Design and Access Statement For a Reserved Matters Application
Taylor Wimpey | North Road, Glossop Issue 1 | 24th February 2015
Issue 1 | 23rd February 2015 | Prepared by STEN Architecture
Contents
1.0 | Introduction 2.0 | Planning History
Client: Taylor Wimpey
3.0 | Analysis of site & surrounding area 4.0 | Pre-application meeting 5.0 | Design Proposal
Architect: STEN Architecture
6.0 | Community Consultation 7.0 | Landscape 8.0 | Building For Life 12
Planning Consultant: ID Planning
8.0 | Summary
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1.0 | Introduction
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1.0 | Introduction What is the planning application for? This Design and Access Statement has been prepared by STEN Architecture on behalf of Taylor Wimpey for a Reserved Matters application for 150 dwellings at land to the east of North Road, Glossop.
Taylor Wimpey have collaborated with other consultants to prepare an appropriate design solution which responds to planning policy and site context whilst working to mitigate constraints and maximise the opportunities provided.
A detailed Design & Access Statement was prepared by Gladman Developments Ltd and it contained a number of chapters on site and context analysis and a study of the character of Glossop therefore we have not felt it necessary to duplicate this work. That site and context analysis was used as part of the outline application and we have also referred to that study as part of our work.
This document is submitted in support of the planning application and sets out to achieve the following:
This document has been prepared in accordance with the Department for Communities and Local Government’s (DCLG) Circular 01/2006.and responds to the requirements of the Town and Country Planning Development Management Procedure Order (England) (Amendment) 2013 for applications of this type to be accompanied by a Design and Access Statement.
Identify the existing context of the site
Identify the key development principles and framework which have informed the detailed design of the scheme
Provide a detailed design analysis and design solution.
The ethos of the design is to: The aims of the statement is to provide a framework to explain how the proposed development is a suitable response to the site and its setting, and demonstrate that it can be adequately accessed by prospective users.
Create a high quality residential development
Create a legible and attractive place with a sense of identity
Create a sustainable and high quality living environment
Make efficient use of land in terms of ecological enhancement and density
The design and access statement seeks to explain the design principles and concepts that have been applied to the development. It also aims to demonstrate how the proposed development’s context has influenced the design. The Statement also explains the approach to access and how relevant Local Plan policies have been taken into account.
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2.0 | Planning History
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2.0 | Planning History An outline planning application Gladman Developments Ltd to Council and was refused (Ref:HPK/2013/0648). This was appeal in 2014.
was High in later
submitted by Peak Borough March 2014 approved on
To the right is the location of the site in relation to Glossop. The following pages will show extracts from the outline planning application Design & Access Statement (prepared by Gladman Developments Ltd) where in depth site analysis was carried out and where design principles have been set out for the site and its development. It isn't necessary therefore for us to re-visit this site analysis but this has been considered in the development of our design proposals. A separate planning statement has been prepared to support this reserved matters planning application by ID Planning.
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2.0 | Planning History
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2.0 | Planning History Site Analysis
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2.0 | Planning History
Ecology Plan
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2.0 | Planning History
Tree Survey / Constraints Plan
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2.0 | Planning History Development Framework Below is a copy of the approved Development Framework plan that was part of the outline planning application. This clearly identifiees what land should be retained for open spaces, where new development should take place, etc. This is therefore the starting point for any detailed residential layout.
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3.0 | Analysis of site & surrounding area
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3.0 | Analysis of Site & Surrounding Area The Site The following pages contain a series of photographs of the site and its surroundings. Please refer to the key plan below.
Photograph Key
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area Glossop In simplistic terms Glossop has the central core which is where the original development, buildings and housing began. This core has developed over the years but there is a distinctive difference between this area and the outer areas of development identifieed in the yellow. As the site is on the very northern edge of the outer areas of Glossop we have therefore looked at the character of these outer areas in terms of plan layout and also styles of dwellings and materials used.
