craythorne road, rolleston - east staffordshire application... · 2013. 6. 10. · design and...

Design and Access StatementMay 2013

Craythorne Road, Rolleston IBI TaylorYoung

wendy.keach

Text Box

P/2013/00636 Received 31/05/2013

Table of Contents

Introduction �� 4

Site and Context Analysis �� 7

Design Policy / character Review & Response �� 15

Design Process & Evolution �� 21

Development Proposals �� 25

Access & Movement �� 45

Conclusion �� 46

4

IBI TAYLOR YOUNG CRAYTHORNE ROAD: DESIGN & ACCESS STATEMENT

INTRODUCTION

1. INTRODUCTION

This Design and Access Statement has been prepared by IBI Taylor Young in support of a full planning application made by Charterpoint Developments for land off Craythorne Road, Rolleston-on-Dove, East Staffordshire� The planning application is for the erection of 3 individual architecturally designed dwellings on a site measuring 1�29 hectares with associated access / egress unlocking 0�43 hectares of new open space�

It has been produced with reference to ‘Guidance on Information Requirements and Validation’ (DCLG March 2010) and the CABE document ‘Design and Access Statements - How to write, read and use them’(2006) � It also reflects relevant local and national planning and design guidance�

The Statement complements the detailed Planning Statement prepared by Signet Planning and explains and justifies the urban design principles behind the proposed development and the design thinking behind the planning application� It also complements and responds to various other technical reports submitted in support of the application�

This will be an attractive village development designed in detail specifically for this site and to the highest standards� By progressing a detailed planning application the quality standards proposed are clear for all to see� This is important so that existing residents and stakeholders in the village understand the design, size and appearance of what is supposed to be built on this site�

VISION

‘We want to create something which the housing industry is not delivering in East Staffordshire. Exceptionally designed large as-pirational housing. This is the right site and the right location to create something really special in Rolleston.’

This will be an exemplary development, reflecting the great tradition of home building in Rolleston on Dove� New buildings will reflect and complement the villages special character and the rural ‘green’ setting� The development will provide 3 large, architecturally stunning aspirational homes on spacious plots� The design will create a development which fits comfortably into the grain and identity of Rolleston� These are not ostentatious executive homes� They are well-mannered and thoughtfully designed buildings which are distinct to Rolleston� The landscape and gardens are vital to this character� In addition to plot landscaping and gardens the development will provide 0�43 hectares of green space to create a soft edge landscape buffer�

It is envisaged that these homes will make a positive contribution to, and be great places to live within, Rolleston-on-Dove�


5INTRODUCTION

Masterplan

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INTRODUCTION

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7SITE & CONTEXT ANALYSIS

2. SITE & CONTEXT ANALYSIS

This section sets out the analysis that our team has undertaken of the site and local context. This includes site visits, desk-top research and liaisons with the Council and other stakeholders. The site and contextual analysis has informed the development of our design proposals.

Location & Surroundings

The site lies at the edge of Rolleston-on-Dove� This is a historic village which was included in the Domesday Book� It lies approximately 5km north of Burton on Trent, and approximately 2�8km west of the larger village of Tutbury�

The village is T shaped, extending along the main roads that connect the village with the surrounding conurbations, namely Station Road & Church Road that extend east / west, and Beacon Road, Burnside and Knowles Hill run north/ south�

The special character of the village is described later in this section and this draws on the design

teams in-depth work on the borough design guide where Taylor Young prepared a character analysis of the village� The design approach for this development has been to identify and replicate the elements that give the village its unique ‘DNA’�

This is a very distinctive and attractive village with a historic core and sense of place�

Expansion of the village has eroded the character in places where suburban forms have been allowed to emerge�

Landscape & Topography

The site is located on the South-Eastern edge of the existing village� The site is bounded by Craythorne Road to the south, fields to the north and residential development of the existing village to the west� The existing rural village boundary is poor with the rear aspects of properties along Beacon Road exposed to public view arriving in the village� This is a poor gateway and offers no sense of distinctive arrival in the village�

The site is presently a level field of open grassland bounded by hedgerows and the occasional trees� There are no landscape features of special merit within the site� Craythorne Road, at present, is bounded by mature hedgerows and trees, most of which can be retained and enhanced to retain the ‘green-lane’ feel�

As is described more fully in later sections the green character of Rolleston on Dove is very important to local Character and this is reflected in the design of the scheme� This is a rural village which offers a very rich green setting and where picturesque landscape qualities are evident in most historic streets�

Ecology

A Habitat Survey has been prepared by Delta-Simons and is submitted as part of the application package� This concludes that are no statutory or non-statutory sites on or within immediate proximity to the site� The closest designated site is approximately 500m from the site and at this distance it is considered unlikely that the proposed development would have any impact upon the designated site� The site is characterised by two areas of improved grassland with boundary hedgerows and trees, and occasional ruderal and scrub vegetation� The northern grassland field featured ridge and furrows, however, the grassland appeared to have been improved and featured a limited number of floral species, with a greater diversity present within the field margins�

The report makes a number of recommendations; these include regard to nesting birds and bats, whereby the retention or replacement of trees and hedgerows is proposed� To help further support the biodiversity value and habitat of other mammals and birds it is recommended that native, species rich hedges are planted alongside property boundaries�

