jsa architects Proposed Single Storey Replacement Dwelling Long House, Alleyns Lane, Cookham Dean, SL6 9AD jsa Planning, Design & Access Statement

Transcription

1 Proposed Single Storey Replacement Dwelling Long House, Alleyns Lane, Cookham Dean, SL6 9AD Planning, Design & Access Statement March 2016 jsa architects jsa

2 Planning, Design and Access Statement Contents Part 1 : The Site Part 2 : The Proposal Page 1 Introduction Page 4 Planning History Page 2 Site Context Page 5 Planning Policy Framework Page 3 Site Photos Page 6 Use, Layout and Scale Page 7 Amount Page 8 Appearance Page 9 Landscape Page 10 Sustainability Statement Page 11 Planning for an Aging Population Page 12 Conclusion

3 1 1.1 The following Planning, Design and Access Statement has been prepared to support a full planning application on behalf of our Clients, Mr and Mrs Young, for the erection of a replacement dwelling at the site of Long House, located along Alleyns Lane in Cookham. 1.2 This document includes both a Sustainability Statement and a Planning for an Aging Population statement. N Part I: The Site Introduction 1.3 The format of this statement has been developed in accordance with DCLG Circular 01/2006 and the recently updated guidance on information requirements and validation (April 2010). This statement has also been prepared with regard to the guidance provided by CABE Design and Access Statements: How to write, read and use them (2006). 1.4 The proposed development has given particular consideration to the National Planning Policy Framework (March 2012) and the remaining Saved Policies of the RBWM Local Plan, together with relevant Supplementary Planning Documents. Aerial View looking north towards the Application site

4 Part I: The Site Site Context Long House is an existing single-storey detached brick dwelling of traditional design and appearance with a hipped tiled roof. The site is located to the south of Alleyns Lane, a suburban road within the outskirts of Cookham. 2.2 Both pedestrian and vehicular access to the dwelling is currently provided via an existing entrance serving a private driveway from Alleyns Lane. 2.3 The application site is a substantial plot measuring circa 3000sqm. The property is located centrally in the plot and benefits from a good level of seclusion from the public realm as a result of the existing topography and the mature trees and hedgerows which form the boundaries. 2.4 The application site falls outside of any defined settlement boundary and therefore is within the open countryside for development control purposes. This area of the countryside falls within the designated Metropolitan Green Belt. Havelock Rd The site is located to the north-west of Cookham Village in a predominantly residential area, generally characterised by large dwellings set within sizable plots. 2.6 The northern boundary of the site adjoins Alleyns Lane, fronting the properties of Asiana and Plumtrees on the opposite side of the highway. The east boundary adjoins the curtilage of Bradcutts, a two-storey dwelling which sits on a higher area of land. To the south, the site backs onto the garden of Home Close, a two-storey dwelling accessed via Bradcutts Lane. Finally, to the west, the site back on to a small access track with serves the properties of Double Gee, Frayle and Alleyn House. Westfield Rd Allenby Rd 1

5 Part I: The Site Site Photos

6 4 4.1 The site has a fairly detailed planning history dating back to 1962 when several planning applications were submitted for the erection of a dwelling. 4.5 In 1997, a planning application was submitted and approved for the erection of a detached double garage with a playroom above (LPA Ref: 97/32096). Planning History 4.2 The application property was approved in 1964 as part of a full planning application submitted for the erection of a bungalow (LPA Ref: 6216/64). 4.3 In 1993, a planning application was submitted for the replacement of the existing flat roof of the bungalow with a pitched roof and the erection of a conservatory to the rear and double garage with a games room above to be attached to the dwelling (LPA Ref: 93/00223). This application was approved on 19 July 1993 subject to conditions, including; (i) the development shall be commenced within 5 years. 4.6 Later, in 2003 a planning application was submitted for the erection of a conservatory to the rear south-west corner of the dwelling (LPA Ref: 03/40364). This extension technically replaced the extant conservatory that was not implemented as part of the 1993 planning permission. 4.4 The replacement roof was implemented, however, neither the conservatory nor the attached garage were implemented. These extensions, therefore, technically remain extant. Original Dwelling - Block Plan extract from application ref: 6216/64. Block Plan extract from application ref: 03/40364 Block Plan extract from application ref: 93/00223

