APPLICATION FOR CONVERSION OF EXISTING WATER TOWER INTO 1 DWELLING & 2 NEW RESIDENTIAL DWELLINGS PRE-APPLICATION REFERENCE NO: AT

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1 DESIGN AND ACCESS STATEMENT August 2013 APPLICATION FOR CONVERSION OF EXISTING WATER TOWER INTO 1 DWELLING & 2 NEW RESIDENTIAL DWELLINGS AT COX S WATER TOWER by Framework Architecture and Urban Design Ltd PL/J1244

2 Contents: 1.0 Planning Policies and guidance referred to in this document. 2.0 Use and Location 3.0 Amount 4.0 Layout 5.0 Scale 6.0 Landscaping 7.0 Appearance 8.0 Access 1.0 Introduction/ overview The following statement has been prepared on behalf of Bradlin Developments Ltd and is submitted in support of their planning application for the proposed conversion and extension of the existing redundant Grade II listed water tower to create a new residential dwelling and two new build residential dwellings at Cox s Water Tower, Gainsborough. The proposed conversion of the tower, proposed extension and the two new dwellings are designed to preserve and enhance the character and setting of the listed tower. The proposed residential use secures a sustainable and viable future for the grade II listed water tower and ensures its restoration and ongoing maintenance. Having considered other use classes for the building including retail, office or community the applicant believes residential is the most appropriate and sensitive form of development for the water tower - minimising intervention and maximising retention. This is led by practical considerations including accessibility issues which, given the general form of the building, would lead to major intervention works. The proposal seeks a suitable Planning Permission to secure the long term viability of the building. A full set of layout and elevation drawings are included as part of the application to provide accurate details of the form and scale of development considered appropriate. 1

3 2.0 Planning Policies and consultation process The building and associated site was purchased by Bradlin Developments Ltd in Bradlin developments Ltd [owner and applicant] wish to submit a planning application for the conversion and extension of the existing redundant Grade II listed water tower together with two new build residential dwellings. The following are planning policies referred to in the submission of this planning application Policy Strat 1: Development requiring planning permission Policy NBE 1: Development in Conservation Areas Policy NBE 3: Alterations, additions or changes of use of Listed Buildings and their setting Policy NBE 10: Protection of landscape character in development proposals Policy Econ 8: Conversions to employment uses or other uses in other settlements or the open countryside West Lindsey Local Plan First Review June 2006 The National Planning Policy Framework The following have been consulted in forming this application: Extensive pre-application consultation with the Local Authority has taken place involving site visits, formal pre-application consultation, meetings at West Lindsey District Council and correspondence. West Lindsey District council have carried out further consultation with English Heritage. Planning: The agent (Framework) has consulted with case officer Simon Sharpe of West Lindsey District Council Planning Department. Pre-application site visits, meetings and correspondence has taken place with the applicant and WLDC officers and the pre-application reference no is Conservation: The agent (Framework) has consulted with Conservation Officer Sarah Harrison of West Lindsey District Council. 2

4 3.0 Use and Location: The proposal involves the conversion and extension of the existing redundant Grade II listed water tower to create a new residential dwelling and two new build residential dwellings at the Water Tower, Cox s Hill, Gainsborough The application site occupies land adjacent to Cox s Hill and Heapham Road situated to the northeast of Gainsborough centre. The site is approximately 0.41 ha in size and comprises a Grade II listed water tower and associated land which housed the former reservoir. Earth banking to an approximate height of 3000mm gives an indication of where the former reservoir was located. The site has been unused for a considerable period of time [since its decommissioning in the 1990 s], though the water tower was retained. The structure is accessible with doors located adjacent to the road elevation and the southwest elevation facing into the site. The access points are at different levels with the road side access at grade and the other one storey up. The site is not in an area at risk of flooding. The building is currently unused and the applicant has secured the structure to ensure that no damage from vandals occurs to the building. The tower is grade II listed [although not located in a conservation area] and is currently vacant with no viable commercial use. The civic structure is built in brick, with recessed and projecting brickwork and stone details in the Gothic Revival style of architecture. Historic documents and a commemorative plaque clarify that the water tower was built in 1897 as a load bearing structure to carry the water tank at the top floor of the structure. The steel tank is approximately 25mm thick and sectional in its construction and sits on timber beams with a stone/concrete plinth at floor level. Further details regarding the tower and its history are provided in the History and Significance report by Pre-construct archaeology submitted with this application. 3