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3.0 | Analysis of Site & Surrounding Area Below and on the following page are extracts from aerial photographs of some of the outer areas on Glossop. These provide a good overview of the type of road layout and the arrangement of dwellings. In general many consist of a main street and some are circular loop roads that allow for good permeability within the development. Secondary streets (including smaller cul-de-sacs) then run off from these primary streets where smaller clusters of development occur. Development retains features that are existing such as mature trees and hedges. The development doesn't always front onto existing trees and quite often dwellings back onto these features.
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3.0 | Analysis of Site & Surrounding Area
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3.0 | Analysis of Site & Surrounding Area North Road—Existing Character North Road consists of mainly larger dwellings on larger plots and these are made up of a mixture of detached and semi detached properties as can be seen on the top 2 and bottom left photographs. There is a mixture of materials along this road with the 2 most common materials been red brick and stone with grey tiled roofs. Window proportions also vary depending on the ages of the properties as can be seen in the photographs below. At the bottom end of North Road there is a much larger mass building that is constructed from stone and grey tiled roof. The windows are simple in style with a vertical emphasis.
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3.0 | Analysis of Site & Surrounding Area
Bexley Close & Heath Road Bexley Close and Heath Road are the 2 existing residential developments that are located just to the south of the proposed site. This area is predominantly detached properties that are constructed from a buff coloured brick with concrete roof tiles. There is minimal detail to the elevations of the dwellings and windows tend to be horizontal in proportions. Chimneys are very prominent and feature on many of the dwellings. Properties tend to have in curtilage parking and many have integral garages with driveways to the fronts of the dwellings. There is the use of timber boarding in a variety of colours that break up the front elevations.
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3.0 | Analysis of Site & Surrounding Area
Pennine Road, Valley Road & Meadow Rise These areas are located on the south east edge of Glossop. There are a mixture of detached, some semi detached and also mews style houses. The walling material is predominantly buff brick with art stone detailing and grey roof tiles or slates. Parking is in curtilage with some properties having car parking spaces to the fronts of houses and integral garages or detached garages are very common. Windows again vary in style however the newer developments tend to have more of a vertical emphasis.
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3.0 | Analysis of Site & Surrounding Area Regency Close, Storth Meadow & Park Crescent Again the dwellings tend to be detached and semi detached with the most common material been brick. There is also a mixture of detailing with both brick and stone detailing evident. There is a mixture of frontage car parking and integral garages with drives in front of them. The roofieng materials tend to be simple flat concrete roof tiles or slate on some older.
SUMMARY The outer areas of Glossop have a variety of dwelling types and styles which is down to the fact that these areas have established themselves over many years of growth. The last 7 pages provide a brief overview of the some of the outer areas of Glossop and demonstrate that there isn't a single style of architecture.
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4.0 | Pre-Application Meeting
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4.0 | Pre-Application Meeting On Tuesday 25th November 2014 Taylor Wimpey had a pre-application meeting with the Local Authority. A copy of the layout and a sample of the proposed house types were issued in advance of the meeting so that comments could be made at the meeting. Representatives included the planning officer, ecologist and highways. A summary of the main comment made are as follows: Highways—The highway officer made no comments with regards to the layout of the roads and said that as long as the parking standards were in line with their policy then he was happy. He did raise a point about what roads could be adopted and that some shared surfaces serving on a few dwellings may not be adopted. Ecologist—The ecologists main comments were in relation to the use of the existing fieeld. We have taken on board the comments made and this will be left untouched and will be fenced off with stock-proof fencing with gated access for the farmer to get access. Planning Officer— The planning officer asked Taylor Wimpey to explain the rationale behind the layout. Stuart Link ran through the thought and design process and the planning officer seemed generally happy with the overall layout of the development but made a couple of comments on areas where she would like us to have a think about making changes. Figure 3 (on next page) shows how we have looked at re-designing the site frontage development to North Road so that we have 4 larger detached plots with space between them to reflect the character of North Road. The fiegure 3 sketch shows our re-design which has been incorporated into the fienal layout. A comment was also made about plot 128-129 and if these could be re-confiegured so that the dwelling acts as the vista stop (focal building). Figure 4 (on next page) shows our sketch of how we have changed this area and has been incorporated into the layout.