7 Planning Policy Framework 5 Planning Policy Framework 5.1 The relevant planning policy context for the site is provided by the National Planning Policy Framework (March 2012) together with the Development Plan which comprises the Royal Borough of Windsor and Maidenhead Local Plan (2003, Saved Policies 2011) and relevant Supplementary Planning Documents. 5.2 The application site is located within the designated Metropolitan Green Belt. As such, the relevant national and local policies are of particular relevance to the development options at the site. National Planning Policy Framework (NPPF) 5.3 The National Planning Policy Framework (NPPF) March 2012 is the overarching policy framework to which all local planning policies should adhere. The NPPF provides a new presumption in favour of sustainable development which includes new residential development by default. 5.4 In regard to development within the Green Belt, the NPPF confirms that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. 5.8 Saved Policy GB2 confirms that there will be a general presumption against allowing proposals for new residential development if it would, inter alia: (a) Have a greater impact on the openness of the Green Belt or the purposes of including land in it than an existing development on the site, or; (b) Harm the character of the countryside because of; (i) the scale of, siting or design of the development or materials employed; (ii) a material intensification in the level of activity on the site; (iii) a material increase in the scale of development on the site; (iv) the permanent loss of grade 1, 2, or 3A agricultural land or woodlands; (v) harm to residential amenities in the locality; or (vi) any conflict with any other policies of the plan. 5.9 Saved Policy GB3 confirms that there is a general presumption against allowing proposals for residential development expect where, inter alia, the proposal relates to the rebuilding or one-for-one replacement of an existing habitable dwelling The policy confirms that the replacement dwelling should not be materially larger or result in a material alteration to the scale of development on the site. (iv) harm should not be caused to the character of the surrounding area through development which is cramped or which results in the loss of important features which contribute to the character that they serve Saved Policy H10 requires new residential schemes to display a high standard of design and landscaping to enhance the existing environment. In considering applications for new residential development, proposals should, inter-alia, retain important views in and out of the site, create visual interest and provide garages or parking spaces in close proximity to the housing they serve. Cookham Village Design Statement 5.15 Finally, specific consideration has been given to the Cookham Village Design Statement with regard to the need ensure that the proposal reflects and complements the built character found in Cookham including the setting, scale, style, features and materials. 5.5 Paragraph 89 of the NPPF confirms that the construction of new buildings should be considered as inappropriate development in the Green Belt subject to exceptions. These exceptions include, inter-alia; the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces The supporting policy text confirms that the definition of not being materially larger will differ according to the dwelling concerned, its setting and the effect upon the openness of the Green Belt. Floorspace will be the guiding factor in determining whether a proposal is considered to be materially larger. Royal Borough of Windsor and Maidenhead Local Plan (2003) Saved Policies Saved Policy GB1 is the overarching Green Belt policy for the Royal Borough and sets out acceptable uses and forms of development within the Green Belt, to include the replacement of existing dwellings. Any development that is not specified in Policy GB1 is normally considered to be inappropriate and by definition harmful to the Green Belt unless it can be demonstrated that there are very special circumstances to justify it. 5.7 Beyond this, the National Planning Policy Framework (NPPF) guidance states that very special circumstances will not exist unless harm, by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations In our experience, the Council will typically apply a cumulative increase imit of 50% in determining whether extensions are materially larger. We understand, however, that this is applied on a case by case basis and greater flexibility can be applied, particularly where dwellings are of limited size and scale Saved Policy DG1 provides a number of guidelines that will be used to assess new development proposals. These include ensuring that (i) the design of new buildings is compatible with the established street façade having regard to the scale, height and building lines of adjacent properties, (ii) the proposed materials are sympathetic to the traditional building materials of the surrounding area, (iii) that adequate off street parking is provided for vehicles and cycles, and;

