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Rear of, 75 Cranleigh Drive, Leigh-on-Sea, Essex, SS9 1SX Proposed Change of Use Design and Access Statement June 2015 A9 Architecture 325 London Road Benfleet Essex SS7 1BL [email protected] www.A9Architecture.co.uk

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Rear of, 75 Cranleigh Drive,

Leigh-on-Sea,

Essex,

SS9 1SX

Proposed Change of Use

Design and Access Statement

June 2015

A9 Architecture 325 London Road

Benfleet Essex

SS7 1BL [email protected] www.A9Architecture.co.uk

2

Contents

Section

1. Introduction Page 3

2. Design Process Page 4

3. Scheme Content Page 7

4. Access Page 10

5. Appendix Page 11

3

1. Introduction

Introduction

1.1 This Design and Access statement has been prepared to accompany a planning application for Land

to the Rear of, 75 Cranleigh Drive, Leigh-on-Sea, Essex, SS9 1SX. The application seeks for a

change of use from a 2 storey Class B2 industrial building to a two storey residential property Class

C3.

1.2 The site is located centrally to the north of Station Road and Cranleigh Drive which is accessible via

an access roads from either street. London Road is located to the north of the site approximately 50

metres from either access point.

1.3 The site includes a part two storey/part single storey building and amenity space to the south of the

property and parking to the west. The surrounding area is characterised by two storey buildings to the

north, east and west. To the south are gardens serving properties in Cranleigh Drive and Station

Road.

1.4 The site has no previous planning applications and has been derelict for the previous 6 years due to

the dilapidate state of the property.

1.5 The Statement has been produced to aid the allocated case officer and in light of Architecture and the

Built Environment (CABE) document Design and Access Statements: How to Write, Read and Use

Them. Architecture and the Built Environment (CABE).

4

2. Design Process

Site & Surrounding

2.1 The application site is located south of London Road (A13) which connects Southend-on-Sea east

approximately 2 miles to the east and London 34 miles to the west. The existing property is located to

the rear of 75 Cranleigh Drive with access from both Cranleigh Drive to the east and Station Road to

the west. Access to the existing building is via a single lane aggregated track which connects both

roads and legally provides vehicular right of way for the proposed dwelling (appendix 5 & 6).

2.2 The proposed dwelling sits within residential properties to all elevation and commercial premises to the

north fronting London Road. Access to the commercial units is also via the aggregated track and the

residential properties located over (appendix 4).

2.3 Properties surrounding the proposed application site comprise of 2/3 storeys which are preliminary

residential and flats to the north elevation over the existing commercial units. The land rear of 75

Cranleigh Drive currently consists of a single storey extension with a flat roof over built up to the

aggregated track. This is an extension which has been added onto the original two storey property

built in the late 19th century with a pitch roof over with the existing scale of the property is

overshadowed by its surrounding context.

2.4 The proposal site is 162.4 metres squared with an existing covered foot print area being 99.2 metres

squared and a total covered floor area of 127.64 metres squared.

2.5 Parking for two vehicles is located to the west of the existing property accessed via the aggregated

track from Station Road. The entrance into the existing industrial building is located on the track to the

north elevation by a sliding door. This door is located to the rear of the flats situated above the

commercial units and are open to the elements of any industrial noise created from the existing use.

Amenity space also flanks both boundaries to the east and west elevations and parking for 73 & 73a

flats to the south cementing the redundant use for a Class B2 industrial building within the residential

surroundings.

2.6 The existing building is rendered to the north, east and south elevations of the two storey with the west

elevation being facing brick. The single storey front extension comprising of block work and facing

5

brick which with felt over the flat roof and slate over the pitched roof. In the rear amenity space three

divided outbuildings with asbestos roof over has previously been used as storage for the previous

work shop. Defining the existing rear amenity space are two metre high concrete fence panels to the

east and west elevations and I high level block wall to the west boundary.

Concrete fence panels Outbuildings with asbestos roof

North west elevation North east elevation

Planning Considerations

2.7 The main considerations in the determination of this application are the principle of development,

design and impact on the street scene, impact on the surrounding residential residents, parking

implications and sustainable development.

2.8 The proposed application has been designed with reference to the Southend-on-Sea Local

development framework “Development Management dpd revised proposed submission, March 2014.”

Council.

