Design and Access Statement 0233 DAS 001 Crownbridge ...planapps.torfaen.gov.uk › Proposed_Demolition_School_Residential... · Rio Architects Ltd. Stiwdio, 21A Allensbank Road Heath,

Crownbridge School Residential DevelopmentGreenhill Road, Sebastopol

September 2013

Design and Access Statement_0233 DAS 001

Rio Architects Ltd. Stiwdio, 21A Allensbank RoadHeath, Cardiff, CF14 3PNweb: www.rioarchitects.com e-mail: [email protected] Tel: 029 20 250066

client

architect

project manager

engineering

landscape

http://www.rioarchitects.com/

mailto:[email protected]

Introduction 5

analysis

context 8access and amenities 9local character 10planning policy 11site description 12technical studies 14

strategies

design objectives 16design principles 16design evolution 17development proposals 18access and movement 20scale and form 21sustainability 22community safety 24consultation 24

proposals

architectural design 26Conclusions 30

contents

Design and Access Statement

Crownbridge School Residential Development Design and Access Statement

Rio 0229– 003b - Design and Access Statement - Copyright Rio architects Limited 2013

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INTRODUCTION

This Design and Access Statement has been prepared by Rio Architects on behalf of Melin Homes in support of their detailed planning application for the redevelopment of land at Greenhill Road in Sebastapol for a mixed tenure residential development.

The site was formerly occupied by Crownbridge Special School which ceased operation in this location in 2012.

The application is for a scheme of 22 dwellings comprising a mix of 2, 3 & 5 bed houses and 1 & 2 bed apartments arranged within 2 storey terraced, semi detached or detached buildings.

The document demonstrates that the designs recognise the sites context adjacent to the Monmouth and Brecon Canal Conservation Area, and a commitment to provide a distinctive development of high quality houses and apartments.

Melin Homes is a major provider of affordable homes in South East Wales. Creating superb housing opportunities for their residents, with the intention of providing a positive community to live in, whilst respecting and conserving the local environment.

In developing the site Melin are responding to the local housing needs of the area which they have established through dialogue with Torfaen Borough Council.

analysis



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CONTEXT

The site is located in the Town of Sebastopol, which is the Southern most suburb of Pontypool in the County Borough of Torfaen.

Sebastopol is a is a working-class community consisting of mainly privately owned terraced houses and a substantial number of local authority/ex-local authority housing, and is all but merged with nearby Griffithstown.

The town boasts little infrastructure due to its proximity with Griffithstown, and amenities include a handful of shops, commercial outlets and community buildings.

The area is built up largely of 2 storey terraced and semi-detached residential properties of brick or rendered finish. A small number of buildings exist (including Page’s Fish Bar and the Crown Pub) which have a traditional pennant sandstone finish.

Immediately adjacent to the site are some more incongruous 3 storey residential blocks which, are in need of some upgrading and in their current status are disrupting the charm of this small part of the town.

The Monmouthshire and Brecon Canal runs through the Town and forms the Eastern boundary to the site. The Canal is the main feature of the Monmouth and Brecon Canal Conservation Area and is a material consideration for the proposals, particularly in the treatment of the Eastern part of the site which will overlook the canal.

The architectural character of buildings generally within the area is varied and only a few examples exist which have any design merit or aesthetic distinction. No examples of high quality contemporary housing were noted.

Wheelie bins blight the street scene

TopGreenhill Road towards The Crown Pub

BottomView of Brecon and Monmouth Canal



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ACCESS AND AMENITIES

The site is well located in terms of access to the services, shopsand public transport facilities that exist within Sebastopol andGriffithstown.

Local amenities and transport nodes including a Public House,some retail outlets, church, bus stop, Community Halls etc canbe found within the centre of Sebastopol a short distance (200m)to the South of the site. A greater number of amenities includingconvenience stores, post office, schools etc are located withinGriffithstown approximately a 10 minute walk to the North ofthe site.

The A4042 and the A4051 are the main traffic arteries a shortdistance to the East of the site which provide links to Cwmbran,the M4 and Newport to the South, and Pontypool approximately3km to the North.

Sebastopol is an established residential area and the site isaccessed by existing well maintained and continuous footpathsand highways. Access to the site is from Greenhill Road which isthe main thoroughfare through Sebastopol and Grfffithstown.

The Monmouth and Brecon Canal immediately adjacent to thesite provides the opportunity for walking and cycling along itstowpath and is a beautifully scenic and sustainable link to othertowns and villages within the area.