8 6 Use 6.1 This application proposes the one for one replacement of an existing dwelling. The proposal would essentially comprise the rebuilding of the existing dwelling to modern construction standards with some limited extension. 6.2 The existing dwelling is of little architectural interest or merit. Furthermore, being a 1960 s build with a significant roof surface, the dwelling features relatively poor energy efficiency and environmental performance. The construction and material use is very much of its time, having been retrofitted with unattractive UPVC glazing. Moreover, the functionality and flexibility of the existing dwelling is limited, with little to no consideration given to future proofing. 6.3 Significantly, whilst single storey, the existing dwelling is effectively split across two levels, with multiple smaller level changes throughout. As a result, the existing dwelling features many internal steps between rooms / areas of the house resulting in barriers to movement and trip hazards. This clearly conflicts with one of the primary purposes of single storey living which is to provide accommodation over one floor for the less mobile. Furthermore, the design of the existing dwelling restricts the opportunity to provide ramps in future. 6.4 Accordingly, the existing dwelling is not future proofed and contradicts the requirements of the Council s Planning for an Ageing Population SPD. 6.5 The applicant therefore seeks to address these shortcomings by taking the existing structure down to slab level and providing a new replacement structure of significantly improved design and appearance. A primary design rationale for the replacement dwelling has therefore been to ensure that it is future proofed. Furthermore, the replacement structure would also be constructed to superior levels of energy performance and efficiency in accordance with current Building Regulation standards. 6.6 Accordingly, the principle of providing a replacement residential dwelling is considered to be acceptable and represents appropriate development in the Green Belt, in accordance with Policy GB1. Layout and Scale 6.7 With regard to the layout of the site, the position of the dwelling would remain unchanged. Furthermore, the dwelling would largely occupy the same footprint as the existing dwelling facilitating the reuse of the existing slab and foundations in the interest of greater sustainability. Accordingly, the layout is considered to be in keeping with the character of the area in accordance with Local Plan Policy DG1 and H With regard to the internal layout, the proposed new dwelling would largely replicate the existing layout, however, would incorporate significantly better circulation space in the interests of future proofing the dwelling for less mobile residents. 6.9 Importantly, the new layout would not result in any additional impact upon privacy or overlooking than the existing dwelling. The dwelling would also have an acceptable impact when viewed from nearby occupiers. Accordingly, the proposal would comply with Local Plan Policy H14 in this regard The proposal would maintain an acceptable level of daylight and sunlight for both internally, for the occupants, and externally. The position of the dwelling is such that there would be no material impact with regard to the overshadowing or loss of light to neighbouring properties in accordance with Local Plan Policy H With regard to the site layout, this would remain largely unchanged. The proposal would retain the existing access arrangements, however, additional driveway space would be provided to better serve vehicle maneuverability, allowing cars to leave the site in a forward gear. Accordingly, the proposal would retain sufficient parking space and would enhance highway safety in accordance with Local Plan Policy P The scale of development would not significantly change, with the replacment dwelling of comparable height to the existing property. Use, Layout and Scale Existing site plan extract Proposed site plan extract

9 7 7.1 The amount of development proposed is the product of the analysis and assessment of the key features and the constraints of the site and its surroundings. Of particular relevance in this regard is the need to: maximise the internal efficiency of the level of accommodation on site; ensure the development is not materially greater in floorspace than the original dwelling; ensure the size is proportionate to the existing plot and the surrounding neighbouring properties; ensure the form and layout of the development respects the character of the area which comprises large detached family houses; pay due regard to the proximity and relationship with neighbouring properties; ensure the character and visual appearance of development preserves and enhances the Green Belt, and; have regard to the requirements of the NPPF and Local Plan. 7.2 The total floorspace of the original single storey dwelling as approved in 1964 (LPA Ref: 6216/64) measured circa 204.7sqm. 7.3 In 1993, as part of the planning permission for the new roof, permission was also granted for a rear conservatory and a front extension to form a garage with games room above (LPA Ref: 93/00223). Neither of these extensions were built, however, technically remain extant. 7.4 In 2003, planning permission was granted for the erection of a conservatory (LPA Ref: 03/40364). The conservatory measured circa 21.3sqm. This represents the only implemented extension since the original construction of the dwelling. 7.5 Accordingly, the dwelling has been extended by circa 10.4% since original construction. 7.6 The proposed replacement dwelling would measure 295.2sqm which equates to an increase in external floorspace of 90.5sqm. This represents a total increase in floorspace of 44.2% which is considered to be comfortably within the realms of proportionality. 7.7 Accordingly, the proposed replacement dwelling would not be materially larger than the existing dwelling, in accordance with Local Plan Policies GB2 and GB With regard to the level of accommodation provided, the existing dwelling is a three bedroom property with a fourth study / bedroom. The proposed replacement dwelling would not result in any additional bedrooms. The additional space created would instead enhance and future proof the level of accommodation provided. Amount Extract from Proposed Floor Plans