Figure 1 Figure 2
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4.0 | Pre-Application Meeting Figure 3 Figure 5
Figure 4
The planning officers main concern was with some of the Taylor Wimpey house type elevations. There were 3 types in particular that she didn't like. The fierst was the 2.5 storey house type (see fiegure 1 below) where we were asked to look at changing this to remove the dormer and not having such a large expanse of roof. As you can see this dwelling has been re-designed to increase the eaves height, add stone detailing, reduce expanse of roof and introduced roof lights. Figure 2 shows a second house type where we were asked to look at centralising the door and adding on a bay window to the living room. This type was therefore re-designed. The third house type was the one above (fiegure 5) where we were asked to look at centralising the door and making changes to the style of dormer windows. As you can see we have addressed this and the dwelling has been re-designed.
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5.0 | Design Proposal
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5.0 | Design Proposal | The Proposed Layout Introduction The site constraints, considerations and strategies discussed in Design & Access Statement that was prepared for the outline application have all been borne with the fienal scheme incorporating refienements from earlier sketches where deemed appropriate in order to address and improve certain aspects following the consultation process. The following text clarifiees the specifiec detail of the submitted scheme.
houses resect the existing dwellings to the south by maintaining sufficient distances from them to minimise overlooking.
Development Proposals The proposal follows the approved outline application in that we are proposing 150 new dwellings on the area that was clearly identifieed in the ‘Development Framework’ drawing as residential development. The new development will be served off a single vehicle access from North Road. The layout has been designed so that there is good natural surveillance to all areas of open space and roads with new dwellings looking onto these areas. Dwellings are well laid out with garages set back in rear gardens. Most dwellings or parking is alongside dwellings with some to frontage parking. This mix of car parking arrangement allows for landscaping in the street. Limited use of blocks of multiple dwellings have been used and these have been kept to where we would have smaller 2 or 3 bedroom housing or the affordable housing. Dwellings are predominantly 2 storey in height with some 2.5 storey dwellings in key locations to act as focal or waypoint buildings. Pedestrian connectivity has been thought of within the design allowing safe movement into the site by means of a new 2m wide footpath that runs from the existing footpath on North Road to the new site entrance. The new site access also has 2 x 2m footpaths either side that run right into the heart of the development and also connect into the existing footpath of the south eastern boundary. The new
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Use and Amount & Scale The outline application that was approved on appeal has already established that the use of the site for residential development is suitable and for up to 150 dwellings. The proposed layout follows the principles that were set out in the outline planning application and follows the ‘Development Framework’ plan that was produced as part of the outline application (see page 11). In total 150 residential dwellings are proposed. The proposed development includes a mix of 1,2,3,4 and 5 bedroom mews, semidetached and detached dwellings.. The majority of dwellings are 2 storey in height
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5.0 | Design Proposal | The Proposed Layout with only a few 2.5 storey units which have been located in key locations. Access A new vehicle access is proposed from North Road to the west of the site. A new 2m footpath will be created within the site frontage along North Road which will join up to the existing footpath to the south. 5.5m wide road with 2m footpaths to both sides brings you into the site and is the main road running through the site and will also create the primary loop within the development that secondary shared surfaces and cul-de-sacs connect into. Secondary roads will be 5.5m wide shared surfaces with 600mm margins to the edges that will have incidental visitor parking located on them at a ratio of approximately 1 in 5. Inclusive access within the layout provides for ease of movement by all social groupings and seeks certain minimum standards for disabled access for such items as steps, ramps, door widths, etc. The 'approach' to the dwelling, the area of land within the curtilage of the property from the boundary of the plot up to the building itself, will have 'accessible' paths and drives wherever possible, taking into account the topography of the site. The use of various surface materials, dropped kerbs, tactile paving, parking and drop off points will be used to facilitate ease of movement by all.
having 'defensible spaces' to their frontages, and sides on a corner position, with a variety of hard and soft treatments to the street, some giving physical enclosure to
the semi-private spaces such as railings, hedges and shrub beds. Additional gable windows are also introduced to overlook public areas and ensure 'active frontages' exist throughout the site creating a safe and naturally surveyed environment.
