Design and Access statement Erection of a one bedroom single storey dwelling Land lying West and South of 9-12 Bridewell Lane Bury St Edmunds
1. Introduction 1.1. This Design and Access Statement (DAS) accompanies an application for the ‘Erection of a one bedroom single storey dwelling’. 1.2. The ‘land lying West and South of 9-12 Bridewell Lane’ is owned by Mr William James Kerr Bell. 1.3. A plan of the site boundaries is attached (REF: BLOCK PLAN). It outlines the boundaries of the land owned by Mr William James Kerr Bell in red. 1.4. Pre Application advice has been given for an initial sketch proposal on the site. This proposal has now been changed in accordance with the written feedback given. 1.5. The Pre Application Advice was given by Mr Hamish Laird. Reference: HL/pre-app/ Bridewell La. BSE 1.6. The Site is within the housing settlement area for Bury St Edmunds as well as the Bury St Edmunds Conservation Area.
2. Design Principles 2.1. Design 2.1.1. The plot is situated to the rear of 9-12 Bridewell lane in an area dominated by the industrial units of the Greene King Brewery. Its distance from the street means it has more connection with the industrial units than the terraced houses of Bridewell Lane. A degree of separation is also given from these dwellings as the plot lies on the opposite side of a block of sheds at the end of each garden. For this reason it would not be appropriate for the plot to be developed in a manner like Bridewell lane. Instead the proposal is designed in the style of an outbuilding to the terraced houses, continuing the roof of the adjacent sheds. This ensures that the proposal is subservient to the surrounding dwellings and will make little impact on their amenities.
View of Proposal across the Greene King Yard
View of Proposal from Site Entrance
2.1.2.This design approach of an outbuilding also compliments the Greene King brewery on the opposite side, as it reflects the industrial quality of the area. 2.2. Use 2.2.1. The application proposes the erection of a single storey dwelling for a modern couple who are professionals in the locality of Bury St Edmunds. 2.2.2.The proposal allows for the growth of a young family with generous internal spaces and garden. 2.3. Amount 2.3.1. Access to the site is From Bridewell lane and brings you directly into the proposal’s external space of approximately 46m2. 2.3.2.The dwelling is located at the rear of the site and has approximately 87m2 of internal floor space. 2.3.3.The ratio of internal to external space provided is 65:35 which is comparable with all of the adjacent dwellings, which have a ratio of 60:40 building footprint to external space. However if you look at their total interior floor space in comparison to external space the difference is much greater, with a ratio of 75:25, due to the multiple floors of those dwellings. 2.3.4.The proposal therefore provides a relatively large external space in relation to its internal area, with an external area of 46m2 in comparison to 9 Bridewell lane’s 22m2. 2.4. Facilities (see drawing 3 ‘PLAN’) 2.4.1.Due to the site’s constraints the dwelling is designed as a ground floor studio flat rather than a house. It does not attempt to replicate the facilities of a house; instead it provides a modern alternative to urban living. However it does also allow a generous exterior space, unlike what would be available in a studio flat. 2.4.2.On entering the dwelling you come into the kitchen, placed here to allow a view over the garden. 2.4.3.From here you move through the dwelling into the main living space. This is generous in size and has the bathroom running of it. 2.4.4.At the rear of the building is the large double bedroom.
Greene king Brewery
Rear of 9 Bridewell Lane
2.5. Internal quality 2.5.1.Although the external appearance of the building is traditional the internal quality is modern and requires a modern type of lifestyle. 2.5.2.Except from the kitchen window looking onto the garden, the interior is totally lit from above. This is to ensure there are no overlooking issues with adjacent plots. 2.5.3.This also reduces the views out of the house and therefore the design is very inward looking. It relies on a high quality of interior design to make it a pleasant space to live in. 2.5.4.The light is brought in directly above every wall, removing dark corners. This allows the light to flow down the walls, illuminating the entire surface and reflecting around the room which creates a very light and airy atmosphere for a totally internal space. 2.5.5.The height of these spaces is also important. The standard UK room height would feel oppressive without any windows; therefore the design has generous ceiling height to further enhance the open and airy quality. 2.5.6.The renders of the living space and bedroom to the right show the type of space which will be achieved. In contrary to the lack of windows creating a dark dingy room, a light and intimate interior perfect for a modern couple is produced.
