflect the St Fagans vernacular, as in the Phase 1 development and are high quality, sustainable materials and plants. The proposed dwellings sweep around the top of the valley and their outlook is focused to the front of the street and into the social spaces dotted around the site. A large flat site area has been set aside as a community growing area, raised planters and orchard species set around an informal central space. These social spaces offer diverse opportunities and a mixture of uses to the residents, encouraging a community style of living that will be sustainable for the future.

Have been chosen to continue the precedent set by the Phase 2 buildings and farm (see photo below), to be sympathetic with the local vernacular of St. Fagans, and to minimise surface water run off. Permeable small unit paving for footways and garden paths, contemporary timber slatted fence lines. Gravel and grass grids for parking and private circulation. Walls will be clean pale renders to give a contemporary aesthetic and to reflect light into courtyard areas and give an open feeling. Boundary treatments will comprise tall hedges dividing properties, with low key and low level knee rails to provide openness at the road edge.

Design and Access Statement Great House Farm - Phase III

8 Arboriculture Plymouth Estate tree belt thinned and made safe

Plymouth Estate The owner of the TPO woodland along the north boundary of the site is Plymouth Estate.

existing trees to remain

new tree planting (refer landscape proposals)

11 12

Cat C trees removed

13 Cat B trees removed

This has eased the constraints on planning the dwellings on Great House Farm, as can be seen from the latest survey and report attached to this submission.

2 sedum roofs

4 5

Concern for the safety of users of the footpath led them independently to commission an arboricultural survey which identified a number of trees for thinning and felling, which was carried out in August 2015.

pond

The strip of woodland Ty Mawr has been unmanaged for a number of years this has resulted in the natural deterioration and dieback of trees and has limited the species mix. The arboristâ&#x20AC;&#x2122;s report had advised felling of diseased specimens and trees assessed as having less than ten years life, extensive tree surgery and rejuvenate pruning works is recommended to extend the life of the remaining trees. The migrationary bat route and woodland strip that fringes the site and fields beyond will remain. The health of the woodland strip will improve with this work and the new clearings allowed to regenerate naturally with natural understory and herbaceous layers developing.

Units 15/20

Phase 2

Units 16/21

Units Units 17/22 18/23

Units 19/24

Fford-yBarcer

Michaelston R

Phase 1

oad

To mitigate the loss of trees the proposals include re planting using a mix of native broad leaved species to the woodland fringe and around the site to improve biodiversity and longevity of the woodland and encourage a variety of wildlife. The extensive tree planting proposed will improve the health of the site and provide a beautiful woodland setting in which to live.

Design and Access Statement Great House Farm - Phase III

9 Design of Site Layout insolation

Housing Design LivEco want to build homes which are affordable, energy efficient, safe, and engender a sense of community.

views

Phase 3 of the Great House Farm development will build on the success of the Phase 2 project which has established the ground rules for the brand.

views

The site is broadly hour-glass shaped, with two parcels of land joined by a pinch point in the middle. The connection between the parcels is the access road, which is laid to the existing contours, and passes the existing Phase 2 scheme. The existing Phase 2 buildings comprise a large barn-like structure which contains 7 houses and flats, with an adjacent single storey pavilion overlooking the pond.

All other detached dwellings are two storey, but with varying areas of low flat roof, depending on location. For example, dwellings 4 and 5 are near to the southern boundary and so care has been taken to ensure the dwellings do not overpower or overlook the dwellings on the neighbouring estate. Dwellings 6, 7, 8 and 9 continue around a village green, which forms a pleasant open and community focus, and an interesting waypoint on the PROW through the site. The road terminates in a vehicle turning head. The remaining dwellings 10 through 14 form an attractive and variable frontage onto the access road. They benefit from side gardens oriented north south for maximum daylight. The flat roof areas on these dwellings have small balconies to allow occupants the pleasure of sunlight and views. Overlooking the amenity of other dwellings is not possible, ensuring that every dwelling enjoys private amenity. The detached dwellings are a mix of two, three, and four bedroom houses. Flatted Development To ensure a good mix of available dwellings the housing on Parcel B (east) has been designed in a similar way to Phase 2, ie, a large barn like structure, containing a mix of one and two bedroomed flats. Due to the positive feedback from residents in Phase 2, the layouts are very similar. Ground floor flats enjoy the benefits of a back garden, whilst first floor flats will have a south facing access balcony. Circulation has been arranged so that deck access does not cross over residents own balcony. All residents will have access to a garden area which will hopefully become a catalyst for community cohesion in the same way that the common garden area on Phase 2 has led to a strong community ethos on that site.

