bay horse hyde - tamesideplandocs.tameside.gov.uk/anitepublicdocs/00218841.pdf · bay horse hyde...

BAY HORSE

Hyde

Design and Access Statement

July 2015

Michael Hyde & Associates

51 Barton Arcade, Deansgate

Manchester

M3 2BJ

t: 0161 834 1018

f: 0161 834 4798

e: [email protected]

w: www.mhaarchitects.com

REV - A 20-07-15

F:\1RE3\Admin\Db\1RE3 Db_Design and Access Statement

20 July 2015

Michael Hyde and Associates

Chartered Architects

Contents

1.00 Introduction 3

1.01 Background 3

1.02 Purpose and Scope 3

1.03 Overview 3

1.04 Project Team 4

1.05 Supporting Documents 4

2.00 Assessment 5

2.01 Site Description 5

3.00 Planning Statement 8

3.01 Reference 8

3.02 Design Review Panel 8

4.00 Proposals 8

4.01 Design Constraints 8

4.02 Design Opportunities 8

4.03 Design Objectives 8

4.04 Design Development 8

5.00 Architecture 9

5.01 Layout 9

5.02 Scale 10

5.03 Appearance 10

6.00 Supporting Documents 12

6.01 Drawings of the existing 12

6.02 Drawings of the proposed 15


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1.00 Introduction

Project: 1RE3/Db Food Store and Retail Units

1.01 Background

This design and access statement is to support an

application for full planning approval for the

development of a new food store with two small retail

units on, what is currently, the Bay Horse Public House

on Talbot Road in Hyde. The application has been

submitted by Paul Butler Associates, as lead

consultant, on behalf of the client Hardy Mill Properties

No. 2 LLP.

1.02 Purpose and Scope

This document provides information relating to: the site

and its surroundings, the identification of issues which

have influenced the proposal and site layout. Issues

such as pedestrian and vehicular access, integration,

and the relationship between dwellings, car parking

provision and public transport routes are covered.

1.03 Overview

The proposal for redevelopment is to form a new food

store (comprising 327sqm GIA) together with two small

retail units (totalling 183sqm GIA), adequate parking

provision, cycle store and separate service access.

Fig. 1: Bay Horse Public House

Fig. 2: Site as existing in relation to roundabout

Fig. 3: Neighbouring properties along Victoria St.

Fig. 4: Elevations of existing public house on site


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1.04 Project Team

Client - Applicant

Hardy Mill Properties No. 2 LLP

Planning Consultant - Agent

Paul Butler Associates

Architects

Michael Hyde and Associates Ltd.

Transport Engineers

FMW Consultancy Limited

Project Manager - Quantity Surveyor

Zerum Consult Limited

1.05 Supporting Documents

This statement must be read in conjunction with the

following technical plans, drawings and documents:

Michael Hyde and Associates’ architectural drawings

(refer to drawing issue sheet as per date of submission for

latest revision):

Site Plans:

1RE3 - 1-001 - Location Plan

1RE3 - 1-003 - Existing Site Plan

1RE3 - 1-004 - Proposed Site Plan

Floor Plans:

1RE3 - 2-003 - Existing Basement Floor Plan

1RE3 - 2-004 - Existing Ground Floor Plan

1RE3 - 2-005 - Existing First Floor Plan

Elevations & Sections:

1RE3 - 3-001 - Existing Elevations

1RE3 - 3-002 - Proposed Elevations

1RE3 - 3-003 - Outbuilding - Existing Elevations


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2.00 Assessment

2.01 Site Description

The site is located in Hyde; south of Stalybridge, east of

Manchester and is within Tameside Metropolitan

Borough Council.

The site boundary can be identified by the stone wall

along Talbot Road, Victoria Street, the neighbouring

property (no. 301) and the dirt track to the north of the

site.

Whilst the site and area has a bus route (No. 346), it is

also situated within walking distance from ‘Newton for

Hyde’ and ‘Flowery Field’ rail stations.

The site, referred to as Bay Horse, is currently occupied

by a public house mainly consisting of red brick

(ground floor), render (first floor) and stone-slate roofs.

The windows visible from Talbot Road and Victoria

Street (at the front of the public house) are sash

windows on ground floor and PVC/standard wooden

frames above and around. Whilst stone has been used

for decorative detailing at ground floor level, a dark-

painted timber pattern has been applied above first

floor level to the gable ends facing Talbot Road.

Currently, the majority of the site consists of

hardstanding providing for approximately 40 parking

spaces at the rear of the public house, some overgrown

hedges towards the north, north-east and north-west

boundaries of the site, with fully grown trees along the

retaining wall immediately adjacent to Victoria Street

and two more to the north-west.

It is clear from the aerial photograph (fig. 5) and the

photo taken from above the Imperial Chemical

Industries Factories (fig. 7), that this part of Hyde has

increased in urban grain as housing estates have been

and continue to develop, with the most recently

completed being ‘Heathers Estate’, just 0.2 miles from

the site.

