PLANNING APPLICATION
Residential Development TO
Land to rear of Braeval Street, Roath Cardiff FOR
Mr. and Ms. V. Smith February 2014
GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel: 02920 229133 Fax: 02920 090111 www.gillardassociates.co.uk
Land to rear of Braeval Street, Cardiff. Introduction
Planning History
The planning application seeks approval for the construction of two new dwellings on the land to the rear of 11-13 Braeval Street, Cardiff, CF24 4SJ for Mr. & Ms. Vince Smith. The proposal carefully considers the opportunities and constraints of this infill plot to produce a modern design with strong emphasis on sustainability and respect to the neighbouring properties.
Two outline planning applications for the site were submitted in 2003: - Application 03/01962/C - Application 03/02714/C Both applications proposed multistorey apartment buldings and were refused permission on the grounds of the following policies: 1) Policy 11, "Design and Aesthetic Quality" from Cardiff City Local Plan 1996 2) Policy 2.20, "Good Design" 3) Policy 2.21, "Change of Use or Redevelopment to Residential Use" 4) Policy 2.24, "Residential Amenity", all from Deposit Cardiff UPD October 2003.
Site Location The site is located in Roath, "a vibrant district in the east/north-east of the city of Cardiff. Its main shopping streets are Albany Road, City Road, and Wellfield Road. The area is characterised by its several narrow roads with Victorian era terraced streets. Roath houses a very diverse population including a large number of students, being very close to the main university campuses, a large ethnic minority population and many young professionals. Its close proximity to the city centre, its number of local amenities, churches, shops, restaurants, public houses and the Roath Park make it a popular area to live". (Wikipedia 2013)
A detailed planning application for two dwellings was submitted in November 2013 ref 13/02288/DCI and received adverse comments from the planning officer regarding the proposed dwelling at the east end of the site. It was considered that the height of the new building would 'have an overbearing effect' on the neighbouring properties to the north and not comply with the SPG 'Infill Design Guide'.
The character is quite homogeneous and the houses follow the dense general pattern set from the time the area was developed.
There were no objections to the design of the single dwelling at the west end of the site. Instead of attempting 'radical surgery' on the proposed east dwelling, the applicant decided to withdraw the application and resubmit a revised design which would remove the objection.
Site and Context Analysis Roath
The immediate area is mainly residential with two storey pitched roof terraced houses from the Victorian period, although some three storey houses can be found, especially on corners plots. The houses have short front gardens (less than 2m), with living rooms bay windows overlooking the "on street" parking. These gardens are often completely paved, delineated with short walls made from brick or stonework, topped with steel fencing over a concrete coping. Walls are generally clad in brick or stone (sometimes painted) , with precast concrete bay windows and standard windows in both floors. The windows have been mostly converted to the standard white double glazed pvc. Roofs and porches can be found in both clay or slate tiles. Brick chimneys are topped with clay pots, located over the party walls.
Cathays
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Typical row of terrace houses on Moy Road.
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GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Precedents
Site and Context Analysis
Similar infill plots are quite common on this area. Generally, they tend to have the whole space filled with industrial style sheds, very often built up to two storey. That clearly causes a negative impact on the wildlife, a drop in the daylight availability for the adjacent properties and a considerable increase in the surface water run-off.
The application site sits in the middle of a block confined by Braeval Street, Mackintosh Place, Moy Road and the rail line connecting Queen Street to Heath High Level rail stations. It is accessed from a gated car archway between houses no. 13 and 11 in Braeval Street. This is an unconventional location and the plot is surrounded by the neighbouring properties back gardens (25 in total). The central space is a concrete courtyard comprising of three buildings distributed along its boundaries. Two of those buildings are not in use presently and the third, a garage, has been in business for more than 20 years.
The images below are from infill plots near the application site. Note how in most cases they are completely filled with low quality buildings, heavily overshadowing the adjacent properties. The infills have generally 1 or 2 storeys (as marked on the images).
The access to the site is through a gated archway leading to a short passage that connects to a central courtyard. The whole courtyard extension is covered with concrete paving in different levels. Its long axis is oriented roughly east to west direction, presenting a good opportunity for the use of solar collectors and PVs. The site is practically level at less of 1% declivity, dropping 350 mm towards the west end. The boundary is made up of different types of back garden fences, walls and the existing buildings themselves. Their sizes range from 1.6 metres to almost 3 metres height, with a variety of materials like timber, stone, brick and blockwork walls. All neighbouring dwellings have windows on the first floor opening in the direction of the site. That presents an important privacy constraint to be addressed by the design. One remarkable characteristic is that there is no exposed land or soil on the site. All rainwater sheds towards the west building, being collected into a series of gulleys, which presents an excellent opportunity to enhance the drainage and ecology of the site.
