DESIGN AND ACCESS STATEMENT PROPOSED CONVENIENCE STORE, RETAIL UNIT AND COFFEE SHOP. Land at Field Lane, Tattenhall

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1 DESIGN AND ACCESS STATEMENT PROPOSED CONVENIENCE STORE, RETAIL UNIT AND COFFEE SHOP Land at Field Lane, Tattenhall August 2013

2 Contents The Scheme - Introduction The Site Design Brief Design Concept Access Conclusion

3 1.0 The Scheme - Introduction 1.1 This document has been prepared in support of a planning application for the construction of a new single storey convenience store, retail unit and coffee shop on land off Field Lane, Tattenhall. The application includes a new site access, car park associated with the new building and the existing recreation club and landscaping works to minimise the impact of the development. 2.0 The Site 2.1 The development site is on the edge of the village of Tattenhall and yet is within easy walking distance of the village centre. Fig.1 The Site (red) in relation to Tattenhall Village 2.2 The site is largely level and currently is used as a paddock. It is irregular in shape and is bounded to the north-west by Field Lane, on the north east by a hedgerow fronting Burwardsley Road, on the south western boundary by an existing tennis Court (part of the recreation club) and on south eastern boundary by open countryside with distant views.

4 Fig.2 The Site (edged red) 2.3 Following extensive research and consultation the site was identified by the Bolesworth Estate as being suitable for a sensitive retail development. Particularly recommending it is its close proximity to the village centre and areas of housing. The opportunity to enhance the existing sports club facility and cricket pitch with a new coffee shop, terrace and additional parking was felt to be desirable. The proposal to increase the available parking provision is intended to ease pressure on the existing inadequate parking arrangement for the existing village centre as identified in the public consultation. 2.4 The site is important in terms of the architectural setting of the village because it provides first glimpse of Tattenhall when viewed from the approach along Burwardsley Road. Fig.3 Glimpse of the site from Burwardsley Road

5 2.5 The glimpses of open countryside from Tattenhall are also important and must be preserved. Fig.4 View of the site from Field Lane 2.6 The part of the site adjacent to the tennis court is shielded from view by a row of existing trees. Fig.5 Trees obscure views into the site.

6 2.7 The site is overlooked, albeit distantly, by one residential property. Fig.6 Nearby property. 2.8 The retirement apartments adjacent to site are relatively new and are traditional in appearance. Fig.7 Adjacent retirement apartments.

7 3.0 Design Brief 3.1 The building is to provide a new convenience store for The Co-operative, a new retail unit and a coffee shop with an external terrace area. 3.2 The servicing and yard requirements are to be secure and hidden from view. 3.3 Construction and facing materials are to be selected to soften appearance of building. Particular attention is to be paid to quality of construction and long term durability. 3.4 The building is to be modern in appearance. 3.5 The height of structure to be minimised in order to ameliorate its visual impact in this sensitive location. 3.6 Commercial signage to be kept to a minimum. The necessity for signage is recognized, it must be effective and carefully considered as an integral part of the total concept for the development of the site. 3.7 Above all the development must be designed to minimise visual intrusion, both from within and without Tattenhall. The development is to provide a 'gentle edge' to the village. 3.8 Care must be taken to ensure that the proposed building has excellent green credentials. 3.9 Flexibility of layout with clear spans will increase sustainability by allowing for changing future uses The coffee shop must be positioned to enjoy views over the existing tennis court and cricket pitch with open countryside beyond. 4.0 Design Concept 4.1 The proposed building is 'L'-shaped and has been positioned on the site to take advantage of the shielding provided by the existing trees, a feature identified in our site appraisal. 4.2 A new access from Field Lane is proposed. Its position has been carefully selected to maximise visibility splays for cars entering and exiting the site. It has been positioned at a sufficient distance from junction of Field Lane and Burwardsley Road to ensure road safety. 4.3 This new vehicular access will serve both the new development and the existing sports facility. It will cater for both visitors to both of the buildings, staff and service/deliveries. The existing vehicular access to the recreation club is to be closed. 4.4 Ample parking provision shared by the new development and the existing sports facility has been provided. The number of spaces (64) is in excess of those required by convenience store alone in order to reduce likelihood of on street parking in this area. 4.5 A new pedestrian access will provide a safe and level route directly to the entrances of the elements

