1 Design and Access Statement (Incorporating Planning Statement) The Town and Country Planning (Development Management Procedure) (England) Order 2015 2 Beechwood Drive, Marlow, Bucks, SL7 2DJ Demolition of the existing dwelling and the erection of two pairs of semi detached dwellings, with accommodation in the roof space. R Clarke - BA Hon’s Town and Country Planning R Clarke Planning Ltd Kewferry Farm Rickmansworth Road Northwood Middx. HA6 2RF Telephone 01923 449355 Mobile 077996 20153 E-mail [email protected]
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Design and Access Statement (Incorporating Planning Statement) The Town and Country Planning (Development Management Procedure) (England) Order 2015
2 Beechwood Drive, Marlow, Bucks, SL7 2DJ
Demolition of the existing dwelling and the erection of two pairs of semi detached dwellings, with accommodation in the roof space.
R Clarke - BA Hon’s Town and Country Planning R Clarke Planning Ltd
Introduction Full planning permission is sought for the demolition of the existing dwelling at 2 Beechwood Drive and the erection of two pairs of detached dwellings, with accommodation in the roof space. The application is supported by the following plans / documents:
PT/Location Plan
PT/1581/1/B – Proposed Site Plan
PT/11581/2- Plots 1 and 2 floor plans
PT/1581/3 - Plots 1 and 2 elevations
PT/1581/3- Plots 1 and 2 floor plans
PT/1581/4 – Plots 3 and 4 floor plans
PT/1581/5 – Plots 3 and 4 Elevations
PT/1581/6 – Street Scene
PT/1495/8: Existing Site Survey
PT/1495/9: Existing Floor Plans
Arboricultural Survey
Tree Protection Plan On the 29/5/2018 under planning reference 17/08390/FUL, full planning permission was granted for the erection of two detached houses. The current application proposes 2 pairs of semi detached houses which follow the spacing bulk and mass of the two approved houses. The semi detached properties, are designed to appear as detached houses and visually do not materially vary from the approved scheme. At appendix 1 to this statement are the approved plans and approval notice for the two houses.
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Legislative Provision This statement is written in accordance with the requirements of Article 9 of The Town and Country Planning (Development Management Procedure) (England) Order 2015, and guidance contained within Design and Access Statements – How to write, read, and use them (CABE, 2007). This statement details the site context, and sets out the reasons and process that has lead to the current development proposal, providing full justification for the design of the scheme within the context and character of the area, with accessibility issues also considered. It should be read in conjunction with all other plans, reports, and correspondence submitted with the application.
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Site Description & Context of the Area The application site is situated on the south western edge of Marlow, within the developed area, and relates to a large corner plot comprising a very large and wide residential dwelling. The plot is situated on the southern side of the road, at the western most end of Beechwood Drive, and at the corner junction with Henley Road. The site has a maximum width of 49m and a maximum depth of 44m, being of a wedge shape, and narrows towards the western boundary. The site is shown on the aerial photograph below, indicated by the arrow:
The existing dwelling is clearly visible in open views to Beechwood Drive, but is screened by high and mature screening from Henley Road to the rear of the site. Land levels fall across the site from the front northern boundary towards the rear southern boundary, as well as from the west towards the east along Beechwood Drive, so that the existing dwelling has an integral garage set at a lower level to the main dwelling, and a rear terrace garden.
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The existing dwelling as viewed from Beechwood Drive:
Tree planting along Henley Road to rear of the site:
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The road is characterised by large detached dwellings of various styles, set mostly on large plots, with mature screening on site boundaries. Planning permission has been granted for replacement dwellings elsewhere in the road, and of particular note is planning permission reference 07/07782/FUL at No. 6 Beechwood Drive (to the east of the site), which granted two dwellings with crown roofs. This permission has been implemented. Trees on the application site are protected by area Tree Preservation Order No. 03 (dated 1957). Further to the west of the site and Beechwood Drive is countryside which lies within the Green Belt and the Area of Outstanding Natural Beauty.
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Planning History On the 29/5/2018 under planning reference 17/08390/FUL full planning permission was granted for the erection of two detached houses. The current application proposes 2 pairs of semi detached houses, which follow the spacing bulk and mass of the two approved houses. The semi detached properties are design to appear as detached houses and visually do not materially vary from the approved scheme. At appendix 1 to this statement are the approved plans and approval notice.