A key component in the development of the site has been the Listed farmhouse and barns. The Phase 2 development was successful because of the way it stitched together the old and the new, without compromising the setting of Ty Mawr.

Detached Housing Design The new housing on Parcel A (west) takes its cue from this pavilion, which is repeated to provide three single storey dwellings all facing the pond (Nos 1-3). This configuration will allow the two storey houses to the north more exposure to the sun. Dwellings Nos 1-4 obviously have the pond as a focal point.

Heritage

Parcel A: West

This latest phase, without mitigation, has the potential for detriment to the farmhouse setting. Previous iterations of the design show a building on the site directly opposite the farmhouse. This does not appear on the latest design.

13 green

6 5

3 4

2 1

The housing on Parcel B (east) is now compressed into a single building which is set back near the northern boundary behind the existing tree screen. This screen will be enhanced by new planting so that the new and old buildings will be visually separate. It is intended that the new site layout addresses previous concerns about the historic farmhouse whilst maintaining an acceptable density of residential development.

pond

open space

Parcel B: East

housing estate Phase 2

garden

Materials The new housing will continue the precedent set by the existing Phase 2 development, employing a narrow palette of materials - timber cladding, self coloured render, and sedum flat roofs where practical. The two storey dwellings will have grey standing seam roofing, which is low key, crisp, and sustainable, and has the added advantage that solar panels can be retro fitted with minimal intervention.

15-24 flats

parking Ty Mawr

cycle park

Design and Access Statement Great House Farm - Phase III

10 Design of Dwellings Housing Design The dwellings on Parcel A (west) vary from single storey 2 bed units to two storey 4 bed units. Each house is designed to suit its location on the site and there is very little repetition, making for an interesting street scene, and a good mix of available accommodation for a variety of households.

SOLAR CELLS easily retro fitted to south facing standing seam roofing

The dwelling illustrated here shows the typical features of the detached houses: compact open plan living rooms, ground floor bedrooms, generous upper floor bedrooms, balconies where overlooking is not a problem for neighbouring houses, and good side gardens.

FABRIC FIRST highly insulated external skin SECURED BY DESIGN All doors and windows comply with SBD standards BALCONY small area of flat roof to provide additional amenity SEDUM ROOF to reduce sw run off additional sound and thermal insulation and to provide additional habitat GROUND FLOOR BEDROOM For Lifetime Homes and additional flexibility of usage OPEN PLAN Kitchen living and dining to provide spacious ambience and efficient heat distribution PLANT ROOMS for heat pumps hw storage and underfloor heating manifolds KITCHEN AT FRONT To provide good surveillance of street scene and encourage social activity

GROUND FLOOR

FIRST FLOOR

Design and Access Statement Great House Farm - Phase III

11 Community Safety footpath overlooked

COMMUNITY SAFETY: PRIVATE AMENITY at rear of dwellings

• clearly defined private rear gardens dense thorn hedge planting on boundary edges

• public footpath is overlooked at all points in site

11 12

• planting managed to ensure visibility • adequate street lighting

KEY:

• parking areas are overlooked or secure and enclosed to reduce car crime

overlooking from habitable rooms

pedestrian routes

4 5

±0.000

pond

dense thorn hedge planting on boundary edges

COMMUNITY SAFETY

car parking

Phase 1 Fford-yBarcer

Units Units 17/22 18/23

Units 19/24

car parking

oad

Units 16/21

Michaelston R

Therefore: • individual plot boundaries need to be designated by clear means of enclosure • publicly accessible spaces need to be overlooked • car parking areas need to be enclosed or overlooked • pedestrian routes need to be well lit • planting needs to be controlled to provide visibility • there should be no re entrants in features which could provide concealment

"It is desirable for the security of all housing developments to achieve measurable and recognisable standards to reduce crime and the impact of crime upon neighbourhoods."

Units 15/20

Phase 2

Problems of safety can occur in residential areas if a) there is no clear boundary between private and public realms b) all parts of all public areas are not adequately visible from dwellings

Design and Access Statement Great House Farm - Phase III

12 Access and Movement 1 Inclusive Design

Access for Larger Vehicles

Access for All must be considered in the design of any development from the outset.

Care has been taken in the design of the site layout to ensure that refuse vehicles are able to maneouvre safely on site and that long distances in reverse gear are unnecessary.

Homes will generally comply with the Lifetime Homes standards laid down by the Joseph Rowntree Foundation. Lifetime Homes standards not only govern the design of individual houses which is outside the scope of this statement, but also parking layouts (and proximity of car parking to dwellings) and the approach to dwellings. Therefore by compliance with Lifetime Homes by definition all houses on this development site will be accessible.