N

Site location map



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LOCAL CHARACTER

The development proposals set out later in this report derivefrom urban design best practice and have been greatlyinfluenced by the analysis of Sebastopol and the Monmouth andBrecon Canal Conservation Area’s historic material and form.

Important Features

• Typically suburban area comprising of terraced and semi-detached properties

• Parking predominantly arranged on-street to front ofproperties, or on-plot to side.

• predominantly 2 storey pitched roof residential properties

• Many properties built after the 19th Century facing towardsthe Monmouth and Brecon Canal

• Thick tree and plant growth along the Canal edge

• Old red or Pennant stone a common material for theinfrastructure of the Canal

• Brick is a common material within the vicinity of the Canal

• Majority of buildings have natural or artificial slate roof tiles

• Many of the original windows have been replaced withmodern upvc

• incongruous 3 storey brick flat roof blocks of apartmentsadjacent to the site



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PLANNING POLICY

Good design pays deference to the local context. WithinSebastopol there are a few examples of quality design, primarilyin a traditional form and located close to the Monmouth &Brecon Canal. There are no examples of contemporary design inthe area.

In order to establish a design strategy that respects the historiccontext it is important to review the character of the local areaas well as the guidance provided by the Government and theLocal Authority.

Relevant documents include:

• Planning Policy Wales

• Technical Advice Note 12: Design (June 2009)

• Monmouth and Brecon Canal Conservation Area Appraisal andManagement Proposals

• Adopted Torfaen Local Plan

• Torfaen Deposit LDP (2011)

• Gwent SP (1996)

Discussions have also taken place with the Planning Authority toestablish their principle objectives for the site and mute theirconcerns with development proposals.

Monmouth and Brecon Canal Conservation Area Appraisal and Management Proposals

The majority of buildings adjacent to the Canal are either two or three storey and these often sit at a comfortable distance from the Canal ensuring sufficient setting to the Canal is maintained.

Bricks are a common material used for the construction of buildings in the vicinity of the Canal.

The Council will seek to ensure that all development both within and adjoining the Conservation Area serves to respect the settingand important views.

Adjoining development should be usually restricted to no more than three storey’s in close proximity to the Canal, in line with existing development.

Boundary screening is essential to maintain the ‘otherness’ that defines the Canal

Local Planning Authority Key Design Principles

The design of new properties overlooking the Conservation Area should be enhanced

Cars should be accommodated discretely avoiding large clusters of parking to fronts of properties

The scale of development overlooking the Conservation Area should not be overbearing



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SITE DESCRIPTION

This 0.8hectare site is a partly developed parcel of land formerlythe home of Crownbridge Special School. The single storey brickbuilding is planned to be demolished as part of the developmentworks.

The site is relatively level to the most part with the exception ofan area of land to the East of the site which slopes steeply downto the boundary with the Monmouth & Brecon Canal, and thinslithers of land at the Northern and Eastern boundaries whichslope down towards the adjacent sports fields and up to adjacentresidential properties.

Site Entrance

Steeply sloping ground

Existing School

School external play

Existing trees

Key views

Local sports fields

Brecon & Monmouth Canal

The developable part of the site in which the existing schoolbuilding is located is approximately 6m above the level of thecanal bank, 1m above the sports fields and 3m below the level ofadjacent properties at the North West corner.

Due to its elevation above the canal and Sebastopol beyond, thesite is gifted with scenic views to the East.

A dense growth of trees which encloses approximately 80% ofthe site is a key characteristic of both the site and thesurrounding area, and is an important screening particularly tothe Canal and the Conservation Area. This screening will beretained and enhanced as part of the development works.

A number of existing residential properties exist adjacent to thesite to the South and West. The retention of privacy and securityto these properties is a key consideration within the designstrategy.



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View of slope down to

Monmouth and Brecon canal

(Left)View from

Eastern boundary up to existing

school building

(middle)Front of school and North East

corner(right)

View of boundary with canal



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TECHNICAL STUDIES

A number of technical studies will form part of the planningapplication submission and the results of which have informedand influenced the proposals for the site.

Ecology

An extended Phase I habitat survey has been carried out inrelation to the site and the resultant report has been submittedas part of this application.

The advice and recommendations within the report have beenincorporated into the design proposals.

In general the site was assessed to be of low ecological value.There was no evidence of the presence of bats or otherprotected species.

The survey found areas of invasive plants including JapaneseKnotweed, and recommendations for their removal will beconsidered as part of the development works

Arboricultural

An assessment of the existing trees has been carried out on thesite and the following reports will be submitted as part of thisapplication:

• Pre Development Tree Survey and Assessment.

• Tree Constraints Plan

The reports conclude that the trees are a mix of category B or C,noting that there are some important trees close to the entranceof the site.