Render of Proposal’s Living Area, lit from above
2.6. Scale 2.6.1.The scale of the proposal is based on a modest outbuilding. Allowing a few generous internal spaces and a relatively large external space. 2.6.2.The building’s relation to 9-12 Bridewell Lane is very important and its scale has been determined with this in mind. Careful consideration to the buildings height and roof angles have been made to reduce the impact on adjacent properties. 2.6.3.The scale and form of the building also relates well to the adjacent Greene King brewery warehouse.
Proposal’s Relation to 9-12 Bridewell Lane
Render of Proposal’s Bedroom
2.7. Landscaping 2.7.1.The exterior space will become an urban garden with a car space within it. 2.7.2.The wall separating the plot from Greene King’s land will be replaced on their agreement with a brick wall. 2.7.3.The metal gate at the site entrance will be replaced with a new timber gate.
2.8. Appearance 2.8.1.The site is within the main Bury St Edmunds Conservation Area, and the buildings at 9-12 Bridewell lane are Grade II Listed. The design of the building has been developed in line with preserving the local context. 2.8.2.The appearance of the proposal is based on a traditional outbuilding. 2.8.3.It extends from sheds on adjacent land and continues these shed’s roof lines. 2.8.4.The external wall finish is local brick with a lime mortar, in line with local conservation guides. 2.8.5.The roof will continue with the same material as the adjacent sheds, a clay Pantile. Inset into this will be roof glazing. 2.8.6.The roof glazing will have blinds that can be closed at night to remove possible light pollution to adjacent dwellings. 2.8.7.The high level windows in the West facade take inspiration from the windows in the Greene King Warehouse. The proposal’s windows are also positioned very high to restrict views out and only allow light in. 2.8.8.From Bridewell Lane (the only position the proposal can be viewed on public land) the building would appear to be greatly subservient to all the adjacent dwellings, in line with the concept of an outbuilding.
Inspiration for West Elevation Fenestrations: Greene King Warehouse Window
2.9. Access 2.9.1.Site access is currently available from Bridwell lane, adjacent to 9 Bridewell lane. 2.9.2.The position of site access will not change. 2.9.3.Access over the site for rear entrance to 9 Bridewell lane will be retained. 2.9.4.Vehicular access and single parking space will be retained.
Similar Development type on opposite side of Bridewell lane
3. Pre-Application Advice 3.1. Pre Application Advice was given by Mr Hamish Laird on 12 April 2011 for an initial sketch design for the plot. 3.1.1.The Advice states that in Principle the application of the erection of a dwelling is acceptable. It goes on to highlight other concerns regarding the initial Sketch design proposal. 3.1.2.This advice has been used to help develop the proposal and fulfil all criteria that arose. What follows is a brief description of each issue raised and how the design has evolved in respect to it.
3.2. ‘Siting of new dwelling and relationship to adjoining properties (Core Strategy Policy CS3)’ 3.2.1. The pre-application advice raises concerns about reduction of amenity space for 19 Church Walks and 9-12 Bridewell Lane. 3.2.2. After a further meeting with Hamish Laird it was concluded that 19 Church Walks does not have any amenity space on the side of the property where the proposal is concerned. The small outbuilding attached to the back of 19 Church Walks is in fact built separately and has historically been in 12 Bridewell Lane’s ownership. This is now solely accessed from the site and offers no amenity to any adjacent property. 3.2.3.19 Church walks only has one window facing onto the site. This is high in the roof and frosted, therefore not allowing any views onto the site. The proposal does not block this fenestration in any way or cast shadows onto it at any point in the year as can be seen on drawing 7, reference ‘Shadow Analysis’ 3.2.4.The initial sketch design could have been argued to reduce the amenities of 9-12 Bridewell Lane due to occasional increased shadows over their land. This was highlighted in the pre-application advice. The new design has addressed this by removing the 2 storey element and continuing the roof line of the adjacent sheds. The shadow diagrams, in drawing 7 ‘shadow analysis’, show that the shadows cast by the proposal on 9-12 Bridewell Lane are almost identical to the shadows cast as the site stands at the moment.