All the properties will have individual footpath accesses to their rear gardens giving direct control over their own private domain. This will aid security and, with easy access, also enable waste and recycling provisions to be located at the rear of the properties, out of sight from the street. Where possible the dwelling's private amenity spaces back onto other gardens or are screened from public areas by 1800 high brick pillar/fences or vertically boarded fences, with rails inboard to reduce climbing potential.
Parking All new private dwellings have car parking in curtilage. Detached dwellings either have a drive to the side leading to a garage or has a drive to the front with an integral garage.
Layout
Semi detached / terraced dwellings will have parking either in front or down the side of each dwelling.
The location and orientation of the new dwellings respect the surrounding properties and relate well to one another. They are generally positioned parallel to one another, or at 90 degrees to their neighbours.
Mews / terraced housing either have parking in front of each house or in some areas to keep the frontage free on cars have a small parking court adjacent to them.
There are also intimate dwelling clusters, typically at the head of the cul-de-sacs.
Visitor car parking is provided throughout the layout in the form of incidental parking on the roads and designated visitor parking spaces on the shared surfaces.
Certain buildings are located to create focal ends and vista stops. There is a clear defienition between the public and private domain with all properties
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5.0 | Design Proposal | The Proposed Layout Appearance On pages 44-45 we have included a series of Taylor Wimpey's proposed dwellings for the site. The main material for the new dwellings will be stone with grey tiled roof. The windows and doors will have stone heads and cills. A small proportion of the dwellings will be constructed from a red brick but will also have stone heads and cills. Chimney are a prominent feature in Glossop therefore a large number of the properties will have chimneys on them. Please refer to the materials plan on page 41 for details of all materials and chimney locations. The street scenes and site section help to demonstrate the relationships between the new dwellings and the existing site levels and site features. These can be seen on pages 44-46 Designing out Crime All new developments should create pleasant environments for residents where they feel safe and quality of life is not undermined by crime or the fear of crime. To this end opportunities for criminal activity should be recognised and designed out where possible. The following considerations have been taken into account when planning the scheme layout;
Well defiened routes for cars and pedestrians which are well overlooked.
Car parking overlooked, no rear courtyards.
Structured places with no conflict between uses.
All publicly accessible spaces overlooked.
Well defiened defensible spaces and the use of suitable planting.
Management scheme to ensure landscaped areas are well maintained.
Layout designed to minimise vulnerable rear and side boundaries
Robust 1.8m high fences and lockable gates provided.
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5.0 | Design Proposal | The Proposed Layout Initial Sketch Layout Following on from assessing the extensive site analysis from the outline planning application along with our own character assessment of the area we produced an initial concept sketch which was a response to the outline planning application ‘development framework plan’ and what we believe is a good starting point for the layout of the new dwellings on the site. This sketch was produced just using generic blocks but allows a clear framework to be established for the new built form. The following pages will explain in an illustrative form the detailed design rationale behind our proposed layout.
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5.0 | Design Proposal | The Proposed Layout Layout Development Sketch Following the production of the initial concept sketch we the prepared a more detailed sketch layout again taking into account the site constraints, important views, etc. This involved using a variety of house type footprints that Taylor Wimpey would like to sell on this site and types of which there is local demand for. This sketch can be seen below.
The following pages will explain in an illustrative form the detailed design rationale behind our proposed layout.
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5.0 | Design Proposal | Layout Principles Final Layout Below is a copy of our fienal detailed layout that not only follows the principles of the ’Development Framework Plan’ approved at the Outline Application stage but incorporates revisions to the last sketch scheme that were made at the preapplication meeting with the Local Authority.
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5.0 | Design Proposal | Layout Principles The following diagrams illustrate the principles behind our layout and the design rationale that follow the initial principles from the outline application. Road Hierarchy
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5.0 | Design Proposal | Layout Principles Green Infrastructure
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5.0 | Design Proposal | Layout Principles Character Areas
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5.0 | Design Proposal | Layout Principles Storey Heights
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5.0 | Design Proposal | Layout Principles Layout of Dwellings
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5.0 | Design Proposal | Layout Principles Active Frontages & Focal Buildings
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5.0 | Design Proposal | Layout Principles Materials Plan Below is a copy of our proposed materials plan for the new dwellings. We are proposing a mixture of stone and brick for the dwelling facing walls and a Russell Galloway (Anthracite) roof tile across the site. We have also created a number of dwellings with chimneys which was something that we picked up in our character analysis of Glossop. WE have therefore carefully selected a number of plots where we think that chimneys would be best located. These are clearly marked on the proposed planning layout and on the proposed street scenes.