5 JG/KB/PL/J1244 View of Water Tower looking north across Heapham Road toward Summer Hill View of Water Tower site looking north west toward north west boundary 4

6 4.0 Amount: The application site occupies an area of 4147m². The proposed residential units are identified on the drawn documentation as House type 1, House type 2 and House type 3. House type 3 is the conversion and extension of the existing redundant Grade II listed water tower. The plot is located in a central location and is designed to respond to the formal arrangement and layout of the existing water tower. As detailed within the submitted drawings House type 3 provides a total of 290m² of residential floor space. This floor area is split between the converted water tower and associated extension. The proposal offers 5 bed accommodation. House type 1 and house type 2 occupy plots either side of the grade II listed water tower. Set out on the axis of the tower, the plots are designed to respond to the formal setting of the tower. As detailed within the submitted drawings House type 1 and house type 2 provide a total of 187m² of residential floor space each. The proposal offers 4 bed accommodation. Proposed site layout 5

7 4.0 Layout: The proposed site layout, proposed conversion of the water tower and the two new build properties are shown on the drawings submitted with the application. The drawing below illustrates the general design strategy for the subject site. Proposed opportunities & constraints drawing 6

8 Proposed design rationale/site strategy drawing 7

9 The principal vehicular access position is located off Cox s Hill. The new access road into the subject site is aligned to take account of the central location of the Water Tower. The position of the access road establishes the plot configuration and offers a central plot associated with the water Tower conversion and two remaining plots either side. The location of the water tower establishes the symmetrical arrangement of the proposed layout and is a direct response to the formal nature and importance of the building. It is intended that the design [road, landscape, extension and new dwellings] responds to the unique setting by creating a layout which acknowledges the nature of the space and builds upon that which is already there. The access road is to be characterised by a low key approach, insofar as it shall have the feeling of a rural lane rather than that of an adopted highway. Each dwelling is designed to accommodate an entrance court yard with integrated car parking. The design takes account of the existing topography of the site. The existing earth banking is retained, remodelled and integrated into the layout design. It is important that the setting of the listed building be preserved and enhanced by any proposals. Therefore, existing trees are retained and form an integral part of the design strategy for the landscaping of the scheme. The sylvan setting is an important characteristic of the site and this is key to the proposed layout and landscape strategy. It is intended that the earth banking be an integral part of design strategy. When viewed from Cox s Hill and Heapham Road the earth banking, abundant with vegetation, acts as a green skirt with proposed dwellings appearing above this line. The proposed layout of the site is designed to take advantage of the existing distant south westerly views across the adjacent cemetery. The existing boundary treatments are to be retained to maintain and take account of neighbouring properties. Level and convenient access to the houses will be provided from the parking areas. The building elements combine to provide appropriate relationships to the street. Semi-private and private amenity spaces are arranged around a rural access road. 8

10 The layout is designed to provide clearly defined public and private realm spaces. The private external garden spaces will provide a patio area, bin area, cycle shed and drying area. A key design strategy is that the building should harmonise with the landscape wherever possible and to this end it is envisaged that the roofs to both the extension and new dwellings will be of sedum. When viewed from the tower the sedum roof will help the buildings blend into the landscape setting. It is envisaged that the conversion of the water tower is carried out as sensitively as possible with minimal intervention and maximum retention of the existing historic fabric. Refer to drawing J1244(08)11 existing floor plans - fabric to be removed for detail of elements for removal. These elements are generally the sides of the water tank and internal pipe work. Some components of existing floors and stairs are considered unsafe. Please refer to the areas highlighted in the Structural Engineers inspection and assessment document. An inspection of the interior and exterior fabric of the historic structure has been carried out by Pre-Construct Archaeological Services please refer to the Heritage Statement and Statement of Significance for further detail. It is proposed the Water Tower accommodate the following rooms with the remaining rooms located within the new extension. Ground Floor- Entrance hall located at street level. First Floor- Bedroom 4 Second Floor- Bathroom Third Floor- Bedroom 5 Fourth Floor- Study The insertion of a staircase on the axis alignment of the south-western elevation connects each floor level. Conceptually the staircase is envisaged as a piece of cabinetry inserted within the water tower. At the fourth floor level the base of the existing water is retained and integrated into the floor design for this room. The extension to the Water Tower is located to the south-western elevation. An axis running through the first floor access door acts as the set-out datum for the new extension. This axis sets up a formal dialogue between the Water Tower and extension and the symmetrical form of the proposed extension responds to this. 9