Initial Sketch Design submitted for Pre-Application Advice
Sun Path Diagram
Yearly Shadow Pattern: Current Site in June
Yearly Shadow Pattern: Proposal in June
3.2.5.Drawing 7 ‘Shadow Analysis’ shows that on June 25th (summer) there is no difference to the shadows cast on 912 Bridewell lane’s land. On the Equinox and in December (winter) there is no difference except for a small increase late in the evening. However this is when the sun is very low in the sky and would likely have been blocked already by the wider context surrounding the site which has not been modelled in this diagram. 3.2.6.As there are also no windows looking onto the land of these properties, the new proposal does not result in any loss of amenity to 9-12 Bridewell Lane.
3.3. ‘Size and scale of proposed development (Core Strategy Policy CS3)’ 3.3.1. The pre-application suggested that the building would occupy the whole of the plot, however although it is true that it would occupy the whole of the West side it does not occupy any of the land adjacent to 9 Bridewell lane, which will become an external area. This would provide 46m2 of external space for the dwelling. 3.3.2.The new proposal does not have any areas which ‘could be covered over later’ as the pre-application suggests the initial sketch design had. 3.3.3.The pre application also suggests that the scale of the two storey element of the initial Sketch design would have implications on neighbour’s amenities. It continues to suggest that the initial design is ‘one storey too many’. Therefore the final proposal has been reduced to a single storey dwelling in light of this recommendation. 3.3.4.The final proposal is modest in its scale and provides a relatively large amount of external amenity space. It does not overdevelop a restricted site and therefore satisfies Core Strategy CS3.
Yearly Shadow Pattern: Current Site on Equinox
Yearly Shadow Pattern: Proposal on Equinox
Yearly Shadow Pattern: Current Site in December
Yearly Shadow Pattern: Proposal in December
3.4. ‘Impact of setting of Listed Buildings at 9-12 Bridewell lane (PPS5)’ 3.4.1.As the pre-application states; the ‘dwelling is erected on land outside the historic cartilages of these Listed dwellings’. 3.4.2.However concern was raised with the initial sketch design’s proximity coupled with its height and scale in relation to the Listed dwellings. The final proposal has been reduced in height and scale and, as explained above, no longer reduces the amenities of these properties. 3.4.3.In contrast the building is now designed to enhance the character of these dwellings, transforming a derelict wasteland into a contextual dwelling in the style of an outbuilding.
3.5. ‘Loss of amenity space to 19 Church Walks (Core Strategy Policy CS3 & Local Plan Policy HC4)’ 3.5.1. As outlined in sections 4.2.1 to 4.2.3 (please see above), the dwelling at 19 Church Walks does not have any amenity space that could be affected from this site. 3.5.2.The proposed development therefore would not result in any loss of amenity to 19 Church Walks.
Frosted Window in the roof of 19 Church Walks
3.6. ‘Design and impact on the character and appearance of the Conservation Area (Local Plan Policy HC6)’ 3.6.1.The pre-application advice raises the issue of a flat roof in the conservation area. It also mentions the proposal’s visibility from across the Greene King Brewery yard and the choice of roofing material. 3.6.2. The final proposal has dealt with all of these issues. The two storey element has been removed and the roof is now duel pitched similar to the buildings in its context. 3.6.3.The roofing material proposed is a traditional clay pantile and continues the material across from the adjacent sheds. 3.6.4.The proposal’s visibility from across the Greene King yard (the only view of the site from public land) is now much more in keeping with the area. This is shown in drawing 8 ‘Views from Bridewell lane’.
Shed with Clay Pantiles at rear of 9 Bridewell lane from which the Proposal extends from
3.7. ‘Potential for prejudicing the re-development of the adjoining Greene King Brewery Yard’ 3.7.1.The pre-application suggest the initial sketch design would reduce the possibility of re-development of the Greene King brewery yard. This would have been due to issues of overlooking and light. 3.7.2.The new proposal has no windows which give views onto this land. The only windows on the boundaries in question are very high level windows to let in light. It is very unlikely that these would prejudice the development of the Greene King yard. 3.7.3.It should also be noted that any hypothetical future development of Greene King’s yard should not prejudice the potential development of the proposal’s site.
4. Justification 4.1. The proposal has been developed in accordance with St Edmundsbury’s Local Planning policy 4.2. A new dwelling on this plot would provide a professional couple or new family with a high quality first house in a good location in Bury St Edmunds centre. 4.3. The proposal offers a modern studio flat interior within a traditional shell, while still providing generous external space 4.4. The proposal aims to enhance the natural character of its area while rejuvenating a derelict and unused plot.
Final design: Interior
Final Design: Exterior