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5.0 | Design Proposal | Proposed Dwellings
Dwelling Types A selection of the proposed dwelling types are shown on the following couple of pages (full range of house type drawings has been submitted as part of the planning application). The dwellings will be a mixture of stone and brick throughout the site which relates to the existing character of Glossop where both materials can be found. Roof tiles will be a Russell Galloway grey roof tile (Anthracite) across the site.
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5.0 | Design Proposal | Proposed Dwellings
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5.0 | Design Proposal | Proposed Dwellings Street Scenes & Site Sections As the site has changes in level and sloping land combined with existing site features we have produced a series of site sections and street scenes to allow a clear picture of how the new dwellings will look and relate to each other. The following pages show further long sections and street scenes through key areas of the site. Full size drawings have been submitted as part of the planning application however these pages allow a quick overview/
Key Plan
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5.0 | Design Proposal | Proposed Dwellings
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5.0 | Design Proposal | Proposed Dwellings
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6.0 | Community Consultation
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6.0 | Community Consultation PUBLIC CONSULTATION - Outline Application Extensive public consultation has previously been carried out during the outline planning application earlier in 2014 by Gladman Developments Ltd. They held a public consultation event at a local venue where local residents were invited to view the proposals and aske questions to the development team. A selection of the exhibition boards showing the proposals are shown below
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6.0 | Community Consultation PUBLIC CONSULTATION - Reserved Matter Application On January 14th 2014 Taylor Wimpey carried out a further public consultation event at .Glossopdale Community College between the hours of 4pm and 7pm. Local residents were invited to a drop in session on Wednesday 10th December between the hours of 4pm and 7pm. Exhibition stands were set up with the detailed proposals so that local residents could view them. Taylor Wimpey had their team of consultants in attendance so that questions relating to specifiecs could be answered. Below are a selection of the exhibition boards that were presented at the public consultation event.
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7.0 | Landscape
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7.0 | Landscape
SLR Consulting Ltd have prepared a detailed landscape design (copy below) and as part of the application have written a comprehensive landscaping report therefore please refer to this report for the full
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8.0 | Building For Life 12
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8.0 | Building For Life 12 Building for Life is the industry standard endorsed by Government, for well-designed homes and neighbourhoods that local communities, local authorities and developers are invited to use to stimulate conversations about creating good places to live. The 12 questions below reflect the vision of what new housing developments should be: attractive, functional and sustainable places. Redesigned in 2012, from the original 20 questions, Building for Life 12 is based on the new National Planning Policy Framework and the Government’s commitment to build more homes, better homes and involve local communities in planning. We have carried out our own assessment below where we have answered each of the 12 questions and given each either a green or amber light.
Integrating into the neighbourhood 1 Connections Does the scheme integrate into its surroundings by reinforcing existing connections and creating new ones; whilst also respecting existing buildings and land uses along the boundaries of the development site?