6

DM1 Design Quality

2.9 “High quality, innovative design is essential in creating and maintaining successful and sustainable

place that are safe, attractive, and distinctive and where people will want to live.” The application

seeks to create a safe and high quality design enhancing the local character of the area by creating a

property that will become a home opposed to the existing derelict and dilapidated building and magnet

for anti-social behaviour and fly tipping. Modern design elements have been incorporated within the

existing footprint of the property with the Design and Townscape Guide SPD at the forefront of the

design process.

2.10 The proposed residential dwelling creates a positive relationship with the surrounding properties and

demonstrates a respective presence by “layout, density, form, scale, massing, height, landscaping,

access arrangements, and elevation design.” The existing height will not be exceed maintaining the

existing scale, massing, and height to the rear with a maximum increase eaves height of 2 metres to

the front elevation. Currently the overgrown aggregated track and parking spaces attract fly tipping

and creates the appearance of an abandoned property. By creating attractive hard and soft

landscaping for the site access will help fulfil a fundamental component in enhancing the area and

place shaping.

2.11 The rear of 75 Cranleigh Drive is a development that is suitable for achieving the emphasis on

sustainability. With 200 metres walking distance of the proposed dwelling are all facilities required for

day to day living, making a need for a motor vehicle redundant and creating a positive living

environment. The existing industrial building, if maintain as its current use creates a negative effect

within its surrounding context with loud industrial noise, increased traffic traveling along the current

aggregated track, increased pollution and disruption to all the surrounding residential properties daily.

DM7 – Dwelling Mix, Size and Type

2.12 Private housing within the surrounding area is made up of a collective of 3-4 bedroom residential

dwellings and 2/1 bedroom flats resulting in a need to 2 bed dwellings. The proposed application

seeking to provide create an addition to the depleted brake within the area and create a modern

property for a variety of different lifestyles. “Government policy actively encourages local planning

authorities to provide wider opportunities for housing, as well as seeking a better min in size, type and

location of house.” The proposed application will falls within these fundamental criteria and cements it

purpose for residential use.

7

DM8 – Residential Standards

2.13 Design standards and usability has been a priority throughout the design process ensuring that the

property achieves the standards and outline in “Development Management dpd revised proposed

submission, March 2014” for all potential occupies. The current property market within Leigh-on-Sea

has a depleted market for 2 bedroom dwellings and Southend Council are seeking “to ensure that new

housing reflects the need and demands of Southend’s existing and future resident’s and improves the

quality and mix of new market and affordable housing in the borough.” Therefore the proposed

change of use from a 2 storey Class B2 industrial building to a two storey residential property Class

C3 is a prime example of creating a stepping stone to achieving their objectives.

DM15 – Sustainable transport management

2.14 Sustainable transport is a fundament to future development and “supporting economic growth,

reducing carbon emissions, promoting equality of opportunity and improving the quality of life and

health.” Currently the existing use of a motorcycle work shop within the residential surrounding

increases the traffic flow and carbon emissions. The mixed use Class B2 industrial building was

existing used as a motorcycle workshop, however any other form of transport could operate from the

premises increasing the traffic, noise, pollution and disruption to the surrounding properties.

2.15 A residential property will reduce these elements and provide a sustainable location whist maintaining

two residential parking spaces that are required. The proposed application site provides the

opportunity of public transport in the form of a bus’s and railway and walking distances to work if within

the local area. With the diversity of shops, restaurants bars and fast food establishments within

walking distance cements the idealistic location for the proposed chance of us.

3. Scheme Content Use and Amount

3.1 The proposed change of use will be form Class B2 industrial building to a two storey two bedroom

residential property Class C3. The application seeks to create a residential dwelling to blend in within

the surrounding context and enhancing the aesthetically appearance of the existing property and

overall street scene. The dwelling will be used as a place of primary residence enhancing and

improving the current site and views for neighbours in the close vicinity.

8

3.2 The conversion of the buildings would be seen as a benefit to the community in that the existing

building could be noisy, active and disruptive to the immediate neighbours. The conversion would be

seen as an enhancement to the area and a step forward in tackling the low quality and poorly

designed developments in the local area that need addressing.

3.2 The rear of 75 Cranleigh Drive seeks the approval for a two storey dwelling reducing the current

existing covered footprint from 127.64 metres squared to 91.29 metres squared with a proposed rear

amenity space to the south being 62.92 metres squared and parking for two vehicles to the west of the

application site.