A turning head at the end of the access drive is for this purpose.

Car Parking The density of the dwellings will leave ample room on site for parking provision. The proposals allow for 45 spaces. Cycle Storage

Reducing Reliance on Private Cars and Fossil Fuels The LivEco concept will attract occupants who are committed to a sustainable lifestyle. It is hoped that LivEco sites will encourage homeowners to be less reliant on cars and make use of public transport and be self powered as much as possible. The application site is within easy walking distance of a bus service and it is also close to established cycle ways. However, being realistic most residents will want the use of at least one car and LivEco will offer all home owners the opportunity to purchase the Nissan system of electric car ownership which will use built in solar pv renewable energy where possible. Therefore car users will have the option of travelling using carbon neutral technology.

Cycle racks for the users of the flats (15-24) are installed on the apron by the main entrance elevation.

"For a successful residential area ...the needs of pedestrians and children in particular are given as much consideration as vehicle movement in residential street design." TAN 12 para 5.11.1

P8-1

P8-2

P9-1

P7-1 P6-1

P6-2

Manual for Streets Uppermost also in the designer's mind are the changes to the conventional approach to highways design set out in the Manual for Streets.

Pedestrian Experience

Shared Routes The access routes will be shared by pedestrians cyclists and vehicles, as encouraged by the Manual for Streets, for residential areas. Surface textures will be porous to reduce surface water run off but will be designed to provide tactile differences for visually disabled persons.

The existing Public Right of Way (PROW) route has been nominally adjusted by following the natural desire line introduced by the new access drive. The drive is simple, direct and has a series of spatial events along its length, including a clearly defined entrance and egress. It is intended that this new route will provide a safe visible connection between all dwellings - but also improve the experience of PROW users. The plan indicates the key features of the route. Sense of Place

Road Safety Once inside the site the road access will narrow from the approved apron width of 4.2m down to 3.5m with forward visibility less than 50m. This will help to ensure that road speeds are kept to below 20mph without the need for signage and enforcement.

The access road will be a meandering lane which reflects its rural sense of place - lined by mature trees and a village pond the route will link the settlement in a way which harks back to the plans shown on historic plans (although archaeological excavations have shown that there are no mediaeval remains on site).

The relevant points are as follows: • applying a user hierarchy to the design process with pedestrians at the top; • recognising the importance of the community function of streets as spaces for social interaction • promoting an inclusive environment that recognises the needs of people of all ages and abilities; • reflecting and supporting pedestrian desire lines in networks and detailed designs; • creating connectivity to main destinations and a choice of routes; • moving away from hierarchies of standard road types based on traffic flows and/or the number of buildings served; • developing street character types on a location-specific basis • encouraging innovation with a flexible approach to street layouts and the use of locally distinctive, durable and maintainable materials and street furniture; • designing to keep vehicle speeds at or below 20 mph

Design and Access Statement Great House Farm - Phase III

13 Access and Movement 2 SITE ENTRANCE

KEY viewpoints pedestrians /cyclists

'active frontages'

vehicles

PROW P8-1

P8-2

turning head

P9-1

P9-2

P10-1 P10-2

P11-1 P11-2

P7-1 P6-1

P6-2

car park P12-1 P12-2

view of 'village green'

P4-1

P13-3

P4-2 P3-1 P3-2

P2-1

2 P5-1

P13-2 P1-1

P13-1

swale

P5-2

existing route of PROW

P14-1

P14-2

"Kerbs confer an implicit priority to vehicles on the carriageway. "

key gable

±0.000

pond

passing place passing place

Manual for Streets 6.3.18

SUDS

view of Great House Rise

ACCESS AND MOVEMENT

communal garden

Units 15/20

W.W.

The existing route of the PROW through the site is shown on the plan and diverges from the proposed walkways by a maximum of 10m

no vehicular access to Phase Phase II

Units 16/21

Units Units 17/22 18/23

Units 19/24

car parking enclosed and overlooked P P

P P glimpsePof houses

view of Listed farmhouse

P P P P P traffic calming

Phase 1

oad

Fford-yBarcer

pedestrian and cyclist access to Fford y Barcer and bus stop

4.2m wide road

passing place TWO WAY TRAFFIC

Michaelston R

• simple and legible navigation along PROW and to all houses • safe means of access and egress at site entrance • minimum access drive width and restricted forward visibility to reduce vehicle speeds/ enhance public safety • passing places at key points • emphasis on pedestrian experience • pedestrians and vehicles share the same surface to cancel drivers imagined 'right of way' • permeable surfacing using natural materials

SITE ENTRANCE

Design and Access Statement Great House Farm - Phase III

14 Sustainability, Archaeology and Ecology LivEco and Sustainability

Archaeology

Ecology

Liv Eco's core business is to supply Sustainable homes can be at affordable prices to create communities where people want to live and grow.