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Aerial view
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3D model of the existing site: 1) 2/3 storey building 2) 1 storey 'lean to' building 3a) Asbestos roof garage building 3b) Concrete roof garage building 4) Parking / maneuvering courtyard. 5) Site entrance
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Site and Context Analysis (continued)
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Approach to site through Braeval Street Site entrance under gated archway Access driveway along neighbouring back gardens Panoramic view towards east showing the adjacent houses' elevations and the site entrance
site entrance
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GILLARD ASSOCIATES architecture and design
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2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
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Job Title
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GILLARD ASSOCIATES
East Elevation - 1:200
architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
Client
Smith Job Title 24.16
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File: C185 Planning Resubmission140206.pln
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GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
Smith
Job Title
Drawing Title
Land to rear of Braeval Street, Roath Date
06/02/2014
Drawn by:
CEN
Existing Elevations
Drawing No
C185/AL(0)2
Revision
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File: C185 Planning Resubmission140206.pln
Land to rear of Braeval Street, Cardiff. 1.3
Existing buildings
There are three buildings on the site (see diagram below). Building 1, sitting at the west of the site, is a two story pitch roof derelict office. The remains of a concrete ramp (1.a), with a bathroom and storage underneath, was used to provide access to the first floor. Later, a galvanized steel stair was installed. The building has brickwork and concrete blockwork walls painted white, with large windows looking east on the first floor, dark grey concrete tiles on the roof and a concrete intermediate floor. A small enclosed canopy on the first floor entrance protects the neighbouring gardens from being overlooked. The ground floor was a large workshop (see pictures on this page). Building 1 is the only construction to be in a reasonable state of repair.
Building 2 is a single storey and has been used as a car repair shop for many years. It consists of a central core covered by a flat concrete roof with small buildings added in front of it. It is built mainly with bricks, rendered in some parts. This building is in poor repair. The canopy entrance is covered with asbestos sheets fixed to a mix of steel and timber rafters. The workshop owner is closing his business soon and will vacate the site. The building's use has a detrimental effect to the area by increasing air and sound pollution, generating more traffic on a dead end residential road, and storing potentialy hazardous substances on site. Also, after working hours, the site is without supervision, making it more prone to attract antisocial behaviour (note how previous owners have installed security shutters against this problem). It is considered that a change of use to residential would increase passive surveillance and reduce opportunistic and petty crime.
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1. Building 2, used as a garage, showing the entrance canopy covered by the asbestos roof. The garage is built up to the boundary walls, heavily overshadowing the gardens to the north.
1
Building 3 is a one storey "lean to" building, lying on the southern boundary. It is covered by steel sheet roof with white render blockwork walls. A small lobby, with a low pitch felt roof, provides the entrance. Used formerly as a workshop, it was later on converted into an office with a small kitchen. High cill windows with security bars and glass allow for the daylight to enter.
1. Overview of Building 1 2. Stair providing access to first floor 3. Landing canopy and the remains of a concrete ramp (1.a) 1
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1. Overview of Building 3, showing the pitch steel roof and the short entrance room.
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Internal pictures from Building 1
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Movement The site is well served by public transportation. Bus stops nearby connect to Cyncoed, Llanishen, Pentwyn, Pontprennau, Tornhill, Pen-y-lan, Cathays. All routes also connect to the town centre where transportation to other parts of Cardiff can be found. Bus routes: 28, 29, 29b, 57, 57b, 58, 58b, 52, 52a, 38.
Cathays cemetery Roath Park Rec. Fields
Cathays High School Cathays Library
Pen-y-Lan Public Library
Primary School
Surgery
Cr wy sR oa d
Primary School
We llfie ld R oad
Post Office SITE
Post Office
d Roa ny a b Al Primary School
The Cathays train station is located 0.7 miles away and provides connection to most of Cardiff and nearby towns, including Cardiff Airport. Surgery
oad yR Cit
Cathays train station Cardiff University
Cardiff City Centre
The site is located within walking / cycling distance to many convenience stores, schools, surgeries and local services.
Access
Community Safety
Pedestrian Access: Local amenities can be safely accessed by walking and include convenience stores, post offices, doctors, dentists, schools, libraries, among others (see map above).
Unused infill plots are a commonplace where anti-social behaviour usually takes place. Today, there is a car repair shop functioning on site but it is generally closed after working hours. The back gardens of the neighbouring houses are facing an empty and unsurveilled space during night time and weekends. The proposed dwellings will help to secure the existing plot providing passive surveillance to their common spaces, making the whole area less vulnerable. Bedrooms, kitchen and living rooms will face the central courtyard ensuring that it will be surveilled most of the time, reinforcing the sense of ownership and help to discourage any trespasser. The pedestrian and car access will be controlled by a secured gate.The cars will be parked inside a garage or behing a gate, making it less atractive for potential burglars to try and break in. Also, the advice of a Architecture Liaison Office aiming to achieve by Design is being sought.
Within the site, the paths are kept level with declivity and paving providing adequate access for people with moving disabilities ( including wheelchair ). The new dwellings are being designed to achieve Lifetime Homes standards. All design will be compliant with the minimum requirements of Part M.
Cycling: space for bikes is being provided on both dwellings.