Fig. 6: Aerial photograph of Bay Horse Public House, site highlighted

Victoria Street

Talbot Road

Fig. 5: Aerial photograph of Bay Horse Public House, site highlighted.

Bay Horse Public House - Site

Stalybridge

Newton

M67 Motorway

Hyde

Imperial Chemical Industries (ICI) Factories


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Fig. 7: Site Plan - Location of Photographs

Fig. 7: Imperial Chemical Industries (ICI) Factory at Newton, 18-04-1946 - (Obtained from Hyde Cheshire Blog)

Now consists of approximately 120+ housing



Now golf course

Bay Horse Public House - Site

Victoria Street

Talbot Road


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Fig. 8: Photo A

Fig. 11: Photo D Fig. 12: Photo E

Fig. 9: Photo B

Fig. 13: Photo F

Fig. 10: Photo C

Panorama taken from Victoria street, showing:

Left: Talbot Road

Middle: Bay Horse Public House and round-about

Right: Victoria Street

Existing retaining wall along Victoria Street. Significant

ground level drop between road and site.

Existing site entrance via Talbot Road with

immediately adjacent the existing bus stop.

Panorama taken from Victoria Street.

Previous access onto site directly from roundabout is still visible on road surface. Bay Horse Public House from the rear, hoarded off.

On site, facing towards Victoria Street showing the

existing retaining wall and trees.


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3.00 Planning Statement

3.01 Reference

The Planning Statement to support this application is

produced by Paul Butler Associates and submitted

separately.

The Transport Statement to support this application is

produced by FMW Consultancy Ltd and submitted

separately.

3.02 Design Review Panel

Throughout the design process the project team has

been consulting with the Local Authority to develop the

design. A series of Design Review Panels has been

attended at which the proposals (fig. 14) were reviewed

and comments offered as to changes and

improvements that could be made. These have formed

an important aspect of the design development.

Dates of Design Review Panels:

1. 2nd February 2015

2. 18th May 2015

Further detail of how the design developed with the

comments of the panel can be found under Sub

Division 4.04 and Section 5.

4.00 Proposals

An analysis of the site was undertaken to understand

the conditions and context of the site. These are

explored below.

4.01 Design Constraints

Steep changes in level between Victoria street and

the east side of the site: existing access to be used

Massing of the existing building on site and layout

Neighbouring properties with main windows

overlooking the site

Existing site entrance from Talbot Road is near

roundabout

Current state of existing building

Private main sewer for surface water near the north-

west boundary of the site

Site area: (2130sqm / 0.213ha)

4.02 Design Opportunities

If utilising existing building:

Convert and extend existing building

If new build:

Provide a better/stronger anchor point for local

community

Difference in level of Victoria Street and site can be

utilised to lessen scale of the building

Strong/clear views from the site towards roundabout

and main roads

Enhance feeling of open space; position building

further back from main roads

Enhance feeling of open space; propose low level

building units

4.03 Design Objectives

To provide a new high quality food store to widen

the choice available to local residents and workers

To create a building of high quality that enhances

the local built environment

To promote use of public transport and cycle routes

4.04 Design Development

Several sketch ideas have been considered to establish

a clear, practical and efficient layout whilst the brief was

being developed.

Initially, it was intended to refurbish and extend the

existing building (fig. 14), retaining the car parking at

the rear and proposed separate access to residential

flats above. The consultation with the local authority

was very productive and has had a significant impact

on the design development from thereon and prompted

the development of new build options (Fig 15).

The points raised during this consultation have had a

significant impact on the design, namely:

Maintain 10m distance from neighbouring

property

Fig. 14: Refurbishment and extension scheme consulted with local authority (1-002B)

Fig. 15: New build scheme (1-004B)


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Position entrances to retail units facing main roads

rather than car park at the rear

Locate and consider prominence of service area

Consider lighting and noise from servicing and use

of car park

Include a ‘buffer’ between site’s north eastern

boundary and dwellings beyond

Provide sufficient parking spaces for use

Consider mixed use: residential flats

Establish open area with views onto roads

5.00 Architecture

Following on from the consultation, and further to

feedback from the local authority, the various iterations

which were are illustrated at figures 16—22. The new

build development scheme option was deemed to be

preferable.

This consultation with LA concluded that:

Mixed use for the site is preferred

Consider flats or offices below roof of food store

19-20 parking bays required if food store + retail

units to be developed

1 parking bay per flat required for any residential.

3 accessible parking bays required near entrances

of food store and retail unit

Consider lighting and its effect on neighbouring

properties.

5.01 Layout

Taking into account the comments made at the panel, it

was clear from the comparison between all scheme

options that ‘1-004B - Option 1’ was the most ideal in

terms of layout.

As a result of this analysis, along with a further refinement

of the brief, the final scheme (see proposed site plan - fig.