The majority of trees will be retained as detailed in theArboricultural Method Statement.

Arboricultural Method Statement

An AMS has been submitted with the application whichdescribes the removal and retention of existing trees, and theplanting of new trees to mitigate the loss of those removed.

The report also describes how retained trees will be protectedduring construction and measures taken to maintain their on-going health.

Drainage and Flooding

An assessment has been carried out for the potential for floodingon the site, which has been identified ‘low risk’ as it sits outsidethe floodplain identified on the NRW Flood Maps.

A Drainage Design Strategy Statement has been submitted aspart of the application.

Geotechnical

A Geotechnical survey has been carried out on the site and areport is included within this application.

strategies



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DESIGN OBJECTIVES

The main objectives of this application are:

• create a contemporary development which respects its settingoverlooking the Monmouth and Brecon Canal Conservation Area.

• create a distinctive environment which represents adevelopment of its time.

• promote a sense of a pedestrian hierarchy

• inclusive design

• integrate needs of modern family living.

• retain and enhance the ecological value of the site

• retain and enhance the arboricultural value of the siteparticularly associated with the Conservation area

• a sensitive development which has a positive contribution toSebastopol

DESIGN PRINCIPLES

The key principles of the proposed layout and scheme designwhich will achieve our design objectives include:

• creating a spacious environment configured to account for thelocation of existing key trees.

• maintaining a sensible distance (set back) between proposedbuilt forms and the Canal Conservation Area.

• limiting and controlling the scale and mass of proposedbuildings such that they are not overbearing on the CanalConservation Area.

• arrangement of parking such that cars are not the dominantfeature on the primary streets.

• inclusion of home-zone techniques and shared surfacing topromote a pedestrian and cycle hierarchy

• provide new planting to enhance the ecological andarboricultural value of the site.

• selection of materials which pay deference to the character ofthe Monmouth and Brecon Canal Conservation Area.

• maintain visual links through the site to the ConservationArea.



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DESIGN EVOLUTION

Rio Architects first began working on proposals for this development for Melin Homes in May 2011, reviewing the feasibility and potential configuration of the site, and assisting with the development of the brief.

In April 2013 Rio forwarded initial layouts of an option for 24 residential units to the Planning Authority for the review and comments. Since this date the design has developed through dialogue with a number of sources including:

• Torfaen Borough Council Planning Officers

• Torfaen Borough Council Conservation Officer

• Torfaen Borough Council Highways Officers

• Torfaen Borough Council Housing Officer

• Melin Homes Development and Management teams

• CfSH Assessor

A number of development scenarios have been tested with the wider design team and throughout the process of consultation comments were received and where appropriate amendments made to incorporate these into the masterplan.

As a result of this dialogue the masterplan has experienced a reduction in the number units from earlier options and a greater distance maintained between the new units and the Monmouth and Brecon Canal.

Early option of 24 residential units

Other evolutional amendments include:

• Re-addressing the location and configuration of car parking.

• All units to be DQR compliant

• Introduction of new house types to meet demands of Housing Officer.

• Reducing the developable area to limit the impact of the development on surrounding properties and the Conservation Area.



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DEVELOPMENT PROPOSALS

The proposals for the site will include the provision of 22 residential dwellings of mixed tenure. The percentage of LCHO and social rent will be determined by market demands.

The 22 dwellings will consist of a mix of 2, 3 and 5 bed houses including semi-detached and detached properties, and 1 and 2 bed walk-up Apartments.

The proposed split will be:

• 6 two bed houses

• 7 three bed houses

• 1 five bed house

• 4 one bed apartments

• 4 two bed apartments

Masterplan

The new housing will be 2 storey’s with the exception of the five bed house which will be 2 ½ storey’s. The housing has been arranged around and faces onto 1 central entrance road located centrally within the development.

The majority of parking for the properties is arranged on-plot to the side which allows an open lawn/planting area between the house and the road. The road itself will include for areas of shared surfacing to encourage a pedestrian hierarchy and further reduce the impact of the car

Semi-detached properties arranged around 1 such shared surface area terminate the end of the entrance road to the East of the site whilst allowing glimpses down to the Conservation Area beyond.

Trees will remain a significant feature framing and enclosing the site and will provide a backdrop canvas to the new houses.

Conservation Area

A minimum distance of 12m has been maintained between the closest point of the new houses and the Monmouth and Brecon Canal. This has ensured that an appropriate area of landscaping can be preserved to protect the current screen of trees and therefore the visual aspect of the Conservation area. This approach also endorses the guidance of the Conservation Area Appraisal which confirms that ‘The majority of buildings adjacent to the Canal are either two or three storey and these often sit at a comfortable distance from the Canal’.