8


SITE & CONTEXT ANALYSIS

Buildings & Townscape

The immediate context of the site is mixed in terms of form and townscape� It is not defined by the same distinctive buildings and landscape described as other historic parts of the village� The dwellings along Beacon Road are mixed in architectural quality� Mid /late 20th Century developments, of a more limited architectural style, sit alongside dwellings that are more representative of the village origins, when there was a less continuous spread of development across the village�

Dwellings range between one and two storeys with red brick predominant, interspersed with rendered and painted properties� A range of roof materials are notable, but typically these comprise local Staffordshire blue clay tiles, some red / orange tiles with the occasional slate roof�

Part of the design rationale for the development is to reconnect this part of the village, an important gateway and arrival point, with the distinctive character of the core historic parts of Rolleston� In this way we can serve to redefine the essential character of the village at this location, where more suburban forms dominate�

The distinctive built character of the village is described in section 3, along with proposals to reflect this strong sense of place in the design of the development�

Movement & Access

The proposed development site is on the village perimeter and fronts onto Craythorne Road which connects with Beacon Road and the central village area�

Derby , Burton on Trent, Tutbury, Etwall and Uttoxetter are among destinations accessible from Rolleston-on-Dove via a bus service� This can be accessed at Station Road, 500m to the north of the site� Rail services are available at Burton on Trent and at Tutbury & Hatton stations�

Pedestrian movement along Craythorne Road is at present hindered because the carriageway is single surfaced with no pedestrian refuge areas or footways� Improvements to pedestrian facilities on Craythorne Road would be desirable�

A Public Right of Way runs to the north of the site beyond the adjacent field� This links with the recreation ground and public open space / community woodland to the east� There is scope to connect to these areas towards the very tip of the site to the east�

Uses & Activities

The application proposes a wholly residential use of 3 dwellings� In terms of the interface with the surrounding land-uses the proposed residential development is considered an appropriate use� The western boundary is marked by the rear boundary treatments of the existing dwellings that front onto Beacon Road� To the north there remains an open field, and to the east a wooded area� A recently approved development of 21 houses (on an estate format) creates the context to the development beyond the adjacent field and this has started to shape a new rural village edge which this scheme reflects� To the south of the site Craythorne Road marks the boundary� Retaining privacy and amenity for existing residents is important�



Site Context

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Site Boundary

Post Office

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Public House / Restaurant

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Retail / Services

Schools

Electricity Transmission Line

Local Facilities



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Strategic Context

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Opportunities and Constraints

The following examines opportunities and constraints that will inform the site:

Opportunities

z To recreate a distinctive sense of place and village character at a location where the integrity and identity of Rolleston has been eroded by more modern development� This would form a strong new gateway to the village with buildings looking out from the village to the countryside� This is preferable to the current situation where the unattractive backs of dwellings form this boundary�

z The topography is flat and will not inhibit a layout informed by best practice urban design principles, including a consideration of solar gain�

z The existing hedgerows that bound the site should be maintained wherever possible

z The site is in a sustainable location and will easily support walking and cycling to the village centre and public transport modes of travel, with journey times approximately 5 - 7 minutes on foot�

z The village has, over time, extended along the main roads that connect the village to surrounding conurbations which has resulted in a T shaped development, therefore the infill is the next natural growth pattern�

z A number of services and facilities are available within the village which the addition of further residents will help sustain�

z The village has a range of characterful properties with no overarching predominant style or era enabling some flexibility in the design of the housing�

z To create a number of homes that are unique and add to the character of the village�

z Opportunity to create an attractive gateway to the village from Stretton�

z Opportunity to create frontage onto Craythorne Road

z Opportunity to provide a large proportion of the site as green space to ensure a robust and detainable open space�

z Potential to connect with nearby community woodland from the eastern tip of the site�

Constraints

z The development will need to accommodate an appropriate amenity distance from existing properties that front onto Beacon Road�

z Design will need to ensure in-site visual appearance and quality is not compromised and security of existing dwellings is maintained�

z The limited number of dwellings will require significant boundaries to be presented to Craythorne Road which will need careful consideration�

z The site access needs to be located to ensure visibility splays are acceptable�

z The development should protect the amenity of existing adjacent properties including 23 Beacon Road which presents a balcony orientated towards the site�

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15DESIGN POLICY / CHARACTER REVIEW & RESPONSE

3. DESIGN POLICY / CHARACTER REVIEW & RESPONSE

National Policy

The National Planning Policy Framework (NPPF), published on the 27th March 2012 by the DCLG, sets out the overarching planning policy framework in a single, coherent document� The NPPF states that:

“at the heart of the planning system is a presumption in favour of sustainable devel-opment, which should be seen as a golden thread running through both plan making and decision-taking”.