Vehicular Access: Braeval Street is a cul de sac road located two junctions away from three main roads in Roath. The entrance will be through a gate, passing under an access archway, linking to a central courtyard. The cars will have a secured space inside a garage or behind gates. The central courtyard will provide a manoeuvering space to ensure that the vehicles will not reverse into Braeval Street.
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Policy Context Below is a resumé of the policies that informed the proposal.
Chapter 9 - Housing
TAN12 (2009): Design
"previously developed land is used in preference to greenfield sites"
TAN12 (2009) was issued by the WAG to provide detailed advice on "good design" and to be used in conjunction with the PPW, other relevant TANs, and local development plans.
PLANNING POLICY WALES (PPW):
"new housing and residential environments are well designed', meeting national standards for the sustainability of new homes and making a significant contribution to promoting community regeneration and improving the quality of life"
Definition of Design:
"development that is easily accessible by public transport, cycling and walking"
“the relationship between all elements of the natural and built environment. To create sustainable development, design must go beyond aesthetics and include the social, environmental and economic aspects of the development, including its construction, operation and management, and its relationship to its surroundings."
"attractive landscapes around dwellings, with usable open space and regard for biodiversity,nature conservation and flood risk"
“Good design is also inclusive design. The principles of inclusive design are that it places people at the heart of the design process, acknowledges diversity and difference, offers choice where a single design solution cannot accommodate all users, provides for flexibility in use, and, provides buildings and environments that are convenient and enjoyable to use for everyone.”
"construction of housing with low environmental impact by using nationally prescribed sustainable building standards"
Chapter 4 - Planning for Sustainability "promote sustainable patterns of development, identitying previously developed land and buildings..." "locate development so that it can be well seviced by existing infrastructure (including energy supply, waste management and water)." "locate development in settlement that are resilient to the effects of climate change, by avoiding areas where environmental consequences and impacts cannot be sustainable managed"
"greater emphasis on quality, good design and the creation of places to live that are safe and attractive"
"‘barrier free’ housing developments, for example built to Lifetime Homes standards"
Chapter 13 - Minimising and Managing Environmental Risks and Pollution "Maximise environmental protection for people, natural and cultural resources, property and infrastructure; and Prevent or manage pollution and promote good environmental practice"
1) ACCESS: "Ease of access for all into the development and to all elements within the site." 2) CHARACTER: "Sustaining or enhancing local character" "Promoting legible development" "Promoting a successful relationship between public and private space" "Promoting quality, choice and variety" "Promoting innovative design" 3) COMMUNITY SAFETY: "Ensuring attractive, safe public spaces" "Security through natural surveillance" 4) ENVIRONMENTAL SUSTAINABILITY "Achieving efficient use and protection of natural resources" "Enhancing biodiversity" "Designing for change" 5) MOVEMENT
"Promoting sustainable means of travel"
"ensure that tackling their causes and consequences of climate change is taken into account in locating new development" "Previously developed (or brownfield) land should be, wherever possible, be used in preference to greenfield sites..." "Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry building) and associated fixed surface structure"
Chapter 8 - Transport The PPW "supports a transport hierarchy in relation to new development that establishes priorities in such a way that, wherever possible, they are accessible in the first instance by walking and cycling, then by public transport and then finally by private motor vehicles." "reducing the need to travel, specially by private car, by locating development where there is good access by transport, walking and cycling."
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Policy Context (continued)
CARDIFF CITY LOCAL PLAN 1996
TAN22 (2010): Planning for Sustainable Buildings
Policy 11: Design and Aesthetic Quality
TAN22 (2010) was issued by WAG to provide advice on the national planning policy on sustainable buildings set out in Section 4.11, Chapter 4 of PPW. It provides and introduction to sustainable buildings and the standards of assessment, the possible design solutions to meet these standards and further design guidance on delivering low carbon buildings. TAN22 is to be used in conjunction with the PPW, other relevant TANs, and local development plans.
"All new development should be of a good design which has proper regard to the scale and character of the surrounding environment and does not adversely affect the aesthetic quality of the area."
Benefits of Sustainable Buildings:
"The composition, proportion, form and materials of proposed structures should reflect the building's use and location."
"New development proposals and extensions must have regard for the established scale and pattern of the local built environment in terms of height, massing, spacing and character."
"The implementation of suitable landscaping schemes can significantly upgrade the quality and appearance of new developments."
CARDIFF UDP (2003): Policy 2.20: Good Design " All development will be required to demonstrate good design by: a) satisfactorily responding to local character and context; b) achieving a legible development which relates well to adjoining spaces and the public realm; c) providing a safe and accessible environment for everyone who might use it or visit it; d) providing for the efficient use of resources and adaptability to changing requirements; e) satisfactorily addressing issues of layout, density, scale, massing, height, detailing and landscaping
Benefits of using sustainable building standards:
Policy 2.21: Change of use or redevelopment to residential use "Change of use of redundant premises or redevelopment of redundant previously development land for residential use will be permited where: a) there is no overriding need to retain the existing use of the land or premises and no overriding alternative local land use requirement; b) the resulting residential accommodation and amenity will be satisfactory; c)there will be no unacceptable impact on the operating conditions of existing businesses; and d)necessary community facilities are accessible or can be readily provided.