Whilst it is fairly evident that views into the site from the Canal are, and will remain extremely limited due to the amount of tree and plant growth along the boundary with the canal, small glimpses of the development may be possible at certain times of the year.

Maintaining a two storey development overlooking the canal will ensure that the proposals reflect the principles of the Conservation Area Appraisal and contribute positively to the Canal environment.

Landscape

The development will involve the removal of a small number of existing trees at the Northern boundary of the site.

Therefore it is proposed to include for a programme of supplementary planting to enhance the screen of trees to the Eastern boundary with the Conservation Area. Further detail of this is described within the Arboricultural Method Statement.

Small front gardens between the properties and the road / shared surfaces will create a generous and open environment, and also allow for further planting and landscaping which will provide opportunities to add interest and personality to the streetscape.

Proposed Site Plan



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ACCESS AND MOVEMENT

The primary access into the site will be from Heol Brynglas off Greenhill Road, and as the development is within a completely enclosed site, this will form the only access and egress for all vehicular and pedestrian movement.

Heol Brynglas is a short non-through road which also provides access to a small number of adjacent residential developments and associated car parking areas.

Some minor works will be required to the highway immediately outside of the site in order to create a continuous footpath to adoptable standards between Greenhill Rd and the development site.

Within the site access to all properties will be provided by either a 1.8m wide pavement designed to adoptable standards or via a shared surface treatment.

Provision for the turning of emergency, amenity and domestic vehicles has been accommodated within the site such that these vehicles can enter and leave the site in a forward gear.

All of the properties are designed to comply with DQR and LTH standards and will accommodate the movement of people with varying degrees of mobility and sensory impairments. Level access will be afforded to each of the properties both to the front and the rear.

The masterplan has been designed to create a legible and accessible environment. Shared surfacing and home zoning will enhance a sense of pedestrian hierarchy and strengthen the concept of the street as a community environment

Shared surface treatment

Pedestrian Footpath

Site Entrance

Area of minor highway works to maintain footpath into site

Vehicle Turning Area



21

SCALE AND FORM

The forms of the new buildings derive from the analysis of the Sebastopol context and the key proposed design characteristics include:

• 2 storey pitched roof development

• Large windows with a vertical emphasis

• Simple and contemporary detailing and proportions

The development will consist of 2 storey semi-detached and detached properties. As a result of the number and height of existing trees around the perimeter of the site the new houses will be mostly screened from adjacent properties, the sports fields to the North and the Conservation Area to the South.

The developed area of the site is mostly level therefore the heights of the new buildings will be fairly consistent. Where new buildings are located close to the boundary, the internal arrangements and window positions of individual units will ensure that privacy is maintained.

The Location of the new properties directly facing the entrance road and also marking the termination of the road to the East will create a sense of enclosure to the street scene, which will be further accentuated by the framing effect of the trees behind

A turning area will provide an area of open space within the heart of the scheme which corresponds directly, and therefore maintains a privacy distance, to the residential property immediately adjacent to the South of the site.

The scale and grain of the development will reflect the traditional pattern of Sebastopol. Contemporary materials and detailing will add distinction and fashion a development of its time.

View of proposed site from South West

View of proposed site from South East



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SUSTAINABILITY

The Welsh Assembly Government Sustainability Policy and Draft Technical Advice Note (TAN) 22 requirements have been assessed and will be met in the proposed development. The development will achieve the standard under Code for Sustainable Homes (2010) Level 3 and obtain a minimum 1 credit under Ene1. A CfSH Pre-assessment has been completed and is included within the submission documents.

The dwelling emissions have been calculated for sample dwellings using a standard SAP form of assessment in accordance with current Building Regulations approved document Part L1A 2010.

The required reduction in dwelling emissions will be achieved following the recognised hierarchical formula to :

1. Reduce Energy Demand

2. Improve Energy Efficiency

3. Utilise Low and Zero Carbon Energy Sources.

Reduce Energy Demand

The proposed designs for the dwellings incorporate large windows in association with an open plan arrangement to the living areas. Coupled with enhancing the well being of occupants this feature will maximise daylight penetration and enhance views from the internal spaces.

An open plan arrangement also impacts positively on the heating efficiency as indicated within the SAP calculations.

The building fabric is a major influence on the performance of the building and the measures proposed include:

• Maximise Air tightness. Potentially achieving a permeability rating of 3m³/h/m²@50Pa

• Minimise thermal bridging using Accredited or Enhanced Construction details.