11 Within the design it is intended that there is minimal intervention with the existing water tower. The connection between the existing water tower and the new extension is designed as the lightest of touches and there is a definite distancing of the two structure so that the new can be seen as distinct to the historic. The staircases are aligned on the axis and act as a organising element within the floor plans for both the tower and extension. The south-western elevation opens onto a private garden and a native hedge is proposed for the boundary treatment between garden and access road. The new buildings are designed to take account of the general site strategy for the site. The form of the dwellings takes account of the access strategy for the site and creates entrance courtyards which provide the principle access to the houses, together with associated garaging. The two storey element of the hoses are L shaped, designed to enclose private garden space with a south-westerly aspect and view. The plan form articulates space to define semi-private and private realm. Plot 3 is a mirrored version of plot 2, the line of symmetry runs along the southwesterly axis mention previously. The earth banking is an integral part of the design, acting as an enclosing green boundary to the private gardens. The banking and trees provide a sense of enclosure to the garden spaces. 10

12 5.0 Scale: The existing buildings have been sensitively converted using the existing openings where possible and creating the least amount of new openings/disturbance as possible, therefore maintaining the original character and scale of the existing settlement. The scale of the existing water tower remains unchanged. The proposal specifically addresses relationships with neighbouring buildings and topography. The new build elements form an appropriate relationship with the existing water tower and neighbouring boundaries. It is proposed the existing water tower is converted in line with the enclosed plans. All existing openings are retained and no new ones created. The plan and elevation to water tower remain, with the connection between old and new to have the lightest of touches. The design intent is to create a dwelling which maintains the original character and scale of the original tower. Care has been taken, over a considerable design and consultation period to rest on a solution which is sympathetic in scale and massing to both the water tower and surrounding area. The dwellings are designed utilising two and single storey heights across the site. Flat roofs are designed to maintain the scale of the buildings at an appropriate level. It is a design intention that the earth banking to the former reservoir be an integral part of the design. To this end the banking is retained and remodelled to a level which provides a suitable degree of enclosure to both public and private realm. From the street the idea is that the new houses and extension to the water tower are not revealed in full. The banking provides a green foreground to the dwelling beyond. The development provides variation of scale and form, creating visual interest and an appropriate sense of scale and character across the development site. 11

13 Proposed long and cross sectional studies 6.0 Landscaping: The existing boundary conditions to all sides are to remain as existing. The earth banking to the former reservoir is an integral part of the design retained and remodelled to a level which provides a suitable degree of enclosure to both public and private realm. The existing trees are to remain within the remodelling of the banking. This strategy allows the visual softening of the proposal when viewed from the street - breaking down the overall impact of the new structures. This creates a continuity of landscape which defines the character of the subject site. 2no gateposts are located as a marker a new threshold indicating the new main entrance to the site. The existing gateposts are to remain. 12

14 The external spaces relating to the house types are articulated into defined areas of distinct size and quality. Semi private entrance courtyards are located next to each front door. Beyond each house type there is access to a south westerly facing private garden which benefits from the open aspect of long views to the west. The private drive to House type 2 is bounded by a timber fence and structured hedge planting providing simple articulation of the edge condition with a form that is appropriate to the shape of the former reservoir. 7.0 Appearance: 7.1 The proposed new building elements are designed as a contemporary enhancement of the subject site using quality materials timber, brick, aluminium and sedum. 7.2 The sedum roof will provide enhanced building performance, ecological benefits and add colour and texture to an urban environment. 7.3 The architectural language and palette allows a clear junction between the new and historic preserving and enhancing the appearance and character of the existing building with minimal detrimental effect to the historic fabric and external appearance of the original building. Proposed elevations to House Type 1 13

15 Proposed elevations to House Type 3 14

16 8.0 Access: 8.1 The existing finished floor levels within the existing building will remain, with stepped access available from the street to House type 3. However an alternate level access to House type 3 will be available from the entrance courtyard. 8.2 The floor level of all proposed new build elements to each dwelling will be set to provide a level threshold, allowing a level approach from the site boundary. 8.3 Circulation within the dwellings: Doors: Entrance doors to each dwelling will be 1000mm doorsets achieving a minimum opening width of 850mm. Sanitary provision: Access is available to each entry level wc via a 900mm doorset to give a clear opening width of 775mm accessed from a 1050mm wide corridor in accordance with Table 4 section 7 of part m of the building regulations. Switches and socket outlets: Will be located in accordance with Section 8 of Part m of the Building Regulations. 15

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