Policy 2.24: Residential Amenity "Development will not be permitted that would cause unacceptable harm to residential amenity".
For residential proposals the Code for Sustainable Homes has been adopted by the Assembly Government as the preferred tool to assess the sustainability of New Homes in Wales"
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Respect the privacy of both new development and the neighbours.
Design Response: - A bold design using a modern language that answers to the site potential and constraints. Flexible and contemporary dwellings that will provide exciting places to live, with a variety of spaces providing privacy and abundant daylight. The design rationale is driven by the environmental analysis, privacy constraints, design opportunities and in the analysis of the local character.
Respect the right of light of the neighbouring properties
Provide ease of access to pedestrians, bicycles and cars
Enhance the ecological value of the site, creating new wildlife supporting green areas that have a positive impact the urban drainage
- A place that takes in to account its neighbours' need for privacy and right of light. Respecting the immediate neighbours' privacy and their right to enjoyment of their own property without the risk of overlooking or unreasonable overshadowing. - To build high standard low-energy dwellings with low maintenance work and long durability. Energy efficient design that uses building materials sensibly.
Reinforce vulnerable boundaries
- To provide a development with ease of access for all people, compliant with Lifetime Homes and Inclusive Design Principles. Designing a house that can be adapted to the needs of its users throughtout their lives, up to old age. People of all ages, with or without mobility impairments, can perform their activities without restrictions in a barrier-free environment.
Central surveilled space
Maximize the use of the sun energy in daylighting and solar collectors (PVs)
- To create a variety of external open spaces: The existing derelict character is being substituted for a variety of interesting spaces with different degrees of privacy and use. Balconies, green roofs, private green courtyards will allow for a much more varied and interesting living. - To create a secure environment for both the proposed development and adjacent properties: The proposal is designed around a passively surveilled courtyard. The extension of "open" boundaries will be reduced greatly and the quality of its construction improved. The change of use from commercial to residential use also will ensure that the space is kept under control 24 hours per day.
Re-use the existing office building
Summary opportunities and constraints of the application site.
controlled access
- To reinforce the residential character of the area, changing the use of the plot from a commercial garage to family dwellings. Changing the use of the application site from commercial to residential use will reinforce the domestic character of the neighbourhood. The traffic will be reduced on the cul-de-sac street, making it safer.
central manoeuvring courtyard with permeable paving
- To increase the wildlife potential of the site introducing wildlife attracting species on the green roofs. Reusing a derelict site, changing dramatically its ecological value, will have a very positive impact on the wildife in the region. There is a serious lack of green spaces around the application site and this project will provide a welcomed respite for wildlife in a hostile environment. - To effectively address the site drainage, enhancing the permeability of the ground surface and using green roofs to reduce the surface water run off. The green roofs present an excellent opportunity to contribute to the control of the surface water run-off (it is a mandatory issue under the Code for Sustainable Homes) and also it will help to minimize the rain water pollution.
parking
appropriate surfaces and declivities for people with movement impairing to access the site and houses
The access driveway arrives at the middle of the application site in a convenient position to distribute the cars into each end. The center of the plot will work as a manoeuvring courtyard, allowing for parking without the need of reversing through the driveway or into the street.
parking
GILLARD ASSOCIATES architecture and design
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Land to rear of Braeval Street, Cardiff.
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15.76
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- No construction above the 25 degrees imaginary inclinated plane measured from the middle of the ground floor windows.
2.1m
RWP Eaves 17.81 Ridge
15.3 0
20.09
n2 Sectio
Ridge 24.19
Ridge 18.09
3 15.3
15.3 3
15 .32
1 tion Sec
Eaves 19.70
15.3 4
N
1m
Eaves 20.80
5m
10 m
20 m
GILLARD ASSOCIATES Station
1:200
architecture and design A1 A2
Land to rear of Braeval Street, Cardiff.
site boundary
site boundary
Constraints sections
surrounding buildings roof ridge line
surrounding buildings roof ridge line
existing building outline
21 metres
21 metres
21 metres is the minimum required distance between neighbouring windows facing each other
2/3 storey building zone
2 storey building zone
21 metres is the minimum required distance between neighbouring windows facing each other
10.5 metres
25 degrees existing building outline
1 storey building zone
ground floor window
1 storey building zone
site boundary
10.5 metres is the minimum required distance between a new construction and an existing building for daylighting purposes.
site boundary
Section 01 - 1:200
no building zone
10.5 metres
10.5 metres
building zone
no main windows
no windows
PV array
* See notes
25 degrees
3 metres
25 degrees
(*)NOTE: A 3 metres maximum boundary wall was requested by the planning officers after the first DAS submission, to minimize the proposed design potential overbearingness over the back gardens of the southern neighbouring properties. Please see drawing AL(0)2 showing both north and south existing boundary walls. Those walls are marked on the proposed elevations as well.
ground floor window
The '25 degrees' rule ensures that enough direct and reflected light from the sky will reach the windows
neighb ours win dows
Non-private space
site boundary
views fro m
site boundary
Section 02 - 1:200
The constraints plan and sections create a volume that defines a "maximum building envelope" for the site. The design proposal is then restricted inside the boundaries of this envelope, assuring that the daylight and privacy concerns are addressed.
s ghbours window views from nei
25 degrees
25 degrees
1m
Private space
5m
10 m
20 m
1:200
Section 03 - 1:200
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Site as existing:
Site as existing: average sunlight hours
Potential building envelope (as resulting from the privacy and daylight constraints).