24) is a revision of ‘1-004B - Option 1’ and comprises of:

Food store of 327m² GIA

Two small retail units of 183m² GIA total

Shop frontages overlooking car park, facing main

roads and roundabout

10m distance and green buffer maintained to

neighbouring property No. 301

Separate yard access, non-interfering with the car

park

22 parking bays of which 3 are accessible and near

entrances, and all permanently clear of service

vehicles.

Fig. 16: (1-002B - Refurbishment & Extension) - Top left

Fig. 17: (1-004B - Option 1)

Fig. 18: (1-005A - Option 2) - Bottom left

Fig. 19: (1-006 - Option 3)

Fig. 20: (1-007 - Option 4)

Fig. 21: (1-008C - Option 5)

Fig. 22: (1-009A - Option 9) - Bottom right


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Cycle store adjacent to food store

Totem signs along Victoria Street and by

roundabout

Removal of existing trees along Victoria Street and

plantation of new trees (at 1:1 ratio) along north-

west boundary and green buffer with neighbouring

property No. 301

Slight alteration of existing site access

Removal of wall, replacement with rail fence

5.02 Scale

One of the major factors in determining the scale of the

building has been the gradient of Victoria Street and the

neighbouring properties along it, in particular house No.

301; a bungalow situated at lower level from the road.

Alongside this there is the scale of the existing building to

consider and its prominence on site and immediate

environment.

Due to its positioning, it is evident from ‘Section D - South

-east Elevation’ (fig. 23), that the proposed new build food

store and retail units are in-keeping with the roof levels of

the neighbouring bungalows and are of little prominence

on site, resulting in more open space and enhancement

of existing views from Victoria Street.

To further enhance the notion of open space and

expanding views, it is proposed to remove part of the

existing stone wall until it levels out with the footpath

along Victoria Street and add a sleek and minimalistic in

design post and rail fence on top and wrapping around

the site until it meets the new pedestrian access.

5.03 Appearance

The food store building is a simple brick building with a

mono pitch roof overhanging the entrance, supported by

a single column. The smaller retail units butting up to the

side of the food store form a simple brick addition with an

overhanging mono-pitch roof at a lower level.

The main architectural statements are the overhanging

roofs by the shop entrances to add a focal point and

express a welcoming feeling to visitors and passersby

Fig. 23: Section D - Victoria Street - South-East Elevation (3-002D)

Fig. 24: Proposed Site Plan (1-004E)

D


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.A sleek and contemporary glazing system up to just

below the shop banners provide for a full extended view

out over the car park and roundabout beyond.

The shop frontages mainly consist of mixed red and blue

brick walls broken up with shop banners and image

panels adjacent to the food store entrance.

To further accentuate the mono-pitch roofs as

architectural features and express a more contemporary

feel to of the whole building, they are to be grey metal

edged and exaggerated in overhang with minimalistic

downpipes of identical colour.

5.04 Sustainable design

The building is designed to a shell state for fitting out by

others. The walls floor and roofs will be insulated to

current building regulations standard as a minimum and

air tightness will be designed and tested to a high

standard. Glazed areas are generally on the southern

elevations with overhanging roofs for solar shading.

Opportunities for efficient procurement will be utilised

where possible, including:

Crushing and re use of arisings from demolition on

the site.

Source bricks and masonry from locally based

manufacturers.

Consideration of permeable drainage options.

Consideration of rainwater harvesting.

Use of downward only LED external lighting.

5.05 Design for Security

The building design has been reviewed by GMP design

for security team and the recommendations of section 3.3

of their report have been taken into account in the

developed design: Low boundaries, access to partially

hidden areas, overhanging eaves to discourage climbing,

access barriers to prevent out of hours nuisance have all

been considered.

External doors will be steel or aluminium with appropriate

security ratings. There will be no rooflights.

ATM’s will be clearly visible and in trafficked pedestrian

areas.

Planting will be at low level.

Fig. 25: Proposed Sections & Elevations (3-002D)


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6.00 Supporting Documents

6.01 Drawings of the existing

1RE3- 1-003 Existing Site Plan and Red Line

Boundary

1RE3 - 1-001 - Location Plan

1RE3 - 2-003 - Existing Basement Floor Plan

1RE3 - 2-004 - Existing Ground Floor Plan

1RE3 - 2-005 - Existing First Floor Plan

1RE3 - 3-001 - Existing Elevations

Any documents highlighted in bold above are

presented within this document.

Fig. 26: 1-003 Existing Site Plan and Red Line Boundary

Existing bus stop

Existing bus stop

Existing site entrance

Victoria Street

Talbot Road


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Fig. 27: Existing Elevations (3-001A)


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Fig. 28: Existing Floor Plans

First Floor Plan

Ground Floor Plan

Basement Floor Plan


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Fig. 29: Proposed Site Plan (1-004F)

6.02 Drawings of the proposed

1RE3- 1-004 - Proposed Site Plan

1RE3- 3-002 - Proposed Sections & Elevations

Any documents highlighted in bold above are

presented within this document.


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Fig. 30: Proposed Sections & Elevations (3-002D)