Layout

3.3 Parking is provided to the west of the site for two vehicle in an area of 36.63 metres squared. The

design incorporates a turntable to enabling two vehicles to drive in and out of the development in a

forward motion.

3.4 The proposed front door location will be on the north elevation from the existing aggregated track into

an open planning living area. A dining area will be located to the right on entering the property with a

downstairs W.C. and stairs located to the left. To the rear of the property will be an open plan

living/kitchen area with bi/fold doors to the rear amenity space. The living area will be located to the

west elevation and the kitchen east providing access from the utility room into the proposed bin store.

The bin store will be located within the existing W.C. area with access to the aggregated track enabling

all waste and recyclable products. All waste and recyclable products will be collects from Cranleigh

Drive with access through a proposed gate at number 75 Cranleigh Drive which has been erected for

security and the prevention of fly tipping. This is common unregistered land, with this property having

right of way over (appendix 5).

3.5 The proposed first floor will have two bedrooms to the rear of the property with south facing windows.

To the south elevation is parking and garages for 73 & 73a Cranleigh Drive flats and residential

gardens to the west and east. A hood design has been created over the proposed windows to prevent

overlooking into surround amenity (Please see appendix 3). The master bedroom will be 14.16 metres

squared with a dressing area and Jack & Jill bathroom being 11.49 metres squared. Bedroom two will

be 13.25 metres squared. The first floor bathroom/en-suites will have windows to the north elevation

that will be obscure to prevent any overlooking issues for the amenity spaces of the existing flats over

9

the commercial properties front London Road. The proposed window located over the stairs will also

be obscure creating privacy for the proposed dwelling and surround properties.

3.6 Amenity space will be located to the rear with new 1.8 metre close board fences being located on the

east and south boundary of the site. The existing brick wall to the west elevation will be maintained as

a feature for the proposed amenity.

Scale

3.7 Currently the overall height of the existing building is 6.34 metres high from the existing ground level.

The proposed dwelling will maintain the pitched roof over the current two storey section of the property

and create a first floor over the existing single storey front extension.

3.8 Internally the proposed first floor front extension will have a lower floor level finish to reduce the impact

of development and scale on surrounding properties. The overall proposed eaves height will have a

height of 4.2 metres at its lowest point and 4.5 metres at its highest point with a slate pitched roof of an

angle of 15 degrees to create a subtle connection between the new and old. This will result in an

increase of the front eaves level being 1.4 metres to the north west elevation and 1.7 metres to the

north east elevation.

3.9 The bin store location will have a pitch roof front to back with an eaves height of 3.03 metres and an

overall height of 3.4 metres.

Materials

3.10 The existing facing brick to the west elevation will be retained maintaining characteristics of the

original property with the north, east and south elevation having a smooth finish white render and a

Marley vertigo cladding to the north and west elevation. The proposed hood will be rendered matching

the walls and wrap around the first floor bedrooms, living room and stair windows. The windows will

be grey aluminium along with the proposed bi-fold doors to the rear, timber doors to the front and bin

store. A grey aluminium fascia and soffit will be located at the eaves with the natural slate roof being

maintained over the existing pitched roof and proposed first floor roof and single storey side pitched

roof.

10

Landscaping

3.11 The existing aggregated track will be made good with a permeable surface surrounding the property

proposed parking area. The existing 1.8 metre close board fence will be maintained to the rear of the

proposed parking space.

3.12 The amenity space to the rear of the property will have a permeable slab paving with grass to the rear.

Low level planting will be located around the boarders with new 1.8 close board fences to the east and

west boundaries of the property.

4. Access

Vehicular Access

4.1 The application site has vehicle access from Station Road to the west of the site of an aggregated

surface with pot hole. The proposed dwelling will make good of the existing track with a hard surface

and enhance that will facilitate use for disabled access to the property and enhance the physical

appearance for the surrounding area.

4.2 There will also be access from Cranleigh Drive that is located to the east of the site. A gate will

situated in the newly erected fence allowing waste collection be to deposited at the existing collection

point on Cranleigh Drive.

4.3 Pedestrian access will also be provided by means of the existing track from Station Road. There are

local shops, convenient stores, restaurants, fast food and bars within the immediate walking distance

of the site and Leigh North Street Junior School to the south of the site and St. Thomas More High

School to the north of the site.

4.4 Emergency and other service vehicles will be able to access the proposed dwelling via the existing

track from Station Road and Cranleigh Drive.

11

Appendix. 1

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