Potential building envelope: average sunlight hours
3 2
3 1
1) 2/3 storey 2) 2/3 storey 3) 1 storey
The images show the existing and potential sunlight hours averaged for the whole year. They demonstrate that the proposed 2 storey volume has very little impact on the daylight availability. On average the sunlight distribution has been improved and therefore we can conclude that the proposed building envelope is not unneighbourly.
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Environmental Sustainability
Landscape/Habitat
Gillard Associates Ltd is an architectural practice specializing in sustainable design. Along the years, we have a very efficient recipe that includes the "envelope first" approach, a responsible choice of materials aiming for durability and ease of maintenance, careful design of M&E, and the use of local resources as much as possible. This recipe includes, among others:
The site is quite hostile to any form of wildlife or planting in its present state. No trees or vegetation exist whatsoever with exception of some climbing ivy. The proposed design makes use of green roofs planted wildlife attractive species which can improve greatly this inhospitable environment, also contributing to the surface water run off control. The new gardens and green roof will also contribute to a cooler microclimate during the hot days, especially when compared to the existing concrete paving that covers the whole site.
Insulation A highly insulated envelope, with extra care on thermal bridges and air leakage avoidance. High performance external doors and windows Thermally broken timber framed windows and doors, with enhanced air leakage control. Solar Energy The south facing pitched roofs provides an opportunity for the installation of PV cells and solar thermal collectors in at least one of the dwellings. Heating and Cooling: Controlled use of solar thermal gains and passive ventilation (whenever possible) with mechanical and electrical equipment to be as environmentaly friendly as possible, using renewable fuels and taking advantage of geothermal energy (heat pumps, pellet boilers etc..). The use of mechanical ventilation with heat recovery will also help to reduce the fuel bills. Materials The walls and roofs will be constructed using Structured Insulated Panels, which have an excellent thermal performance, are fast to assemble, and generate less waste than traditional methods. The rest of the construction will be in timber frame. Renewable heat treated wood will be used for screens and louvres, which will weather to a natural silver grey. New walls will be rendered and painted white. New roofs will be standing seam steel in slate colour to match the neighbours' or sedum roof over flat roofs.
Water and Waste Management: The site is totally impermeable in its present state. Using permeable paving for the access drives, opening small courtyard gardens at ground level and the use of green roofs will enhance the water permeability of the soil and will help greatly to control the surface water run-off. The water collected from roofs will be stored and used in the gardens. A Site Waste Management Plan (on the terms required by the Code for Sustainable Homes) is sought to be implemented during the construction phases. The waste collection will follow the pattern on Braeval street i.e. refuse bins/bags are taken into the kerb on collection dates. An appropriate space for refuse storage will be provided in each dwelling.
Environmental Impact on neighbouring properties: Building in a infill plot adjacent to so many back gardens can have a considerable impact on their daylight availability. The constraints plans and sections set out a "buildable" envelope that encompasses, among others, the guidances from BRE on daylighting and CCC on extensions and new houses. A detailed insolation and daylight model was produced to compare the existing situation to that buildable envelope and it demonstrates that the guidelines employed are quite successful and the general insolation levels are preserved. The creation of sedum roof gardens with wildlife attracting species will also benefit the neighbours who now face an almost sterile landscape.
Code for Sustainable Homes: The development will achieve at least the statutory WAG requirement of Level 3 (+ 1 credit on ENE1) under the Code for Sustainable Homes.
The images above show some of the Gillard Associates Ltd projects with strong emphasis in environmental sustainability
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Based on the parameters already established (refer constraints sections) the building mass is conceived as two dwellings facing the landscaped courtyard area. Unit 1 (east dwelling) ground floor develops under a flat roof covered with sedum, punctured by a long rooflight over the kitchen. The upper floor is a pitch roof pop-up clad in standing seam steel roof, with the same colour pallete as the slate roofs predominant in the area. Two bedrooms open to the central courtyard, helping on the passive surveillance of that area. The living and dining room open to a private courtyard amenity in the east end. On the second floor there are 2 bedrooms and bathrooms. The bedrooms have balconies opening to both ends of the site.