Since the grant of the original outline permission, further discussions have taken place with GGAT in respect of the beneath ground archaeology, and in particular the ‘Green House’.

An assessment of the potential of the trees within the site that are proposed to be removed has been undertaken in terms of their bat roosting potential.

Inherent Sustainabilty of the Site

As detailed within the Cardiff Archaeological Consultants report that accompanies the application, the remains of the Green House are not viable to retain ‘in situ’ and would only degrade further due to the invasive nature of the vegetation that covers it. The recommendation of the report, which follows a joint site visit with GGAT is that the area around Green House would need to cleared of its vegetation under archaeological control and the area of building remains defined then fully excavated and recorded prior to any development.

Wildwood Ecology's October 2015 report identifies that a number of the trees to be removed have either high or moderate potential to support roosting bats. Whilst these must be inspected further prior to felling, the report identifies that should be sufficient tree cover present after the trees are felled to ensure that there is continued ecological functionality of local roosts. The report suggests mitigation in the form of bird boxes (to include treecreeper boxes) and bat boxes on remaining trees to compensate for the loss potential breeding/roosting features.

The development of the application site presents an opportunity to accommodate 24 dwellings in a sustainable way to meet proven local demand (there is considerable interest and strong demand for pre sales on this site generated by visits to the LivEco website). The location is accessible by sustainable means of transport, meaning that a good quality of life can be sustained without reliance on private motor transport. The development is attracting the interest of Nissan and other electric car manufacturers who are able to integrate renewable energy systems so that local transport can be carbon neutral with the installation of solar pvs. The site itself is shown to have nil value (refer to planning statement para 2.12).

All proposed archaeological works will be detailed in a Written Scheme of Investigation submitted to and approved by the LPA and the Glamorgan-Gwent Archaeological Trust prior to the start of groundworks.

The planting scheme may also aid loss of foraging areas by providing fruiting and nectar rich plants and species attractive to night-flying moths and insects.

Fabric First LivEco homes will exceed building regulations minimum without resorting to fitting solar panels or wind turbines, which reduces costs, but more importantly, allows the homeowner to opt for panels at purchase or as a retrofit, meaning that even higher energy savings are possible. This is called the Fabric First concept. Dwelling Design The dwellings are designed by and large with large south facing roofs which will act as solar platforms. The use of high performance windows and doors, air tight construction, MVHR, and PassvHaus principles, will result in low carbon lifestyles. Materials The materials selected - standing seam steel roof, timber frame, timber windows - will lock in carbon and enable disassembly and recycling at the end of the lifecycle.

The proposed multi occupational building will accommodate 10 flats, and meet the need for affordable housing on the site.

View of new flats designed to repeat the success of the phase 2 project. Its location in the paddock behind the existing copse will ensure that the setting of the Listed farmhouse will not be detrimentally affected. The plot opposite the farmhouse will be given over to a communal garden for the flats which will ensure an open aspect and a view to distant countryside from the farmhouse itself.

Design and Access Statement Great House Farm - Phase III

15 Views

View west across village green

View north across pond

Design and Access Statement Great House Farm - Phase III

16 Conclusion

The proposals have evolved as a result of a clear vision to create a bespoke and unique development to provide contemporary, energy efficient homes aimed at people wishing to live a more sustainable lifestyle. Careful consideration of the site characteristics has taken place throughout the design process, which has been undertaken in discussion with Cardiff planning officers. The pre-application dialogue has established a number of important principles upon which the scheme has evolved. A clear steer has been provided to support the vision whereby the quality of the environment and sense of place to be created outweighs the loss of protected trees within the site.

The importance of landscaping to the proposals is reflected in the quality and thought that has been put into the landscaping scheme. This next Phase of the Great House Farm 'eco village' will build on the success of the previous phases: the strength of early interest in the scheme from potential purchasers wanting to access more sustainable lifestyles is a clear demonstration that LivEco homes offer a viable, attractive and affordable solution to national planning policy.

The design has gone through several iterations since inception and the client and designers have responded to the inputs of all statutory consultees during a lengthy collaborative process. The result is clearly the optimum possible in terms of use and density, without compromising the special quality and setting of this unique site and opportunity. It is hoped that the planning authority will continue to support and encourage the sort of sustainable residential development these proposals offer.

View of site looking east across village green