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The Proposal The application seeks full planning permission for the erection of two pairs of semi detached houses which are part 2- storey, part 3-storey dwellings. The dwellings would have accommodation in the roof space. The application is supported by a comprehensive set of plans, which show that the new dwellings would be of a high quality design and construction, of a neo-classical style. The new dwellings, would reflect the size, scale, style and design of elements of the approved houses as well as the neighbouring dwellings in the surrounding area. Elevations of the proposed new dwellings are shown below: Elevations plots 1 and 2
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Elevations plots 3 and 4
Below are shown the floor plans of the proposal: Plots 1 and 2:
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Floor Plans plots 3 and 4
The proposed semi detached dwelling have a ridge height of 8.5m measured on the front elevation, and 11.4m at the rear elevation (taking account of the lower rear garden level). Each pair of semis, have a combined main width of 11.5m, the garages and side wings increase this to 16.6m. Each pair of semis has an individual design however key details such as windows, door and chimneys match in order to ensure a cohesive design.
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A key element of the design is that each pair of semis is designed to appear as a single detached house, as such there is only one forward facing front door and one set of garage doors per semi. The aim is that in terms of the street scene, the two pairs of semis has the appearance of two detached houses. The site plan extract of the proposal is shown below:
On the site plan extract (above) the green outline shows the form of the two approved houses whilst the blue outline is the form of the existing house. Currently the land at the front of plots 1 and 2, has been excavated to afford access to a lower garage, as such the drive in the area at the front of plot 1 is currently lower than the land / drive at number 4 / street level. The proposal is to increase the site level at the front of plots 1 and 2, thereby restoring the levels so that plots 1 and 2 at the front are more closely related to the level of Beechwood Drive and the level of the neighbouring property. Under the approved scheme for the two detached houses, the same approach to the land levels was adopted.
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To the rear the falling land levels of the terrace garden, would be utilised in order to form the lower ground level of each dwelling. The lower ground level would be completely hidden from view within the street scene. The same approach of having a lower ground floor level to the rear was approved in relation to the 2 detached houses. The new dwellings would be positioned carefully within the plot, so that they overlap the footprint of the existing dwelling on the site, as well as being aligned with No. 4 Beechwood Drive on the east side. A key point is that the proposed semi detached dwellings are designed not to materially deviate from the siting of the approved detached houses. Of note the latest design achieves a space of 5.3m between plots 2 and 3 whereas the two detached houses only had a space of 2.66m. The layout ensures that sufficient amenity space, and satisfactory parking and turning areas are provided. Good separation distances would be maintained to site and individual plot boundaries, and to neighbouring buildings, thereby fully addressing the existing pattern of development in the road. The site would be suitably landscaped with 3 parking spaces provided for each dwelling. This would comply with Bucks Countywide Parking Guidance, which requires 3 spaces per dwelling (located in Zone B) of this size
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A comprehensive arboricultural survey is submitted with the application, and is in accordance with British Standard 2012: Trees in relation to design, demolition and construction – recommendations. The proposal would not result in the loss of any significant trees on the site. The report also details tree protection measures during the construction phase; tree protection fencing would be erected to ensure that trees situated within the road to the north of the site, and the Purple Norway Maple (tree no. T15) on the adjoining land of No. 4 Beechwood Drive were suitably protected and retained. Whilst a number of trees on the site are proposed to be felled, these are of a low category, are away from the site boundaries, and can be lost without detriment to views from outside of the site. The boundary screening would be retained and enhanced where appropriate. Thus the proposal would ensure that the landscape character of the area was maintained.
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Most Relevant Local & National Planning Policies Set out below is a list of the key planning guidance and policies relevant to considerations on the site. Core Strategy for Wycombe District Council, Adopted July 2008
CS1 – Overarching principle – sustainable development
CS2 – Main principles for the location of development
CS12 – Housing provision
CS18 – Waste/natural resources and pollution
CS19 – Raising the Quality of Place-Shaping and Design
CS20 – Transport and infrastructure Wycombe District Local Plan, Consolidated September 2013
G3 – General design policy
G8 – Detailed design guidance and local amenity
G10 – Landscaping
G11 – Trees and hedgerows
H1 – Housing development (housing land supply)
H8 – Appropriate development densities
H9 – Creating balanced communities
H17 – Extensions and other developments within residential curtilages
H19 – Residents’ amenity space and gardens
T2 – On-site parking and servicing
Appendix 1 – Residential design guidance
Appendix 9 – Parking standards Delivery and Site Allocations Plan, Adopted July 2013
DM1 – Presumption in favour of sustainable development
DM18 – Carbon reduction and water efficiency Planning Guidance
Buckinghamshire Countywide Parking Guidance, October 2015
Planning Obligations SPD, April 2013
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National Planning Policy Framework (NPPF) National Planning Policy Framework (NPPF) (Revised July 2018) The Revised NPPF was published on 24th July 2018 and sets out the Government’s planning policies for England and how these are expected to be applied. It informs that the Government’s requirements for the planning system are only to the extent that it is relevant, proportionate and necessary to do so. It provides a framework within which local people and their accountable Councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities. Involvement The current application fully takes into account the Council’s current planning policies, and the context of the site and surrounding area. The plans and reports submitted with the application have been carefully prepared, to ensure accordance with local and national policy, and a fully comprehensive development proposal.