Sustainable development is defined as development that meets the needs of the present without compromising the ability of future generations to meet their own needs� It has economic, social and environmental dimensions [NPPF, p2-4]� Importantly the NPPF recognises that “sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including: replacing poor design with better design�� and widening the choice of high quality homes�”

Design is recognised as a Core Planning Principle, stating a need to “always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings” [NPPF, p6]�

Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people [NPPF, p14]�

The importance of design is set out in identifying characteristics that ensure a quality of development [NPPF, p15], in summary these state that the development should :

z function well and add to the quality of the area over its lifetime;

z establish a strong sense of place;

z optimise the potential of the site, create and sustain an appropriate mix of uses, and support local facilities and transport networks;

z respond to local character, history and reflect identity;

z create safe and accessible environments; and

z use good architecture and appropriate landscaping to create visually attractive places�

z The role of design in creating healthy communities is also highlighted� Planning decisions should aim to achieve places which promote safe and accessible environments, and developments with clear and legible pedestrian routes and high quality public space which encourages active use [NPPF, p17]�

Local Policy

East Staffordshire Local Plan (July 2006)

Policies were reviewed in 2009 and ‘saved’ as agreed with the Secretary of State� The publication of the NPPF in March 2012 made provision for Local Plan policies to continue to be used and for them to carry full weight for a period of 12 months, therefore, until April 2013� The saved policy that is of relevance to the site is policy BE1 Design� This states an application will be received positively if it is considered that it responds to the context of the surrounding area, and it exhibits high quality design which corresponds or enhances surrounding development� A number of factors are highlighted to which the proposal should respond, particularly with respect to context; these are summarised as

a) layout, including both buildings and movement;b) open space provision & character;c) the mix and density;d) the massing;

16


DESIGN POLICY / CHARACTER REVIEW & RESPONSE

e) the height, and response to vistas, skylines and views;

f) the proposed materials;g) detailing and construction techniques;h) adverse impacts in terms of emissions or

other impactsi) crime and safety considerations�

East Staffordshire Design Guide Supplementary Planning Document

Taylor-Young prepared this Design Guide Supplementary Planning Document (SPD) for East Staffordshire Borough Council and therefore have in-depth understanding of the requirements of the guide and the special characteristics of the village and wider landscape character� The SPD summaries the character of the village and this is reviewed as follows�

Rolleston-on-Dove is an attractive quintessentially English historic village� It comprises a variety of distinctive vernacular buildings and traditional features, including the waterway through the village, the Church and the village pub� Decorative Victorian and Edwardian developments and a rich planted landscape have matured to lend the village its special character� In general the village pattern is loose and scattered with cottages and grand houses often widely spaced but united by strong green boundaries� That assists in forming a comfortable and spacious village setting�

Towards the heart of the village, enclosure and continuity are increased and buildings become more tightly arranged, but again this is within an attractive organic village form�

The quality of landscaping around the town is also characterful and distinctive, with private gardens, large trees, and both informal and formal spaces creating a picturesque setting� Hedges and trees are also a noticeable boundary feature of the larger properties within the village�

The scale across the village is predominantly two storey, with later post war accommodation dropping to one storey in areas� Houses both front the street with ridge and eaves running parallel to the street and also turn their gables to the street� This creates an attractive variety�

Building materials are predominantly red-orange brick� A number of (near) white rendered buildings and light painted buildings are sited around the village� Roofs are steeply pitched predominantly and finished in both Staffordshire Blue or red-orange plain clay tiles, at the eaves decorative corbelling and bargeboards are evident�

The guide promotes a contextual approach to design, whereby new development should be designed with a sensitive and enlightened response to place and local distinctiveness� It promotes authentic representation of traditional design language and where appropriate simple and complementary contemporary design�



The proposals are evaluated against the SPD core messages and the key design cues from the Village Statement later in this section�

ESBC Design Guide SPD The Design Response

A typically loose and scattered urban form with a number of large grand houses which create an impressive and mature townscape setting.

The design of this site reflects this loose urban form and is composed of 3 distinct and related properties set within gardens and a rich landscape.

High quality and distinctive landscape including large private gardens and large trees creating and informal and picturesque setting. A number of substantial houses are set in large gardens behind mature hedgerows. Tall trees give a particular feel.

The design of the development seeks to create a similar picturesque setting through a combination of attractive buildings set in mature gardens. Houses are located behind retained and improved hedgerows. A small number of new feature trees are proposed and are carefully sited within plots.

Well spaced individual buildings maintain reasonable continuity and enclosure. Houses front onto and turn gables onto the street.

Buildings are well spaced and are located towards the front of the plots, orientated towards Craythorne Road. The house on plot 1 forms a new gateway into the village with principal gabled elevations visible beyond mature hedgerows. The house on plot 2 presents a narrow gable to the road and is similarly screened by landscape. Plot 3 is more discrete within the site and has distinct gables overlooking the new green space.

Unity of scale with domestic 2 storey buildings typical to the village. Roofs are characterised by steeply pitched designs.

Houses are designed at 2 storey maximum. Roofs on the main dwelling are steeply pitched to tie in with local character. The distinctive rooflines to all buildings help create a character distinct to the village.

A variety of traditional vernacular buildings alongside period styles of the Victorian & Edwardian era.

A predominantly traditional design language is proposed for this development to continue the best traditions of house building in the village. The period design for plot 1 and the vernacular (agricultural) language for plot 2 and plot 3 create an appropriate effect. The contemporary twist to plot 3 and to a lesser extent plot 4 help to elevate the design.

Building materials are predominantly red-orange brick with some (near) white rendered buildings. Stone is not widely used. decorative corbelling and barge boards are evident. Roofs are generally Staffordshire blue plain tile.

Materials follow accurately those existing in the village. This includes locally relevant bricks and tiles. Also painted and timber for roof construction and decoration. Timber will be used as a facing material in a contemporary manner for part of plot 3. Materials will be of a high quality to ensure authenticity throughout.