Design Evolution
Unit 2 is a refurbishment of the existing office building. On the ground floor the walls will be cut to install new full height windows. A slot garden will be created at the back of the building to allow for daylight, ventilation and to provide a visual amenity.The whole ground floor is an generous open plan space comprising of living, dining, kitchen, home office and WC. The existing concrete intermediate floor will be cut to allow for an internal stair accessing the upper floor. On the first floor sit the bathrooms and bedrooms. A generous balcony will be provided in front of three bedrooms. The master bedroom will have an ensuite and a private balcony. The first floor pitch roof will utilise the same standing seam steel cladding to match the surroundings. The flat roof will be covered in sedum.
Unit 2
Mass: 2 storey volume w/ green roof
2/3 storey volume with pitch roof
Unit 1 soft landscape
permeable paving
single storey volume with green roof
ORIGINAL PROPOSAL
soft landscape
Scale: Materials: The materials used are sensitive to the colour palette of the buildings in the area. Dark grey metal roof on the first floor volumes to match the slate roofs around and brick and white render on the ground floor. Heat treated wood was used on screen privacy panels in some bedrooms (this timber will age into a greyish colour, eventually). The windows and doors are also in slate colour with high thermal efficiency. All material used is low maintenance and have a rating of A or A+ on the BRE Green Guide.
Unit 1 The sections show that the resulting dwellings are whitin the limits of the overall neighbourhood building scale.
Unit 1 The roof ridge line on both buildings are lower than the surrounding buildings.
courtyard
Unit 2
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. The original proposals were criticised by the planning authority for having an overbearing effect on the neighbouring properties to the north. It was suggested that the proposals for Plot 1 (east dwelling) did not meet the requirements set out in the SPG Infill Guidelines. In addition to this, the LPA objected to the balcony facing east, as this gave the future occupants of this dwelling an opportunity to gain access to the falt roof, giving rise to overlooking and reduction of privacy to adjoining properties.
Revised Proposal
In all other respects it was stated by the LPA that there were no other objections to the site being developed with two single dwellings as presented. The applicant instructed the agents to redesign Plot 1 taking into account guidance from the LPA that a two storey building on Plot 1 would be acceptable so long as the boundary wall is no higher than 3m above fgl.
Mass:
Unit 2
2 storey volume w/ green roof
2/3 storey volume with pitch roof PLOT 2
Unit 1 2 storey volume
private courtyard
garden
PLOT 1
permeable paving external parking
Scale:
single storey volume with green roof
Unit 1 The sections show that the resulting dwellings are whitin the limits of the overall neighbourhood building scale.
The sketch above illustrates how the proposals have been revised. The upper storey is now narrower, ensuring that the party wall is no higher than 3m. The overall mass is reduced, giving rise to a strong rectangular prism on a flat roofed plinth. Obviously the reduced GFA of the building would compromise its viability as a dwelling, so a suggestion by the planning officer to omit covered parking or garaging in lieu of living space was implemented. This permits the dwelling to have three bedrooms, and to maintain private amenity in an enclosed courtyard at the rear of the property.
Unit 1
Unit 2
The roof ridge line on both buildings are lower than the surrounding buildings.
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Unit 1 rain water is collected from roofs for use in the gardens
private courtyard
upper volume is clad in standing seam steel roof
bedroom and balcony entrance courtyard
rooflights over kitchen and bathroom
green roof covers most of the ground floor
car parking with permeable grass grid
bedrooms at the front on the ground floor
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Unit 2 existing building envelope dotted green roof over 1st floor rooms
rain water is collected from roofs for use in the gardens upper volume is clad in standing seam steel roof extended balcony
sliding screens for solar protection and privacy car parking with permeable grass grid
upper volume is clad in standing seam steel roof timber wall screen to protect neighbours' privacy Existing walls with added insulation internally and exposed bricks outside private courtyard bins and bike store
GILLARD ASSOCIATES architecture and design
1:150 @ A3 Do not scale this drawing
Land to rear of Braeval Street, Cardiff. SITE PLAN plant draught lobby
accessible WC with shower
entrance hall
Bikes / bins private courtyard
droom
bathroom
kitchen
F
double be
F
kitchen home office / bedroom
store
1
rooflights over
2 3 4 5 6
double be
living
6
droom
5 11
7 8 9 10
slot garden
4
11
12
12
3 13
13
2
parking (grass grid)
14 1 15
N
front garden
10
manoeuvering courtyard (permeable paving)
parking (grass grid )
slot garden
"hidden" doo r
dining
living
entrance courtyard
UNIT 2 - 4 Bedroom Dwelling Area: 179 m2
draught lo
dining
bby
UNIT 1 - 3 Bedroom Dwelling Area: 144 m2
private co urtyard
bike storage and shed
Ground Floor - 1:150
balcony
master bedroom
bedroom ensuite
store skylights 1
balcony
dressing
6 10
balcony
2 3 4 5 6 7
bedroom
8 9 10
5 11
11
4 12
master bathroom
3 13 2 14
master be droom
1
12 13
15
Landing
sedum ro of
bathroom
1m
5m
bedroom
grating ove r entrance
glass roof over lobby
10 m 1:150
First Floor - 1:150
GILLARD ASSOCIATES architecture and design
1:150 @ A3 Do not scale this drawing
Land to rear of Braeval Street, Cardiff.