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Planning Considerations
Principle of Development The application site is located in the developed area, where additional residential development is acceptable in principle, subject to detailed planning policy considerations. The proposal can be defined as “sustainable development”, as it not only represents a scheme that would contribute significantly towards a high quality built environment that would respect neighbouring amenity, but would also be a more effective and efficient use of this land in the urban/developed area. It would contribute towards the housing supply needed in the District, and would take into account the environmental aspect of sustainable development; the proposed dwellings would be energy efficient. The application site is also close to the centre of Marlow, and thus in a location which is well served by shops, community facilities, public open space, sports facilities as well as public transport, which includes frequent bus routes on Henley Road, and Marlow rail station, situated a short 7-minute drive to the north west of the site. For the reasons detailed above, the development can be correctly defined as “sustainable development” and as such the presumption in favour of development set out within the NPPF is applicable.
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Impact in the Street Scene The new dwellings would be of a high quality design in the neo-classical style, and their architecture would seek to reflect the scale, style and elements of neighbouring dwellings in the surrounding area. The dwellings would feature careful elevation and fenestration detailing, and would be constructed of high grade materials. Their appearance and crown roofs would also reflect those of the scheme granted permission at No. 6 Beechwood Drive as well as the approval for 2 detached houses on the site. The proposed dwellings would be set back from the front boundary, and the lower ground level would not be visible in views from the road, where they would have a two-storey appearance. The new dwellings would be positioned carefully within the plot, so that they overlap the footprint of the existing dwelling on the site, as well as aligned with No. 4 Beechwood Drive on the east side. In addition good separation distances to boundaries would be retained, and thus the dwellings would respect the pattern of neighbouring development, and would not appear cramped on the site. The general layout would also create more space within the plot, where currently there is a dwelling of significant width and spread across the site. The lower ground level would be visible only at the rear of the dwellings, however, the mature boundary screening would be retained and enhanced where necessary, thereby preventing views into the site. It is also of note that there is a high brick wall along the rear boundary that is being retained, the wall also has a screening effect. Hardstanding would be kept to a minimum at the front of the dwellings, with soft landscaping enhancing the site. The height and set back of the dwellings would ensure that they respect the height of neighbouring development, particularly at No. 4 Beechwood Drive, and that they would not have a dominant appearance in the street scene.
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Set out below is a proposed street scene drawing for the two pairs of semis proposed under the current application. This is followed by the street scene of the two approved houses. Street scene as proposed.
Street scene as approved.
The current proposal achieves a more compact form of development, that allows for a greater amount of space between the dwellings. The current application achieves 5.3m whereas previously 2.6m was approved. The overall result is a more spacious appearance in the street scene. The softer roof pitch of the latest design also reduces the bulk and mass of the proposed roof form, compared to the approved scheme. The design of the two pairs of semis has been carefully considered in order to appear as two detached houses. This is achieved by locating only one forward facing front door per pair of houses and only one garage per pair. Furthermore the spacing of the fenestration and overall detailing of the design has the appearance of a detached house rather than a pair of semis. The result is that 4 houses can be achieved on the site, whilst only appearing as two houses in terms of mass, bulk and form. This approach means that the built form harmonises and respects the appearance of the approved detached houses. Overall the proposed development harmonises and blends with the character and appearance of the wider street scene.