10 Appearance Local Plan Policy DG1 generally seeks to ensure that development proposals would enhance the character and appearance of the area. 8.2 As outlined above, the existing dwelling is not of any particularly architectural interest or merit. Accordingly, the proposed replacement dwelling offers an excellent opportunity to enhance the character and appearance of the dwelling. The improvements proposed comprise the following: results in low internal ceilings and other limitations. The proposed replacement dwelling would be of a more sustainable timber framed construction. More details of the energy benefits are provided later in this document. Materials - Local red multi stock brick to match the locally distinctive materials in Cookham Dean; - Local handmade clay tiles; Facing Materials and Finishes 8.3 The existing dwelling features a mix of red brick, white painted horizontal timber cladding and white UPVC guttering and downpipes. The proposed dwelling seeks to significantly enhance the appearance of the dwelling, using a red local stock brick, a mix of horizontal and vertical stained timber cladding and timber fascias. The dwelling would also feature a concealed gutter system. - Mix of horizontal and vertical stained timber cladding; - Concealed guttering using attractive timber fascia solution; and - Traditional timber framed windows. Freshfield Lane First Quality Multi Facings Roof 8.4 Being single storey, the roof of the property adds more to the visual character of the dwelling in regard to the appearance at street level. The existing dwelling features bland concrete tiles which offer little interest. The proposed dwelling, however, would be roofed with a traditional local clay tile which is more attractive and better reflects the character of existing dwellings within this part of Cookham Dean. Fenestration 8.5 The existing dwelling features unattractive thick white framed UPVC windows, with expansive blank casements. The proposed replacement dwelling would feature smaller timber framed casement windows which provide better verticality and visual interest. Michelmersh Country Blend handmade clay plain tile 8.6 These proposed materials have been carefully considered to complement those most commonly used throughout Cookham, in accordance with Guidance G6.3 of the Cookham Village Design Statement. Permanence of construction 8.7 The existing dwelling suffers from poor energy performance and general maintenance problems associated with a building which is over 50 years old. Moreover, the front projection of the existing dwelling features an external steel frame which Proposed Front Elevation Extract

11 9 9.1 Whilst the application is not accompanied by a detailed landscape scheme, it is recognised this is important to ensure that the development is of high quality, is integrated into the character of the area and enhances and preserves the character of the Green Belt. 9.2 The existing dwelling benefits from an attractive and well kept landscaped garden. The applicant is very keen to retain the landscaped areas and intends to use a protective fencing to prevent damage to the garden during the construction phase. 9.3 Naturally, some small areas of garden may unavoidably be damaged during the construction phase, however, these will be returned to their original condition upon completion of the dwelling. 9.4 In terms of hard surfacing, the existing driveway would be enhanced, with an increased maneuvering area provided to the front. The driveway would be finished in loose gravel to match the existing. Landscape