Unit 2
Unit 1
sedum roof
master bedroom
balcony
bedroom
bathroom
site boundary
site boundary
SITE SECTIONS
sedum roof
permeable paving
grass grid
stairwell
slot garden
bedroom
slot garden
dining
living
bins & bikes living
Car parking
store
bathroom
living entrance hall
sedum roof rooflights
landing
roof glass over lobby
kitchen
kitchen
Unit 2 - transversal section - 1:150
5m
site boundary
sedum roof
master bedroom
1m
site boundary
site boundary
site boundary
longidutinal site section - 1:150
Unit 1 - tranversal section - 1:150
10 m 1:150
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff.
existing boundary elevation outline
site boundary
site boundary
site boundary
site boundary
ELEVATIONS:
bike store and tools shed
slot garden
Unit 1 - west elevation - 1:150
Unit 1 - east elevation - 1:150
Unit 1 - north elevation - 1:150
site boundary
existing boundary elevation outline
existing boundary elevation outline
F
Unit 2- east elevation - 1:150
1m
5m
Unit 2- west elevation - 1:150
Unit 2- north elevation - 1:150
10 m 1:150
GILLARD ASSOCIATES architecture and design
Land to rear of Braeval Street, Cardiff. Conclusions: This planning application is the result of a careful appraisal of the qualities and characteristics of this unusual site. The proposal draws heavily from a context analysis of the site's opportunities and constraints, with the daylight availability and privacy being one of the main concerns. Community safety and ease of access also played an important role on the design process, and helped to outline a secure and barrier-free environment for residential activities, both indoors and outdoors. The proposal also creates new green spaces that enhance the wildlife potential of the area, reduce the effects of the urban floods and provide good quality amenities spaces on a previously hostile environment. The buildings will be constructed using low maintenance, environmentaly friendly materials with high levels of insulation, ventilation control and solar gain control. The low energy strategy also will incorporate, if possible, geothermal and solar energy, making the dependancy on the grid even smaller. We believe that the proposal creates a new and exciting residential scheme, revitalizing a derelict, unsafe site. It will reinforce positively the residential characteristics of the area with a design that is respectful of the existing scale and context, and will provide to its owners a pleasant, long lasting place to live.
GILLARD ASSOCIATES architecture and design
318725m
318525m 186 7
178011m
187
1 3
16
2 5
4
6
1
96
11
17
780
71
23
100
780
178011m
15.2m
23
65
urtyard The Co
6 2
2
84
tosh Mackin elical Evang h Churc TCB
12 24
15.2m 59
T TREE VAL S BRAE
32
1 13 70
15
23 51
Application Site
18 25
43
30
779
to be demolished
53
ge Gara
779
41
14.9m 27
49
68
1:1250@ A3 Do not scale this drawing
15
tin's St Mar Hall Parish
28a
14 a
1
1a
GILLARD ASSOCIATES
28
16 a
3
architecture and design
16
39
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
54
H TOS KIN MAC
19.8m
2
CE PLA 29
Client
Garage
16 b
2
177811m
VIO
16
LET
Smith
14.6m
Job Title
27
2
ROW
177811m
186
187
318725m
318525m
N
Land to rear of Braeval Street, Roath Drawing Title
OS Map - Location Plan
Date
20
0
20
40
60
80
06/02/2014
Drawing No
N
Metres
Drawn by:
100
C185/AL(0)3
Revision
P1
File: C185 Planning Resubmission140206.pln
1
Revisions: P1 06.02.2014 CEN Plot 1 redesigned
13 23 arden slot g
ate Priv yard t r Cou
& Bins s Bike
e g a r Ga UNI
T2
UNI
T1 Private Courtyard
1:200 @ A3 Do not scale this drawing
tral Cen yard rt Cou
GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
king Par
Client
Smith Job Title
Land to rear of Braeval Street, Roath Drawing Title
Site Plan
27 Site Plan - 1:200 1m 1:200
5m
10 m
20 m
Date
06/02/2014
Drawing No
C185/AL(0)4
Drawn by:
Revision
P2
File: C185 Planning Resubmission140206.pln
CEN
bathroom
kitchen
store
F
double bedroom
F
Unit 1 - Ground Floor Plan - 1:100
"hidden" door
living
slot garden
rooflights over
10 6 11 5 12
double bedroom
4 13 3 14
dining
2 15
parking (grass grid)
front garden
1
draught lobby
entrance courtyard
private courtyard
bike storage and shed
Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13
CEN CEN CEN CEN
Plot 1 Redesign Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.
1:100 @ A3 Do not scale this drawing
GILLARD ASSOCIATES
Unit 1 - First Floor Plan - 1:100
architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
skylights
Client
Smith Job Title
10 6 5 12
balcony
11
dressing
Land to rear of Braeval Street, Roath
master bathroom
4 13 3
sedum roof
14 2 15
master bedroom
1
Drawing Title
Unit 1 - Floor Plans glass roof over lobby grating over entrance
N
Date
06/02/2014
Drawing No
1m 1:100
5m
10 m
C185/AL(0)5
Drawn by:
Revision
P4
File: C185 Planning Resubmission140206.pln
CEN
site boundary site boundary
sedum roof rooflights
landing
roof glass over lobby
Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13
kitchen
Transversal Section - 1:100
CEN CEN CEN CEN
Unit 1 redesigned Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.