18





Rolleston on Dove Conservation Area Designation

The boundary of the Conservation Area was updated in 2009 when the latest appraisal was undertaken� Part of the extension at this point was of particular relevance to the site as this extended the conservation area boundary along a small portion of the northern boundary of the application site, so they now adjoin�

The appraisal (2009) at Paragraph 7�1�4 states that “Subject to the constraints of Planning Policy Guidance further development will require to be less regular, more intimate in scale, and occasionally sacrificing the tendency to infill a site with many units, and more simply devise either a large replacement dwelling where the site becomes available or develop a small scale cluster of units which reinforce some of the earlier groupings which have been lost�” It is felt that whilst this proposal is outside of the conservation area, this proposal has taken this recommendation and created what is a small cluster of units within a spacious setting that will contribute to the character and setting of the area�

Rolleston on Dove Village Design Statement (1998)The Design Guide SPD also refers to Rolleston on Dove Village Design Statement� In reviewing this document the following design cues have informed the design of the proposed development:

z Trees are an important feature of the landscape� Old oaks are perhaps the most impressive, but willow, birch, ash, beech and alder are also important� Semi mature feature trees have been included in the scheme to create landscape structure and allow for a maturing setting�

z The village has a strong sense of ‘ruralness’, looking out into and being part of the countryside� The design helps form a more sympathetic village / rural edge of a low density buildings set within a strong landscape setting�

z Typically winding streets are overhung with mature trees with occasional, casually glimpses of charming and unusual cottages and period Edwardian / Victorian properties� The design retains the mature hedgerow and associated trees and establishes the glimpses described�

z There is a wealth of Victorian and Edwardian building in Rolleston and these include some of the most impressive period houses� The house on plot 1 is designed in a Victorian / Edwardian style to replicate the distinctive language of the village�

z Building materials include a combination of timber frame and brick infill can also be seen� More typically local brick is used for walling and decoration� The prevailing material is brick with use of exposed structural and decorative timber� Timber is also used as a facing material on plot 3�

z Steep tiled or slated roof lines show that in the nineteenth century thatch was mostly replaced� Typically Staffordshire plain blue clay tiles are used widely� Roof designs reflect this contextual cue both in terms of design and materials�

z Window treatments are generally flat casements, with small oblong panes, and are often topped by a shallow brick arch� Typical designs within the village have been followed where buildings are visible from the Road� In less visible locations larger glazed openings are employed to give a more contemporary feel and greater connectivity between building and landscape�

z The pierced and decorated barge boards, terracotta string courses, tile features and roof finials, sash windows, timber framed gables, porches and stone quoins testify to the confidence of designers� The design of all three buildings employs these features as appropriate and are of a similar confident and well-mannered approach�

20



z Robust chimney stacks, some well detailed, and porches add interest to the street scene� Two chimney stacks are included on the house on plot 1 including a tall free standing stack to give verticality to the design� These create balance and authenticity�

z Some houses also have their main entrances to the side, rather than imposingly on the front or street elevation� The house on plot 1 employs this design approach with the front door and porch looking eastward rather than onto Craythorne Road�

z New buildings should not exceed the height established in existing buildings� Typically this is 2 storey� Buildings reflect this scale both in terms of storey height and datum height, with the roof design on plot 1 broken down in a traditional manner to reduce the mass and height of the building�

z The scale, materials, detailing and features of new buildings should respect and be in sympathy with each distinctive area of the village� We believe the design of the scheme fully reflects this aspiration and creates locally distinctive forms in a part of the village where more suburban forms tend to dominate� This helps reinforce the traditional character of the village, enhancing the rural village edge�


21DESIGN PROCESS & EVOLUTION

4. DESIGN PROCESS & EVOLUTION

Assessment

The designs have been informed through thorough analysis of the site and village context, as set out in Section 2� This analysis was essential to ensure the designs are an accurate reflection of village character, both in respect of the architecture and the layout of the plots individually and collectively�

From Design Concept to Detailed DesignDesign cues are described in Section 3 with particular reference to ESBC’s Design Guide SPD and Rolleston on Dove Village Design Statement� The following summarises these cues and is a good introduction to our design concept:

z A scheme capturing a sense of ruralness – Low density loosely arranged buildings set within a strong landscape setting where the landscape and buildings enhance one another in a distinctive manner�

z Buildings of locally distinctive and relevant design – Architectural design creating buildings where the style, form, scale, mass, detailing and materials belong clearly to Rolleston on Dove�

z Authentic and confident design with a strong design intent – Rolleston has a proud heritage of high quality buildings and this scheme contributes to this legacy� A predominantly traditional language of period and vernacular buildings with some contemporary interpretation�

Initial capacity work explored site development options and concluded that 3 dwellings was the most appropriate number of homes for the site� This allowed for a large area of retained green space and each plots of substantial size at around half an acre� We explored a scheme of 4 dwellings but this did not reflect the loose grain of the village and reduced open space to an unacceptable level�

The scheme is based on creating high value and high quality aspirational housing� Property market advice identifies a lack of such housing in the wider geography, which would have attributes including; very substantial plots/ gardens, 5 bedrooms minimum, 3,500-4,000 sq ft internal floor space and individual distinctive design� These are a distinctly different product (and price point) from a more typical 5 bedroom house-builder (housing estate) product, which would be on very much smaller plots and of much smaller internal floor space (2,000sqft maximum) and of less distinctive design�

The design concept is for the three plots (and their buildings) to be arranged in a manner to reflect a typical traditional arrangement at the rural-village fringe� Our approach to this arrangement involves a principal building anchoring the development (plot 1), with further ‘subservient’ buildings (plots 2 & 3) arranged to reflect ‘lower key’ buildings associated to the principal residence�

The house on plot 1 is therefore designed in the prevailing architectural style of the village� For Rolleston this was the Victorian & Edwardian era where substantial growth in the village occurred and some of its most attractive buildings were constructed� This house draws inspiration from properties along Church Road and creates the gateway into Rolleston� It has a richness and decoration appropriate to the village and sits within landscape grounds�

Plots 2 and 3 are subservient buildings which might have been used to service the larger estate, for example stables or barns, and this vernacular agricultural approach has been the inspiration� They are designed on a rigid geometry forming the farmstead pattern� The simple format of these buildings is important� The base barn in each case is then extended to create appropriate modern accommodation�

22


DESIGN PROCESS & EVOLUTION

Concept


23DESIGN PROCESS & EVOLUTION

The barn on Plot 2 is composed of two interlocking buildings linked by a double-height glazed element� This building is predominantly traditional in its design, with the exception of the glazed link and its wider fenestration� The barn on plot 3 has a similar traditional base barn again linked to a further barn inspired wing via a glazed link� The associated wing in this case is more contemporary and designed to reflect the National Forest context�

The landscape and boundaries are crucial to the overall character of the development� The landscape concept is for large properties to be set within mature and attractive landscape grounds, alongside a large area of retained green space to form a substantial, green naturalistic buffer to the countryside� This green space now extends to about 35% of the site overall� This helps the scheme settle into the landscape�

The detailed planning application provides a clear and thorough expression of these concepts and provides the Council and stakeholders with confidence that the quality of design is exemplary� In evolving the detailed designs the design team consulted East Staffordshire Borough Council by way of two design focused pre-application meetings as described below� The detailed designs evolved in the light of feedback from the Council’s case officer� The detailed design proposals are described more fully in section 5�

Original Design for Plot 3

Revised Design for plot 2 Following Design

Review

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DESIGN PROCESS & EVOLUTION

Pre-application Meeting / Design Review with ESBCFeedback on design from pre-application meetings with the Council was helpful to confirm the appropriateness of our design concept and to refine our detailed design work� These comments have assisted the team in creating what we believe to be an exemplary design� The following changes were made to the scheme following on from a design review with the Council�

z Building on Plot 1 - Redesign of roof facing towards Craythorne Road to reduce scale and create a more domestic effect� Addition of chimney on this elevation to give vertical emphasis� Modest reduction in size of this property to again reduce the mass of the building as observed from Craythorne Road� Redesign of all eave details to create a more authentic design including purlins and barge boards�

z Building on plot 2 - Removal of rendered flat-roof elements from rear elevations and creation of stronger barn vernacular� Addition of more architectural glazing to northerly wing and additional of barn-style detailing and increase to roof pitch to building�

z Building on plot 3 - Complete redesign of northerly wing to replace rendered flat roof building with a National Forest inspired timber clad and glass wing� The redesign of this building benefitted from a design review within IBI Taylor Young and this process resulted in what we feel is a more sensitive, but none-the-less striking approach�

z Redesign of garage to plot 1 to remove dormer windows and replace with roof lights and relocation of external staircase inside the building� This results in a single garage, internal store and car port�

z Re-site garage block for plot 2 to reinforce the geometry of the farmstead group (principal and subservient buildings)� Also reducing this garage from triple garage to single garage with car port and sedum roof�

Presentation & Meeting with Rolleston Parish Council

As part of the design evolution of the scheme our team presented draft ideas to Rolleston Parish Council in Autumn 2012� Feedback from the presentation was mixed with some commenting that our low density approach was more in tune with the village�


25DEVELOPMENT PROPOSALS

5. DEVELOPMENT PROPOSALS

Use & Quantum of Development

The scheme proposes the delivery of 3 individually designed five bedroom detached dwelling houses� The site is 1�29 Hectares of which 0�84 Hectares is considered ‘developed’ comprising the three plots and access lane; 0�43 Hectares is proposed as green space�

The attributes of each are described as follows:

Plot 1 Grand Villa (0�26 Hectares / 0�64 Acres)

z Ground floor accommodation comprises; open plan kitchen, garden room and breakfast room� Separate utility, cloaks / WC, double height entrance hall� Dining room, living room and study / home gym�

z First floor accommodation includes; five double bedrooms, three with en-suite� Separate family bathroom and store�

z Externally there is a garage with car-port / store and room over� External area for car parking� Formal gardens to principal elevations�

Plot 2 L - Shaped Barn – (0�27 Hectares / 0�67 Acres)

z Ground floor accommodation comprises; open plan kitchen, dining and garden rooms� Home office / gym� cloaks / WC, family room / snug and sitting room�

z First floor accommodation includes; master / guest suite, three double bedrooms with en suite� 1 single bedroom� Family bathroom and double height circulation space / stairwell�

z Externally there is a garage and car port with sedum roof� External area for parking� Formal gardens to principal elevations�

Plot 3 Paired Gable Fronted Barn – (0�3 Hectares / 0�74 Acres)

z Ground floor accommodation comprises; open plan kitchen and separate utility� Cloaks / WC� Double height stairwell / entrance vestibule� Dining room, sitting room, family garden room� Integral garage within northerly wing�

z First floor accommodation includes; four double bedrooms with en suite� Further double bedroom and separate family bathroom� Home office / gym�

z Externally there is an area for parking and formal gardens to the front / drive of the property�

Land to the north

Site capacity work considered options for developing the land immediately to the north of the site between the application site and the recently approved Hallam Land Management (HLM) Scheme at Meadow view� Efforts were made to contact the landowner but at this time no response has been received� Importantly the development edge proposed in this Design & Access Statement allied to that of the HLM scheme, could set a precedent for any future development of land to the north to ensure a proportion of that land is retained as open space� It is also suggested that density on this site could act as a bridge between the two sites, should this come forward in the future� Access would be possible through the application site (see also section 6)�

26


DEVELOPMENT PROPOSALS

Masterplan Sketch with Capita Layout and including land to



Layout

The proposed development site is split into two distinct components with the housing developed towards the village on the western part of the site and the eastern part of the site retained as green space� An access lane runs between these two parts of the site� This provides access to plots 1 and 3, with access to plot 2 from Craythorne Road� This lane also provides a potential access into land to the north� It will be designed to adoptable standards�

The lane with the proposed housing to the west will form the new developed edge to the village� This is a clearly defendable edge creating a soft edge to the village with green land to the east� It is important that this land is not seen as a potential future phase of development� Long term ownership and management could support this�

The developed part of the site comprising the three large homes reflects the farmstead layout principles described in section 3 of this document� The house on plot 1 is the principal dwelling and addresses both the new open space and Craythorne Road in respect of primary elevations and habitable rooms� These provide some level of overlooking and create attractive frontages�

The retained hedgerow along Craythorne Road mean that plots 1 and 2 are partially screened allowing glimpses of the buildings rather than wide open views� This reflects the character of the village�

View of plot 2 beyond the hedge row viewed from Craythorne Road�

28



The house on plot 2 is ‘L’-shaped, the gable of the dwelling fronting towards the street, which reflects the character of dwellings around the village� The garage block is sited to create a courtyard to the front of the dwelling house that is visible from Craythorne Road�

The remaining dwelling on plot 3 sits at the rear of the proposed development site, here the orientation of the dwelling east-west with the integral garage block to the north� This house is less prominent than plots 1 and 2 and as a result there is more scope for a contemporary response�

A proposed footpath is intended to be laid along Craythorne Road between the proposed site entrance and the junction with Beacon Road, subject to landownership enabling this to take place� This will allow good walking links into the village� This will involve works outside the site boundary� Further pedestrian links are promoted from the proposed public open space to woodland and recreation land to the east subject to land ownership�

The eastern portion of the site will form new green space will be landscaped with a combination of grassed areas, meadows, woodland planting and shrub planting� The detail of this will be determined in due course via planning condition, albeit schematic landscape proposals are included with this application�

The flood risk assessment description on approach is sustainable drainage and this has identified the possibility of a surface water balancing facility, this could be located within the green space� The exact design and location of any pond will be agreed by condition�



Masterplan

30



ScaleThe dwellings are all proposed as two storey� This is a scale which responds to the surrounding character of Rolleston-on-Dove where the existing dwellings range between single storey and two storey� Two and a half and three storey development is not appropriate on this site� Each of the buildings employs different design tactics to ensure scale is appropriate and that heights are comfortable� In terms of depth and width, these dimensions have been set by contextual / vernacular appraisal and dimensions can be scaled from planning drawings� The barns create a simple balanced linear scale� The period property seeks to create balanced-asymmetry� The important aspects of scale are described below for each building�

Plot 1Grand Villa – The Roof overhangs the eaves and the eaves line is reduced as a result� This makes the gables and dormers more prominent and reduces the mass of the roof� The scale of the roof, which is steeply pitched, is further reduced via hips and a ‘U’ shaped roof design which reduces the overall height� Had a single roof construction spanned the entire roof this would have looked unattractive� The chimneys add punctuation� The overall ridge height (below chimney height) is 8�7 metres� The scale and dimensions of each elevation are also carefully scaled with bays and canopies utilised to create a domestic scale in keeping with the Victorian / Edwardian style�

Plot 2 L-Shaped Barn – The simple linear form of the barn and its dimensions creates a comfortable scale� Fenestration helps to break down the scale of the building including some double height windows� The overall ridge height of the taller of the paired barns on plot 2 (deeper into the plot from Craythorne Road) is 9�1m� The gable fronted barn closest to Craythorne Road has a lower ridge height at 8�5m� The reason for the difference in height between the two barns is two-fold� First to achieve subtle difference between both barns reducing the scale towards Craythorne Road; and second, to enable the glazed link connecting from the gable of one barn into the flank of the second barn which as a result needed to be taller�

Plot 3 Paired Gable Fronted Barn – Similar to plot 1 the scale of this building is set by a pair of barns this time however, running parallel to one another� The paired gable-fronted barns present a dynamic skyline with the glazed linking feature uniting the two main buildings� The use of materials creates a comfortable scale with glass a main element for both barns and each wing then composed of either brick or timber� The taller brick barn (wing) has a ridge height of 9m, with the lower timber wing ridge at 8�45m�

Garage units, where detached, are proposed at single storey (plot 2) and one and a half storey (plot 1) where a room over the garage is proposed� Planning drawings detail heights� Both free standing garages are clearly subservient to all dwellings� Plot 3 includes an integral garage�

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36



Appearance & Materials

The proposed elevations for the three buildings have been carefully considered to create an attractive appearance which belongs to the village�

The concept of the detached country dwelling (plot no�1) and a subsidiary cluster of converted and extended barn buildings (plots no�2 & 3) have helped inform the proposed architecture� This approach has been explained in section 3 and 4� This section presents the elevations and CGI’s within the context of this design approach�

Plot 1: The detached period home is an authentic and well mannered building in the Victorian / Edwardian style� The design of this building creates a convincing effect and is comparable to several properties within the village�

The primary construction material for walls will be a good quality and locally appropriate smooth red brick� This will also be used for decorative coursing and features� Painted (reconstituted) stone heads and cills are proposed for the fenestration, including key stones as appropriate� The roof will comprise Staffordshire blue clay times, with painted timber exposed purlins and fascia (deep heritage green)� Windows frames and doors will be powder coated aluminium to resemble traditional design (as indicated on planning drawings)� The colour will be a pale heritage green� Timber windows are not possible owing to air tightness requirements�

Plots 2 and 3 are of a more simple vernacular language reflecting the form and proportions of traditional barns� There are several similar simple form within the village� The design suggests sympathetic conversion and extension of these buildings� Plot 2 being more restrained than plot 3 which includes a more striking contemporary wing� Both of these buildings will be constructed in a red/orange brick with an appropriate contrast to give a more rustic effect than plot 1� The same brick will be used for cambered brick arches over larger openings� Timber will be used elsewhere for lintels� Roofing will be blue Staffordshire clay tile� Windows will be dark grey powder coated aluminium to give a clean contemporary effect�

Plot 3 also includes a timber-clad wing with both vertical and horizontal timber cladding� This will be untreated cedar or larch to age and weather back to a silver / grey� This will be constructed to allow a slight shadow gap for added depth� The combination of glass and timber will create a contemporary feel within a traditional building form, echoing its adjacent partner brick bark�

The garage to plot 1 will also be timber clad with a blue clay tile roof� The garage to plot 2 will be timber framed and include a green (sedum) roof�

The CD contained with this document includes interactive building models of each building�

We would look to confirm specific materials by way of planning condition�



PLOT 1 - VIEW FROM SITE ACCESS WITH CRAYTHORNE ROAD TO THE LEFT

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PLOT 1 - GRAND VILLA

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UNDER NO CIRCUMSTANCES SHOULD DIMENSIONS BESCALED FROM THIS DRAWING "IF IN DOUBT ASK"

THIS DRAWING IS TO BE READ IN CONJUNCTION WITH ALLOTHER RELEVANT DRAWINGS, ANY DISCREPANCIES,ERRORS OR OMISSIONS TO BE BROUGHT TO THEATTENTION OF IBI TAYLORYOUNG.

ALL DIMENSIONS TO BE CHECKED BEFORE COMMENCEMENT

THIS DRAWING IS THE PROPERTY OF IBI TAYLORYOUNGAND MUST NOT BE COPIED OR REPRODUCED EITHER INWHOLE OR IN PART WITHOUT WRITTEN PERMISSION

Rev Drawn/Reviewd Date

IBI TaylorYoung

Description

Chadsworth HouseWilmslow RoadHandforthCheshireSK9 3HP

T: 01625 542 200F: 01625 542 250E: [email protected]

Want to find out more?www.tayloryoung.co.uk

Member of the IBI Group.www.ibigroup.com

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Plot 1Grand VillaPlans and 3D Views

Craythorne Road, Rolleston

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Area Schedule (Rentable)Level Area Area Sq ft

Ground Floor 178.9 m² 1926.1 SFFirst Floor 153.6 m² 1653.0 SF

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See also accompanying CD which contains interactive 3D model of architectural form of each building



PLOT 2 - L - SHAPED BARN

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PLOT 3 - PAIRED GABLE FRONTED BARN

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PLOT 3 - VIEW FROM WITHIN THE PLOT

42



Landscaping & Boundaries

The landscaping of the scheme will be important to ensure the site responds to the village-rural edge location� The landscape Masterplan establishes the landscape treatment across the site in terms of planting and boundaries� The CGI’s help to bring some aspects of this to life� Landscape proposals seek to create the sense of ‘ruralness’ identified as important through analysis and early concepts�

The open space to the east is proposed to incorporate woodland edge planting to reinforce the informal landscape character of land to the east� Planting includes meadow planting and grassed areas along with shrub planting and some tree planting� The overall concept is to create an area which will require minimal maintenance but which will create an attractive landscape setting� The area will create habitats rather than recreation value and planting reflects this� The nearby recreation ground provides areas for ball games etc� The land here will provide space for a balancing pond to support sustainable urban drainage system and new wetlands will be formed here�

Each dwelling house will have a more formal and public facing front garden and a more private and protected rear garden� The front gardens will have more formal arrangement; for plot 1 in the style of a country house this incorporates a pathway to the front door that faces towards Craythorne Road� Feature trees here also support the more manicured feel to the space�

The southern boundary to Craythorne Road has been given detailed consideration� Here the site is bounded by a mature hedgerow, and several trees interwoven with the hedgerow� The plots have been set back approximately 4�5 metres from the site red-edge to allow the retention of the hedgerow and the plot boundaries are behind the hedgerow� To achieve the site access lane and access to plot 2 there will need to be some removal and cutting back and of the hedgerow� These access / egress points are designed to be in keeping with the rural character, where the hedge is removed / re-profiled�

This frontage includes both boundaries to more formal front garden and more private back gardens� The treatment of each is distinct� Edging private rear gardens on this frontage, behind the hedgerow, is a 1�8m timber hit and miss fence� The hedgerow will be consolidated with planting as necessary along these edges�

Edging formal front gardens will be a 1m high timber post and metal railing� (see CGI), and in this location the hedgerow will be thinned as appropriate to allow glimpses of the dwellings� The hedgerow will be maintained in a mature manner along these areas�

A timber post / metal railing design will extend into the site to form the easterly boundary overlooking the green space� Here gates of rural character to match the railings will be provided�

The northern boundary will be maintained as a strong hedgerow with a timber fence providing the formal edge to the property�

Plot 1 will include 1�8m garden walling to screen its garden and demarcate the boundary with plot 3�



Landscape

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Sustainability

The design intent has been to maximise the sustainability credentials of the development� Accordingly the scheme will achieve Code for Sustainable Homes level 4� The scheme has been designed for the context first, rather than sustainability� This has informed the orientation of the dwellings and their visual appearance� This has been accepted by the Council and Code 4 does set high standards for buildings of this scale� These will out-perform current building regulations in respect of energy and water use�

Our approach to the design of these buildings is to focus on passive measures to create extremely thermally efficient buildings� This passive design will ensure buildings are as efficient to heat as possible� Air-tightness is important and accordingly we propose mechanical ventilation with heat exchange to control internal air flow and temperatures� Electrical power for this ventilation system will be provided by PV solar panels on south facing roof elevations on plots 2 and 3� Solar water heating may be a further option for plot 2 and 3 Plot 1 may include an air source (or ground source) heat pump� Confirmation of appropriate technologies to meet Code level 4 will be provided in due course�

A (draft) pre-assessment of how we propose to achieve Code 4 could be submitted to the Council under separate cover if this were deemed appropriate�

Security

The proposed development is designed to accord with best practice principles and Secure by Design providing good natural surveillance over public areas and delineating public and private space through landscaping and boundary treatments� Frontages to properties are for the most part green and relatively open� Rear gardens and more vulnerable rear elevations / gardens are afforded more secure boundaries�


45INTRODUCTION

6. ACCESS & MOVEMENT

Vehicle Access

The proposed scheme takes vehicular access / egress from Craythorne Road� Plot 2 is served independently from a private drive, whilst plots 1 and 3 are served from a short lane (cul-de-sac) which will be constructed to adoptable standards and incorporate a turning area from which the private access to the two dwellings is taken� This lane could permit access into land to the north� The scheme is designed to allow necessary visibility splays to ensure safe access into and out of Craythorne Road�

Car- Parking

Car-parking is provided both in private drive areas, and in a private garaging and car ports for each dwelling� Plot 1 includes 1 garage and car port� Plot 2 includes 1 garage and 1 car port� Plot 3 incorporates a double integral garage� Hard standing areas / drives permit further car parking on plot away from primary public vantage points�

Pedestrian & Cycle Access

Craythorne Road at present is a typical rural road with no footpath to protect pedestrians� Therefore in order to support walking journeys to the village centre the scheme would propose to deliver a public footpath linking Beacon Road with the site access lane, subject to land being available to deliver this link� There is also potential to link the green space to the east of the site with the community recreation space, again subject to ownership�

Public Transport

Bus services are accessible within the centre that connect the village to Derby , Burton on Trent, Tutbury, Etwall and Uttoxetter� Bus-stops are accessed at Station Road, 500m, to the north of the site� Rail services are available at Burton on Trent and at Tutbury & Hatton stations, approximately 4�5 km away and 4�8 km respectively�

Access for All

The site will have level access throughout and compliant with Part M of the current Building Regulations�

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INTRODUCTION

7. CONCLUSION

The proposed development will deliver three high quality bespoke aspirational architect designed dwellings within a rich landscape setting� This will provide a new housing market opportunity in the borough for senior executively working locally�

The design and layout of the proposed development has been carefully considered and it is our view that this will complement the character of the existing village� The scheme would create a new and more fitting gateway from the cast to Rolleston and buildings will be both ‘exceptional’ and also ‘unsurprising’ in their design and relationship with context�

The significant amount of new green space can be an asset for the village and this will also support a defendable built edge in the future� The scheme will be very green and will capture the rural nature of Rolleston-on-Dove� There will be large areas of gardens, new tree and hedge planting and meadows along with retained hedgerow planting and trees along Craythorne Road�

The detailed designs and CGI visualisations convey the quality of this scheme and illustrate graphically the intent to create a truly exceptional development� This can be used as a exemplar scheme for future housing development in growth areas across the Borough�

The delivery of the scheme to the high standards of design and sustainability proposed can be assured�

It is our conclusion that the proposed development demonstrates a quality of design which can justify the schemes approval and we respectfully request planning approval be granted�


47INTRODUCTION

Planning Layout

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craythorne road, rolleston - east staffordshire application... · 2013. 6. 10. · design and...

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