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Impact on Residential Amenity The neighbouring dwelling is No. 4 Beechwood Drive on the east side of the side. At present the existing house at 2 beechwood Drive has a full two storey high flank wall set close to the side boundary. The neighbour is also a two-storey dwelling. The side flank wall of the proposed garage to plot 1 will be set 2.3m from the side boundary with number 4. The closest part of No. 4 to the common side boundary is a non-habitable garage, and the closest part of Plot 1 to the common boundary would also be its attached garage. The flank elevation of Plot 1 has no habitable windows overlooking the neighbour. Given the positioning of the dwelling on plot 1, which would align with the neighbour, coupled with its set back, it is not considered that the Plot 1 dwelling would be overbearing to and harm the residential amenity of the neighbouring property. The reality is the proposal will increase the space to the boundary and decrease the height of the built form, thereby decreasing the impact on the neighbouring property. The balcony proposed at plot 1 is in the same position as the balcony (raised terrace) to the exiting house as such there is no material change in terms of the relationship with the neighbouring property. Regarding the amenity of future occupiers of the proposed development, the layout and separation of the dwellings would maintain a spacious character on the plot, and the 4 dwellings would be provided with generous garden areas. The dwellings would align with each other to the front and rear and would maintain a separation of 5.3m from each other. The facing flank elevations between plots 2 and 3 would not contain any habitable windows. In light of the above, it is not considered that the dwellings would be dominant or overbearing to each other, neither would they overlook each other. Thus residential amenity would be protected. Impact on the Highway & Parking Access would continue to be from Beechwood Drive, plots 1 and 3 have their own access whilst plots 2 and 3 share an access. The layout of the scheme would ensure that satisfactory parking and turning areas are provided to the front of the dwellings. Each dwelling would be provided with 3 parking spaces, this would comply with Bucks Countywide Parking Guidance, which requires 3 spaces per dwelling (located in Zone B) of this size.
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Impact on Trees The application is supported by a comprehensive arboricultural survey which is in accordance with British Standard 2012: Trees in relation to design, demolition and construction – recommendations. The proposal would not result in the loss of any significant trees on the site. The report also details tree protection measures during the construction phase; tree protection fencing would be erected to ensure that trees situated within the road to the north of the site, and the Purple Norway Maple (tree no. T15) on the adjoining land of No. 4 Beechwood Drive were suitably protected and retained. Whilst a number of trees on the site are proposed to be felled, these are of a low category, are away from the site boundaries, and can be lost without detriment to views from outside of the site. The boundary screening would be retained and enhanced where appropriate. Thus the proposal would ensure that the landscape character of the area was maintained, and protected trees on the site retained. Conclusion It is considered that the proposal achieves a sustainable form of development, which makes a positive contribution to the character and quality of the area. The proposal effectively utilises the layout of the site, respecting the amenity of neighbouring properties. It would not have a materially harmful impact on the highway or parking in the area, would maintain the landscape character of the area, and would not harm protected trees on the site. The proposed development is considered to fully comply with the Development Plan policies of Wycombe District Council, and the policies of the National Planning Policy Framework.
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Design & Access Statement – Design Component
Amount – number of units / floor space The application site falls within the developed area, as identified within the Council’s Local Plan, and this being so, it is permissible to allow additional residential development, subject to detailed planning considerations. 4 semi detached dwellings are proposed. Layout The proposal is situated carefully within the plot to maintain space and openness to the boundaries, reflecting the character and pattern of neighbouring development. Designing out crime The scheme allows for the natural surveillance of the site. The site boundary treatment will be fully secured on all boundaries, and enhanced where necessary, whilst individual plots will have boundaries introduced. The layout decreases the opportunities for crime. Scale – the height, width and length of a building or buildings in relation to its surroundings See report above. Landscaping – treatment of private and public areas See report above for landscaping detail. The applicant is agreeable to a landscaping condition enhancing planting on the site. See also report above for further details of proposed tree work and tree retention. Appearance - external built form of the development, its architecture, materials, decoration, lighting, colour and texture See report above for architectural and design details. It is requested that details of materials be dealt with by way of a planning condition. The proposed dwellings will be constructed with high levels of insulation (above minimum standards) integrated into the fabric of the building, generating highly efficient, energy conscious properties that safeguard the environment.
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Design & Access Statement – Access Component The requirement for the access component of the statement relates only to “access to the development”
and therefore does not extend to internal aspects of individual properties, although some information is provided on this. The front entrance doors will allow openings of just under 1000mm wide. Internal doors will be a minimum of 826mm wide metric size. Hall and corridor sizes and widths exceed the minimum dimensions required. Accessible w.c. and wash basins are located in spacious compartments at ground floor level in each dwelling. The room sizes proposed for the houses are spacious allowing good wheelchair access in all areas. Access to the site will continue to be from Beechwood Drive for service and emergency vehicles.