1:100 @ A3 Do not scale this drawing
GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
Client
Smith rooflight over bathroom
Job Title
master bedroom
site boundary
balcony
master bathroom sedum roof
Land to rear of Braeval Street, Roath Drawing Title
Unit 1 - Sections double bedroom parking (grass grid)
dining
living
slot garden
garden
Longitudinal Section - 1:100
Date
06/02/2014
Drawing No
1m 1:100
5m
10 m
C185/AL(0)6
Drawn by:
Revision
P4
File: C185 Planning Resubmission140206.pln
site boundary site boundary
site boundary site boundary
movable timber screen steel cladding colour: slate grey
Standing seam steel cladding Colour: Slate grey Mineral render Colour:White
Glass parapet Mineral render Colour: White
bike store and tools shed
movable timber screen
slot garden
West elevation - 1:100
East elevation - 1:100 1m
5m
1:100
Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13
Standing seam steel cladding Colour: Slate grey
existing boundary elevation outline
CEN CEN CEN CEN
Standing seam steel cladding Colour: Slate grey
Mineral render Colour:White
Unit 1 redesigned Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.
1:100 @ A3 Do not scale this drawing
GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
Client
Smith
North elevation - 1:100
Job Title
Land to rear of Braeval Street, Roath
Standing seam steel cladding Colour: Slate grey
Drawing Title
existing boundary elevation outline
Unit 1 - Elevations
Mineral render Colour:White
Date
06/02/2014
Drawing No
C185/AL(0)7 South elevation - 1:100
Drawn by:
Revision
P4
File: C185 Planning Resubmission140206.pln
CEN
Bikes / bins
parking (grass grid)
private courtyard
balcony bedroom
bedroom
bedroom
balcony
living
dining
draught lobby
kitchen
1:100 @ A3 Do not scale this drawing
GILLARD ASSOCIATES architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
bathroom
Landing
store ensuite
master bedroom
home office / bedroom
Smith Job Title
Land to rear of Braeval Street, Roath Drawing Title
Unit 2 - Floor Plans
N
accessible WC with shower
slot garden
plant
13
12
11
10
9
8
7
6
5
4
3
2
1
13
12
11
10
9
8
7
6
5
4
3
2
1
entrance hall
Client
Date
Unit 2 - Ground Floor Plan - 1:100 1m
5m
10 m
Unit 2 - First Floor Plan - 1:100
06/02/2014
Drawing No
C185/AL(0)8
Drawn by:
Revision
P
1:100 File: C185 Planning Resubmission140206.pln
site boundary
site boundary
site boundary
sedum roof
sedum roof
master bedroom master bedroom
store
bathroom
balcony
living entrance hall
WC kitchen
Transversal Section - 1:100
entrance hall
draught lobby
Longitudinal Section 1 - 1:100
1:100 @ A3 Do not scale this drawing
GILLARD ASSOCIATES site boundary
architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk sedum roof
Client
Smith Job Title
Land to rear of Braeval Street, Roath
bedroom permeable paving
grass grid
Drawing Title
Unit2 - Sections
slot garden
bins & bikes living
Car parking
Longitudinal Section 2 - 1:100
Date
06/02/2014
Drawing No
1m 1:100
5m
10 m
C185/AL(0)9
Drawn by:
Revision
P
File: C185 Planning Resubmission140206.pln
CEN
site boundary
Steel frame balcony Thermowood cladding
existing boundary elevation outline
Thermowood sliding screen
Standing seam stainless steel cladding Colour: Slate grey Standing seam steel cladding Colour: Slate grey
Standing seam steel cladding Colour: Slate grey Steel frame Colour: Slate grey
F
Thermowood cladding
New concrete lintels Existing walls with exposed brickwork
Mineral render Colour: White
Mineral render: Colour: White
Grass grid
East elevation - 1:100
West elevation - 1:100
existing boundary elevation outline Standing seam stainless steel cladding Colour: Slate grey Standing seam stainless steel cladding Colour: Slate grey
Standing seam stainless steel cladding Colour: Slate grey
Thermowood cladding existing boundary elevation outline Mineral render Colour: White
Mineral render Colour: White
North elevation - 1:100
South elevation - 1:100
Revisions:
1m
P1 17.12.13 CEN Existing boundaries elevation outline added
architecture and design
2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk
10 m
1:100 @ A3 Do not scale this drawing
1:100 Client
GILLARD ASSOCIATES
5m
Smith
Job Title
Drawing Title
Land to rear of Braeval Street, Roath Date
06/02/2014
Drawn by:
CEN
Unit 2 - Elevations
Drawing No
C185/AL(0)10
Revision
P1
File: C185 Planning Resubmission140206.pln