• A thermally efficient building fabric increasing U value performances.

Improve Energy Efficiency

A number of measures are being considered to maximise energy efficiency and meet the requirements for the SAP and CfSHwhich will include:

• Low energy lighting

• Passive ventilation with de-centralised extract fans

• 89% efficient Class A Combi boilers

• Gas savers

• A rated appliance specification

• Low flow dual flush sanitary fittings

Low and Zero Carbon Technology

In order to meet the requirements of the CfSH further measures in addition to those described above may be necessary. The LZC technologies being considered for this development include:

• PV’s

• Solar Water Heating.

Other measures including Wind technology, CHP, Ground Source Heat Pumps etc have been discounted on account of cost and management issues and also the visual impact on the Conservation area.

Further Sustainability Features

Other features within the design include:

• Provision for Home working

• Water collection / Water Butts



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Indicative location for potential solar panels.Size and location subject to detailed design.



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CONSULTATION

As previously referred to in this document the development of the proposals has been informed by continued consultation throughout the design process.

At various stages design options have been forward to the Planning Authority for review and comment which have attracted responses from the Planning Officer, the Conservation Officer, Highways and the Monmouth and Brecon Canal Trust

Further development meetings have been held with the Planning Authority and the Conservation Officer, as well as with Torfaen’s Housing team and Melin’s development and Management teams.

Where appropriate comments and suggestions have been incorporated within the proposals.

COMMUNITY SAFETY

Being a naturally enclosed site the development will promote a sense of safety and security.

With the exception of 2 houses all of the units are designed with parking on-plot and the layout has been configured such that all areas of parking are able to be monitored from the living spaces of the properties.

Properties facing directly onto the Street will promote a sense of supervision onto the public realm discouraging anti-social behaviour and opportunist crime.

The designs have been developed to reflect the secure by design best practices and include the following key features:

• animation and natural surveillance to the primary street and pedestrian routes

• passive supervision and overlooking of parking areas

• adequate lighting to external areas

• home zoning and shared surfaces promoting ownership and a sense of community to the streetscape

• clearly defined and legible route through the site

• a secure and enclosed site

• robust boundary treatments

proposals



26

ARCHITECTURE AND DESIGN

The design and architecture for the development has emerged from a series of considerations:

• Review and understanding of the context of Sebastopol

• Review and understanding of the context of the Brecon and Monmouth Canal Conservation area

• Assessment of appropriate precedent contemporary architecture

• An understanding of the Client’s requirements and that of DQR and LTH’s.

• An obligation to create a distinctive development which pays deference to its setting but is nonetheless a development of its time.

The overriding influence on the design proposals is the setting of the site adjacent to the Monmouth and Brecon Canal Conservation Area. The development has maintained an appropriate distance to the Canal and boundary treatments between the new properties leading down to the Canal boundary are a max 1.2m high timber fence.

The design quality and selection of materials for these properties reflects their association with the conservation area and this level of quality will be maintained as a consistent theme throughout the development.

House facades will present a calm rhythm of large linear windows of simple and well mannered detailing and proportions. Low cill heights will promote a strong relationship between the internal and external spaces providing animation and supervision to the public space.

Brick (in 2 subtly distinct tones) has been selected as the predominant material to reflect the historic structures of the Conservation area. A dark coloured manmade roof tile and dark grey window frames have been included to complete a composed modern development.

The proposals will combine tradition and familiarity with contemporary and distinction.

Birdseye view of proposed site from South East



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CONCLUSIONS

The design statement demonstrates the careful consideration that has been undertaken in developing the proposals for the site. An understanding of the local built form, historic context, and clear design principles has translated into a distinctive and contemporary development of high architectural quality.

The development of the site will transform a derelict school building to a modern residential community in a manner that will conserve and enhance the character of the Brecon and Monmouth Canal Conservation Area, protect existing ecological and arboricultural features and retain an appropriate distance between the new built forms and the Conservation area.

The development will provide:

• A distinctive contemporary development which will provide for the requirements of modern family life.

• A safe and secure environment which promotes passive supervision

• Car parking that does not dominate the street scene

• An environment focused on creating a pedestrian hierarchy

• A mixture of residential tenure providing for social rent and LCHO.

• Buildings of high architectural and material quality

• A development which sits within and compliments its natural setting.

• A development with a strong contemporary design theme which will contribute positively to Sebastopol and the wider area.

Design and Access Statement 0233 DAS 001 Crownbridge ...planapps.torfaen.gov.uk › Proposed_Demolition_School_Residential... · Rio Architects Ltd. Stiwdio, 21A Allensbank Road Heath,

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