8 comprising the development and the existing recreation club. 4.6 The convenience store is aligned with tennis courts, however the front elevations are skewed in order to address and reconcile the geometry of Field Lane. The convenience store has been aligned in order to present a narrow frontage to Field Lane, minimizing the potential for intrusion into the existing streetscape and to maximise the open character of the site. 4.7 The coffee shop has been positioned to enjoy views of the existing tennis courts, open countryside and cricket pitch. 4.8 A clear-span framed hybrid structure with laminated timber and steel elements (where appropriate) has been employed. This is a structurally efficient and lightweight solution in relation to the volume enclosed. It has the beneficial effect of reducing the construction period, minimizing disturbance during the construction period when compared with other methods. 4.9 The building is to be surrounded by embankments built to a retaining structure enclosing the secure hidden yard area. The aim is to blend the structure into the landscape and minimise intrusion into countryside The retaining sandstone structure emerges from the embankment to form an entrance portal creating a welcoming sense of arrival at the store and incorporating the necessary signage as an integral and attractive part of the design. Gabions filled with natural stone are used to retain the embankment within the service/delivery yard. This solution can be planted, again creating potential for increased biodiversity and softening the visual appearance. Timber gates and concealed fencing provide the high level of security demanded by the Police 'Secured By Design' initiative The roof is to be laid to falls with a living planted sedum deck chosen to minimise impact of building and blend the overall structure in with embankments. This technology is well tried and proven in use. There are few, if any, drawbacks, the soil and planting protect the waterproof membrane and eliminate the potential for failure. Planting helps to increase biodiversity and reduces rainwater discharge; the water collected by the roof surface is used to irrigate the planted deck A curved roof option was considered and discarded at an early stage. When drawn it was felt that that the apex would be too prominent in this location. It is considered at this point the building would have to be some 2.5m higher than the proposals under consideration have achieved. The accompanying diagram highlights the problems that this solution would have posed and the benefits of the lower 'living roof' solution.

9 Fig.8 Inappropriate height of a curved roof solution External finishes consist of timber cladding selected to compliment the appearance of the laminated timber glulam structural elements. Curved glazed screens constructed from a proprietary composite high efficiency glazing system with powder coated aluminium outer frames and timber inner members help to impart a modern appearance to the public elevations The publicly used entrance and terrace areas are softened by means of exposed skeletal timber pergola structures over which planting may be encouraged to grow The building has been conceived to 'hunker down' into the landscape. It turns its back on the open countryside pulls the landscape over its back like an eiderdown When viewed at a distance from Burwardsley Road on the approach to Tattenhall the embankment, landscaping and planted roof will combine to make the new building practically invisible Glimpses of the interior are gradually allowed as visitors progress along the approach route, with the glazed building frontage only becoming fully apparent on passing through the stone portal opening High levels of insulation and thermal mass (from the sedum roof) will keep the building naturally cool on hot days and warm on cold ones. As the detailed design progresses use of efficient energy saving LED lighting and heat recovery from refrigerators will be explored. The Cooperative are also leading the way in terms of energy efficient shop layouts. 5.0 Access 5.1 Easy access for all is clearly important when considering public retail building. Operators such as The Cooperative continually strive to put needs of customers first. The building will thus be fully accessible, both for visiting customers and staff. Level accesses, doorways of ample width and sufficient provision in terms of facilities for people with mobility difficulties, wheelchair users and people with visual and hearing impairments will all be provided. The intention is to exceed minimum requirements of Building Regulations in an exemplary way. 5.2 The site is ideal for a development such as this because it is within easy and safe walking distance of the existing village centre. Tattenhall may be reached easily by bus, on foot or by bicycle from

10 surrounding outlying villages, having regard to planning policy requirements for new developments to be located from a variety of transport modes. 5.3 The Traffic Impact Assessment concluded that safe road access can be achieved to the site and without any detrimental impact on the functioning of the existing road network. 6.0 Conclusion 6.1 We consider that the proposed scheme constitutes a sensitive and necessary addition to the village allowing for an increased provision for convenient local grocery shopping. The requirement for this development will increase in response to the needs of the increasing population. 6.2 It is important that such a provision is carefully considered in relation to appearance and character of village and open countryside. Visual intrusion needs to be minimised whilst creating a positive addition to architectural narrative of village. 6.3 We consider that this proposal achieves this aim and fulfills all of the practical requirements of the brief and we commend it for approval.