Planning, Design & Access Statement

Transcription

1 Planning, Design & Access Statement Hazell House, Burnthurst Lane, Princethorpe Client: Warwickshire & Northamptonshire Air Ambulance IG Land & Planning 1 Thornton Close, Crick, Northants, NN6 7GE Tel/Fax Mobile [email protected]

2 1.0 Introduction 1.1 IG Land & Planning has been instructed by Warwickshire & Northamptonshire Air Ambulance (WNAA) to provide professional planning advice on its landholdings at Hazell House, Burnthurst Lane, Princethorpe. 1.2 The purpose of this planning, design and access statement is to explain the principles behind the development and the careful thought processes that have helped to shape the proposals. 1.3 Design and access statements are now a statutory requirement of all significant planning applications. This statement follows the guidelines published by the CABE (Commission for Architecture and the Built Environment), which is an organisation that advises the Government on architectural and design matters. 1.4 The proposed development comprises a single storey link extension to provide an open plan common room and kitchen. It will additionally provide a more practical and dry access between the existing offices and stores (converted stable). WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

3 2.0 Site Context 2.1 The site is Hazell House, Burnthurst Lane, Princethorpe which is the head office of Warwickshire & Northamptonshire Air Ambulance. 2.2 The site is bounded by farmland to the west, ancient woodland to the east, a lawn and Burnthurst Lane to the north and Nunswood Farm and farmhouse to the south. 2.3 The site is located within a rural area with nearby uses comprising farmland and associated farmhouse, kennels and a hotel. 2.4 The site is fairly flat. Fig 1: Site Location Plan 2.5 In terms of relevant planning history, planning permission (ref R08/0975/WAI) was granted on 12 th September 2008 to vary an appeal decision dated 6 th July 1995 which permitted office use subject to an occupancy restriction. Hazell House therefore now has a lawful office use with no occupancy restriction. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

4 3.0 Site Analysis and Evaluation 3.1 Prior to designing the proposed development, IG Land & Planning visited the site and noted the relevant features. 3.2 The survey plan below is useful in identifying the main site features. Fig 2: Site Survey 3.3 Analysis of the site is fairly straight forward for the proposed development. The objective of the brief was to design a building that linked the offices with the stores whilst providing a common room and kitchen. Internal works to the existing building are also required to expand the ladies lavatory facilities which are presently inadequate. It made sense to locate the extension at the southern end of the offices where the existing lavatories are situated. Planning Policy 3.4 Regard has been had to planning policies in the adopted Local Plan (July 2006). The relevant policies for the proposed development are Policy GP3 (Protection of Amenity), GP8 (Access for Disabled/Impaired Mobility) and Policy E2 (Green Belt). 3.5 National planning guidance in PPG2 (Green Belt) and PPS7 (Sustainable Development in Rural Areas) has also been taken into account. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

5 4.0 Formulation of Design 4.1 The next stage of the design process involved using the conclusions of the evaluation to guide the design of the proposed development. 4.2 The Council will consult local residents on this planning application and their comments will be taken into account. Use 4.3 The proposed extension will be ancillary to the main office building and have a Use Class of B1 Offices. Amount 4.4 The proposed office extension is comparatively small being circa 39 sq m whereas the existing office accommodation extends to at least 430 sq m. The proposed extension therefore represents a modest increase in floorspace of 9% and is the minimum amount necessary to create a practical kitchen and common room. Layout 4.5 The following layout takes into account the conclusions of the site analysis. Fig 3: Proposed Layout Plan WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

6 4.6 The layout of the extension simply follows the southern building lines of the existing offices and stores (converted stable). The link creates a horseshoe shape which in turn creates a pleasant courtyard. At this position, the extension will be barely visible from surrounding vantage points. Scale 4.7 In terms of scale, the extension will be single storey and the same height as the existing office building. Its length is determined by the necessary link to the stores. Its width is consistent with the converted stable albeit slightly less wide. Landscaping 4.8 The site already has a mature landscaped setting and additional landscaping would be inappropriate. Appearance 4.9 The proposed design of the extension reflects the utilitarian appearance of the existing office building. It will therefore have a flat roof and off white rendered block walls. Similarly door and windows will be white UPVC to match. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

7 5.0 Access 5.1 The aim of the proposals, in accordance with local and national planning policies is to make the development accessible to all people. This includes people movement as well as transportation to the site. Transportation 5.2 The site is located within a rural area and the reality is that most employees and visitors will need to travel by car. However, as explained in the car parking statement, the proposal will not generate additional traffic. Notwithstanding this, the site has 16 car parking spaces which are considered sufficient to meet existing and future staffing levels. People Movement/Disabled Access 5.3 The proposed extension will meet disabled access standards including a wide corridor. The internal works to the existing offices will enable larger lavatory cubicles to meet disabled access requirements. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

8 6.0 Planning Merits 6.1 The proposed extension is needed to provide two important functions. Firstly, it will provide a dry and practical access to the stores which contain a lot of fund raising literature vulnerable to wet weather. It will additionally provide a kitchen and common room in accordance with employment law. The current kitchen is dark and of an insufficient size to provide a rest room. 6.2 The proposed extension will also enable a reworking of the existing kitchen to expand the lavatory facilities which are lacking at present. The majority of staff are female yet there is only one ladies lavatory. Future plans for 14 full time and 6 part time staff will place additional pressure on such facilities and create poor welfare conditions for staff. 6.3 The proposed extension will be modest in size representing only a 9% increase in floorspace. It is therefore in proportion to the overall scale of the offices and will not harm the openness of the Green Belt, particularly given existing mature tree and hedge screening. 6.4 There are 5 purposes of Green Belts explained in PPG2 as follows: to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns from merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. It is clear that the proposed extension does not conflict with any of the above objectives. 6.5 It is further considered that the proposed extension is appropriate development in the Green Belt. In accordance with paragraph 3.4 and 3.5 of PPG2, the proposed extension will provide an essential facility for an existing use of land which preserves the openness of the Green Belt through the use of existing buildings. Whilst the conversion to offices took place some time ago, paragraph 3.8 of PPG2 permits extensions of re-used buildings providing they are strictly controlled. It is considered that the modest extension proposed complies with this clause as it will be in proportion to the existing buildings and simply fill a small gap between buildings. 6.6 WNAA provides a regionally important rescue service saving many lives every year. It is essential therefore that the head office is allowed to function properly and this should be taken into account when determining the application. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April

9 Summary & Conclusions 7.1 The proposed development is a link extension between the southern end of the existing offices and the southern end of the converted stables which is used for storage of WNAA s fund raising literature. 7.2 The proposed extension will be modest in size at circa 39 sq m representing only a 9% increase of the total existing floorspace. Located at the southern end of the site, it will be barely visible from surrounding vantage points and thus will preserve the openness of the Green Belt aided by the sites mature tree and hedge screen boundaries. 7.3 Whilst also providing a practical and dry passage between the stores and offices, its primary function will be a kitchen and common room. The relocation of the current inadequate kitchen will enable this area to be converted into improved lavatory facilities which are presently inadequate for female staff. 7.4 It is therefore considered that the proposed extension will provide essential facilities to improve the welfare requirements of staff required by law. For all the above reasons, it is considered that the proposed extension is appropriate development in the Green Belt in accordance with guidance in PPG2 and that planning permission ought to be granted. WNAA, Hazell House, Princethorpe, Planning Statement Offices IG Land & Planning April