Webb Street, Willenhall June 2016 -...

Design and Access Statement Webb Street, Willenhall

June 2016

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2 IDP C2807/D0001 - Design and Access Statement

1.0 Overview

This Design and Access Statement covers the proposed development of 9 residential units in Willenhall

Willenhall image

Google Maps

Imagery ©2016 Google, Map data ©2016 Google 200 m

Google Maps

Imagery ©2016 Google, Map data ©2016 Google 20 m

Willenhall

IDP C C2807/D0001- Design and Access Statement 3

1.0 Introduction

1.1 Planning application 1.2 Purpose of the document

2.0 Site and Context Analysis

2.1 Site location 2.2 Site Description 2.3 Context2.4 Opportunities and Constraints2.5 Planning History

3.0 Design Development 3.1 Client Brief

3.2 Design Development

4.0 Proposed Scheme

4.1 Development Details

4.2 Amount

4.3 Layout

4.4 Design

4.5 Scale/ Mass

4.6 Landscape

4.7 Boundary treatment plan

5.0 Statement of involvement

CONTENTS


1 Introduction

1.0 Introduction

1.1 Planning Application:

This application is submitted on behalf of Taylor Grange Developments Ltd to Walsall Council. This document forms part of the overall application and should be read in conjunction with the supporting drawings and documents. The application drawings included within this document are all included as larger more detailed stand-alone planning drawings and should be consulted.

1.2 Purpose of the Document:

This statement has been prepared by IDP to support the planning application for the development of 9 homes on the former Windmill PH site, Willenhall. This statement has been prepared in accordance with the Department for Communities and Local Governments Circular 01/2006. Reference has also been made to the Commission for Architecture and the Built Environment’s (CABE) guidance on ‘Design and Access Statements: How to write, read and use them’ (CABE. 2006)

The purpose of this statement is to explain the design principles and concepts that have been applied to the proposed development. It provides an understanding of the development and how it responds to context and constraints.

IDP C2807/D0001 - Design and Access Statement 5

2Site and Context Analysis

2.1 Site Location:

2.1.1 The site is located in Willenhall . Approximately 3 miles east of Wolverhampton, 5 Miles west of Walsall and 5 miles north of Dudley.

2.1.2 While the proposed site sits within an established residential area. There are a number of industrial and commercial units to the south of the site, and an extensive area of public open space to the West (see adjacent diagram). This has lead to a mix in architectural style and urban grain.

Site

POS

Industrial areas

Residencial areas

2.0 Site Analysis

Site

6 IDP C2807/D0001- Design and Access Statement

2 Site and Context Analysis

2.2 Site Description

2.2.1 The site is 0.19 hectares in area

2.2.2 Previously this site was the Windmill public house, following its demolition the land as remains vacant and open. A number of soil mounds edge the site to prevent unauthorized vehicle access and discourage fly tipping.

2.2.3 The site sits on the corner of Aston Road, a secondary street within the area, and Webb Street a tertiary street. The northern boundary is defined by the rear garden fences of the properties on Park Avenue. The eastern boundary forms the party fence line with the adjacent property,

2.2.4 With exception to the defensive soil bunds the site is flat and overgrown with some poor quality shrubbery along the northern boundary.

2.2.5 The site is located within a Flood Zone 3 area.

Existing Site Location Plan

Web

b St

reet

Aston Road

Down loaded Sun 17th April 2016 – Webb Street Site – Flood Zone 3 – 1:100 or greater annual probability of flooding.

Site

Site



Urban grain plan

Neighbouring streets

Site

New housing development

Site

2.3 Context

2.3.1 The houses immediately adjacent are a mix of semi-detached and terraced properties. With long gardens and a monotonous building line.

2.3.2 Neighbouring streets have a strong sense of enclosure but corners are poorly treated allowing the sense of enclosure to leak out.

2.3.3 A new development in a neighbouring street to the south of the site comprises only terraced housing, with a stagged building line and addresses the corner strongly.

2.3.4 Industrial units further south are large rectangular buildings set out in an irregular layout.



2.4 Opportunities and Constraints.

2.4.1 The relationship between Aston Road, Webb Street and the site provides an opportunity to enhance the street scene and create an active frontage

2.4.2 There is an opportunity to continue the sense of encloser within the existing streets and provide a strong corner. Thus creating a stronger urban environment, reenforcing the residential nature of the street and the street hierarchy.