Pedestrian connectivity has been thought of within the design allowing safe movement into the site by means of a new 2m wide footpath that runs from the existing footpath on North Road to the new site entrance. The new site access also has 2 x 2m footpaths either side that run right into the heart of the development and also connect into the existing footpath of the south eastern boundary. The new houses resect the existing dwellings to the south by maintaining sufficient distances from them to minimise overlooking. 2 Facilities and services Does the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes? Glossop town centre is approximately 1km from the site with all the facilities that it provides, including a major food store, train station and shops. All are in relatively easy cycling distance however are quite a distance on foot. Glossopdale Community College and St Lukes C of E Primary School are within easy walking distance of the site (approx. 500m) and then Howard Park is only just on the opposite side of the road taking a matter of 5 minutes to walk to. There are also a number of sports pitches that are just to the North of the site again within a 5-10 minute walk away. 3 Public transport Does the scheme have good access to public transport to help reduce car dependency? There are bus stops on both North Road and Heath Road that are only 200-300m away so can easily be walked to in 5-10 minutes where there is a regular bus service into Town
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8.0 | Building For Life 12 4 Meeting local housing requirements Does the development have a mix of housing types and tenures that suit local requirements? The development has a range of 1 to 5 bedroom homes to meet a wide range of housing market needs from small apartments, 2 bed mews houses, semi-detached houses and detached houses. Creating a place
5 Character Does the scheme create a place with a locally inspired or otherwise distinctive character? The scheme creates a sense of character through the quality of the house type detailing, materials proposed, the quality of the public realm. Different areas are differentiated through the innovative use of different (but complementary) house types and sizes, materials, colour differentiation and landscaping, so that legibility is maintained. The North Road frontage has been designed to reflect the character having larger detached properties with gaps between them and a stone wall to the front, to the northern boundary we have proposed larger detached 2 storey properties all in stone. In the middle of the site on the southern boundary we have a change in character where we have smaller mews / terraced style houses in red brick. 6 Working with the site and its context Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and microclimates? The scheme does take advantage of the existing site topography and features. We have retained the existing fieeld to the north west of the site, retained the existing water course, existing large trees, respected the reservoir and adjacent properties. 7 Creating well defiened streets and spaces Are buildings designed and positioned with landscaping to defiene and enhance streets and spaces and are buildings designed to turn street corners well? The dwellings on site have been designed and located so that they take advantage of the views out of the site and look onto the new green areas of open space or wildlife areas. Within the site dwellings provide good natural surveillance by looking onto all areas of the public realm. The main landscaping is to the edges of the development where dwellings are close to areas of open space. The internal landscaping will be soft and subtle and is designed to soften street frontages in some areas of the site. 8 Easy to fiend your way around Is the scheme designed to make it easy to fiend your way around? The scheme has a single access and a single primary street that runs through the site and creates an internal loop in the eastern half. Secondary roads spur off from this main street into small intimate areas of development. Having a single primary street means that it is easy to fiend your way around the new development.
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8.0 | Building For Life 12 Street & Home 9 Streets for all Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces? We have created a primary loop road within the site to meet the standards of the Local Authority design guide and the used smaller secondary roads and series of cul-de-sacs allowing new housing to front onto the new areas of open space in all areas.
10 Car parking Is resident and visitor parking sufficient and well integrated so that it does not dominate the street? The housing layout has been designed with consideration of not only the amount of parking but how and where it is accommodated ensuring that ad-hoc on-street parking is minimised. The treatment of parking for the site varies according to the buildings it serves, and always with a view to creating an attractive and safe environment. The parking arrangements ensure that all dwellings have a driveway, garage or parking bays. 11 Public and private spaces Will public and private spaces be clearly defiened and designed to be attractive, well managed and safe? The retained fieeld (wildlife area) will be fenced off from the public and will be managed. The new small areas of open space will be accessible by the public and maintained by a management company or the Local Authority. There is clear defensible boundaries between public spaces and private spaces. New areas of planting and good quality landscaping will be overlooked by many new dwellings. Private spaces (ie. gardens) will be clearly defiened and secure by using a combination of walls, fences and gates. 12 External storage and amenity space Is there adequate external storage space for bins and recycling as well as vehicles and cycles? Car parking provision is provided throughout the development, all dwellings have a dedicated parking space. Cycle storage can either be accommodated in the garage where available, where not gardens are sufficiently large to accommodate a cycle store. All dwellings will have access to the rear to enable residents to store bins out of view and thus not blighting the street scene.
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9.0 | Summary
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9.0 | Summary This statement seeks to establish the most suitable potential design solution for the development of the site. This design solution has evolved from the outline planning application through a number of options, with overriding design principles in place to guide the development. It is considered that the approach to the development of the scheme provides a robust design and it can be demonstrated that the final plans and proposals are those most suitable for the site within the context of the development and use proposed. Below is a summary of the scheme proposals with the final layout on the following page:
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Final Layout
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