12 The proposed dwelling would be of timber framed construction, boasting exemplary energy performance in comparison to the existing dwelling. The new building would be constructed in accordance with modern energy efficiency standards defined by current Building Regulations The below statement sets out the sustainable design and construction in accordance with the Councils SPD: Facilities Cyclist Facilities Air, Noise and Light Pollution The application will provide sufficient space for secure storage of in excess of two cycle spaces. The new property benefits from a substantial and secure private garden space. Sustainability Whilst an air, noise and light pollution statement is not required to support the application, the development will seek to ensure that:- - In terms of the noise, the development will comply with Building Regulations (2003 as amended) Part E; - In terms of air pollution, the development will specify heating systems with low levels of NOx, and all insulation materials to be used on site will contain substances that have an ozone depleting potential of zero and a global warming potential of less than 5; - Any proposed external lighting will be assessed in terms of its potential impact on the amenity of neighbouring dwellings; and Topic Energy Consumption Response The recent changes to Part L of the Building Regulations (2016) now require all new dwellings to incorporate significant improvements to dwelling emission rates. The proposed dwelling would provide a fabric first approach, ensuring that u values for the walls, windows, roof and floors meet and where possible exceed Building Regulations. The scheme proposes to meet the highest practical standards of sustainable design to reduce energy demand and consumption. Site Waste Management Responsibly Sourced & Recycled Materials A Site Waste Management Plan can be provided for the construction phase of development. The majority of the materials in the existing building will be reused and/or recycled. Materials will be sourced locally where feasible. Consideration will be given to construction materials which are environmentally friendly and incorporate low embodied energy and can be recycled or reclaimed when the building comes to the end of its life. Accordingly in respect of energy efficiency the scheme proposes: Pollution It is anticipate that the construction site be managed in accordance with the Considerate Constructors scheme. Reduced heat loss parameter (Target: equal or less than 1.45W/m²K); Improved fabric thermal performance; Natural ventilation including mechanical ventilation with a heat recovery system; Improved air tightness; Energy efficient lighting in at least 75% of habitable spaces; Energy efficient white goods; High performance low e glazing; Good daylight factors; Drying space for each dwelling; Energy efficient pumps and controls; Low temperature under floor heating throughout the majority of the dwelling, and; Local control available for temperature adjustment. On-Site Renewable Energy Generation The potential to include renewable energy solutions as part of the new house will be explored as part of the detailed design process. Subject to further technical assessment, the property could be considered appropriate for PV panels or solar thermal panels. The size of the plot and large area of open garden may make this suitable for Ground Source Heat Pump system if required. The potential for a small scale biomass and CHP can also be considered, together with Air Source Heat Pumps. Water Resource Management The scheme proposes to meet the highest standards of water management and will seek to achieve/provide: Water consumption to be equal or below 105 litres per person per day; Water metering; and To seek significant attenuation of surface water through application of Sustainable Urban Drainage Systems (SDS) including permeable hardsurfacing and soakaways. Further water resource management measures will be considered at detail design and will include: i) permeable paving; and ii) collection and storage of rain from roofs for external irrigation purposes. Flood Risk Management The site is located in an elevated position on Alleyns Lane and is located outside of an area of flood risk on the EA flood map. The new dwelling will occupy a similar position to the existing building and will occupy a similar footprint. Specific consideration has also been given to the need to reduce run off through the use of permeable surfaces, rainwater collection and soakaways. Biodiversity The application relates to proposals for the replacement of an existing detached dwelling. The proposal will retain the existing landscaped garden. Trees of ecological value will be retained and kept secured from harm during construction. Waste, Recycling and Compost Facilities At least 35% of household waste to be recycled or composted in accordance with RBWM strategy. The replacement dwelling will incorporate waste and recycling storage facilities in accordance with the Council s standards.

13 This section sets out the measures to be used in the construction of the new replacement dwelling with specific consideration to the Councils Planning for an Ageing Population SPD The development has been designed to reflect current Lifetime Homes Standards to ensure that the new dwelling is both accessible, flexible and easily adaptable to meet changing needs, in accordance with Requirement PAP1 of the Royal Borough of Windsor and Maidenhead s SPD Indeed, one of the key rationale for the proposed replacement dwelling is to provide a new home for the applicants, who are already in their 70 s, that is future proofed to allow ease of use by the less mobile and wheel chair users The development has also considered the standards set out in Secured by Design New Homes, Part 2: Physical Security. This aims to reduce the likelihood of crime and improve the physical security of the development, in accordance with Requirement PAP5 of the Royal Borough of Windsor and Maidenhead s SPD The development will also incorporate the principles of CABE S Building for Life in order to ensure that the development provides a welldesigned, high quality and safe place to live. Planning for an Ageing Population

14 The Statement has set out in detail the design rationale of the proposal in the context of the current Development Plan policy. The Statement has described how the site opportunities and constraints have influenced the design process and how the current scheme follows an iterative examination of these issues The outcome is a design and layout that results in greater energy efficiency and that provides a visually more cohesive design that preserves and enhances the character of this part of the Green Belt The proposed replacement dwelling adheres to the various residential design standards set out in the Development Plan and safeguards the amenity of the surrounding properties whilst respecting the local character Importantly, the proposal would result in a future proofed dwelling which is both commensurate with modern family living and also meets the future needs of an aging population For the reasons above, the proposal is considered to be fully in accordance with the NPPF (2012), the Saved Policies contained within the Local Plan (see right) and the Council s supplementary planning documents. Issue Local Plan Compliance Policy Design in keeping with character of the area DG1 Yes Acceptable impact on appearance of area H14 Yes Acceptable impact when viewed from nearby occupiers H14 Yes Maintains acceptable level of privacy for nearby H14 Yes residents Maintains acceptable level of daylight and sunlight for H14 Yes nearby occupiers Sufficient parking P4 Yes Appropriate development in the Green Belt GB1 Yes Acceptable impact on the Green Belt GB2 Yes New dwelling not materially larger than original dwelling GB3 Yes Complies with the Cookham Village Design Statement G6.3 Yes Conclusion