2.4.3 The site is within an existing residential settlement in close proximity to other buildings. Therefore the siting of buildings within the site must consider the impact of overlooking.

Constraints and opportunity plan

Enclosure

Active frontage

Overlooking

Key view into site





2.5 Planning History

2.5.1 Planning application 10/0958/FL A full planning application for the creation of two extra care

facilities was made on behalf of Taylor Grange Developments Ltd in 2010. This application was withdrawn 10th September 2010 prior to a decision been made.

2.5.2 Planning application 11/0021/FL A full planning application for the development of a two storey,14

bedroom care home (C2 Class) was made on behalf of Taylor Grange Development Ltd 2011 by Partington Associates. The application was approved.

2.5.3 An application for the demolition of the former Windmill Public House was granted 30th April 2013.

cycle hoops

cycle hoops

A S T O N R O A D

WE

BB

ST

RE

ET

patio

car park

disabled

patio

bins

bins

6 bed transitionalcare home

PLANTING- DETAILTO BE AGREED



lawnlawn

1.8m high closeboarded fence

1.8m high close boarded fence

1.8

mhigh

close

board

edfence

1.8m high close boarded fence

SITE LAYOUT PLAN1:200

access gate inevent of flood

disabled

boilers

laundry

quiet lounge

dining room

store

stair lobbylift

office

wc

kitchen

bedroom No. 116.0m2

quiet lounge

office

hall

kitchen

dining room

wc

lounge

lift

store/sluice

bedroom No. 216.0m2

boiler

laundry

8 bed pysicaldisability service538m2

1

214

pedestrian safeaccess/egress route







0.5 1.0 2.0 3.0 4.0 5.0

scale

10.0

footpath 125.52road level 125.32

FFL approx 125.75FFL 126.15

proposed FFL126.15

ASTON ROAD- STREET ELEVATION1:200

WEBB STREET- STREET ELEVATION1:200

car park 125.53

126.15

Note: plans and dimensions etc. are

approximate pending full measured survey

this drawing is for Planning Application, but

remains subject to Building Regulations andC.Q.C approvals

do not scale this drawing, all dimensions

and levels to be checked on site. this

drawing remains the copyright of the

Architect and may not be reproduced or

copied without written permssion

Aston Road, Willenhall

Site Layout Planning Application

Tel: 0121 308 6788 07884 187 224

West Midlands B75 5AP

6 Oaks Drive

Sutton Coldfield

do not scale this drawing, all dimensions and levels to be checked

on site by the contractor. this drawing remains the copyright of the

Architect and may not be reproduced or copied without writtenpermission

June 2010

MH2/05E

date:

scale: 1:200

drawing:

project:

client:

revisions

PARTINGTON ASSOCIATESARCHITECTS

Rev A. June 2010- client + Planner revisions

DEVELOPMENTS LTDTAYLOR GRANGE

Rev B. Aug 2010- Planner revisions

Rev C. Oct 2010- Building Regs comments

Rev D. Nov 2010- RAB revisions

Rev E. Dec 2010- safe access/egress annotated

Application drawings/0021/FL - Site Plan



proposed FFL 126.15

FRONT

SIX BED TRANSITION CARE SERVICEELEVATIONS 1:100

WEST SIDE EAST SIDE REAR

FRONT

EIGHT BED PHYSICAL DISABLITY SERVICEELEVATIONS 1:100

SOUTH SIDE

REAR NORTH SIDE

tiled roof

facing brick

render

patterned tile hanging

PARTINGTON ASSOCIATESARCHITECTS

revisions

client:

project:

drawing:

scale: 1:100

date:

MH2/06B

June 2010

do not scale this drawing, all dimensions and levels to be checked

on site by the contractor. this drawing remains the copyright of the

Architect and may not be reproduced or copied without writtenpermission

Sutton Coldfield

6 Oaks Drive

West Midlands B75 5AP

Tel: 0121 308 6788 07884 187 224

Elevations Planning Application

Aston Road, Willenhall

do not scale this drawing, all dimensions

and levels to be checked on site. this

drawing remains the copyright of the

Architect and may not be reproduced or

copied without written permssion

this drawing is for Planning Application, but

remains subject to Building Regulations andC.Q.C approvals

Note: plans and dimensions etc. are

approximate pending full measured survey

TAYLOR GRANGEDEVELOPMENTS LTD

Rev A Aug 2010- east elevation to 8 bed unit revised

Rev B Nov 2010- RAB revisions

Application drawing - 11/0021/FL - Elevations


3 Design Development

IDP Alternative Care Home option

3. Design Development

3.1 Client Brief

IDP were appointed by the client to:

Firstly review the existing approved planning application, and provide an alternative solution which would enable the development of a viable site.

Secondly to provide alternative feasibility sketches which are based on the provision of housing.

Thirdly take forward the preferred design option.

3.2 Design Development

3.2.1 Following market scrutiny of the feasibility studies, it was de-termined housing would be more suitable than a care home in this location.

3.2.2 A variety of options were considered including a number of apartment only proposals which maximised the site.

3.2.3. The apartment designs would create a good level of enclo-sure along the street and responds well to the corner, but houses are considered more desirable in the area, and would better reflect the residential topology of the area.


3Design Development

Option 1 - Apartment development

Alternative feasibility based on housing

Option 3 - Apartment development Optio 2 - Mix of houses and apartments

ARCHITECTS.

URBAN DESIGNERS.

PLANNERS.

PROJECT MANAGERS.

WE ARE IDP.

WWW.WEAREIDP.COM

ARCHITECTS.

URBAN DESIGNERS.

PLANNERS.

PROJECT MANAGERS.

WE ARE IDP.

WWW.WEAREIDP.COM

Indicative Sketch Layout The Former Windmill PH, Aston Road, Willenhall

KEY Site Area: 0.47 ac / 0.19 ha

Schedule of Acommodation

1 Bed @ 50-52 sqm - 7 no 2 Bed @ 60-65 sqm - 10 no 3 Bed @ 65-70 sqm - 3 no Total: 20 no (105 dph)

Parking Provision

1 BED 125% 2/3 BED 150%

NB parking proposed within curtilage at front of properties

First Floor 1:500 @ A3

Ground Floor 1:500 @ A3

ASTON ROAD

PARK AVENUE22

8

21

17

13

2

149

13

25

27

12

1

24

8

WEB

B S

TREE

T

SCH

OO

L ST

REE

T

RIVER TAME

Second Floor 1:500 @ A3

Beds Target sq.m Amount

1 47 6

2 69 8

3 84 2

Type/Beds Target sq.m Amount

Apts / 1 47 2

Apts /2 69 7

House / 3 90 4

Beds Target sq.m Amount

1 52 7

2 62 10

3 70 3


3 Design Development

Option 4- Houses Option 5 -Mix of houses and apartments


House / 2 74 3

House / 3 84 6

Total - 9


Apts / 2 67 2

House/ 3 85 9

Total - 11

3.2.4 While the housing layout (option 4) maintains a strong building line, the rigidity of the layout would reinforce the monotonous streetscene, which could be considered negative.

3.2.5 Furthermore Option 4 does not positivity address the corner location, proposing a blank gable end at the corner of Aston Road and Webb Street which is a prominent location.

3.2.6 Option 5 addresses the corner well with two forward facing apartment units. This layout creates active frontages along Aston Street and Webb Street, but whilst the building lines are strong they do not add diversity to the street scene.

3.2.7 The principle of option 5 is strong, in that the use of terrace units creates greater enclosure along the street, and reflects the local housing typology.

3.2.8 Option 6 develops the principles set out in option 4 and 5 by creating strong enclosure by the use of terrance units plus addressing the corner with the use of two ‘corner turning’ units. This also maintains achieve frontages along the perimeter of the site. The variety within the house types however, also creates diversity within the street scene.


3Design Development

Option 6- Houses

1

1

Active corner

Varied parking solutions

Stepped street scene

Long gardens typical of area

Active street frontage

2

2

2

3

3

4

4


4 The Design Solution

4.1 Development Details

This full planning application seeks approval for a new residential development on the vacant site located at the corner of Aston Road and Webb Street.

4.2 Amount

The development comprise of 9 three bed homes of various sizes and configurations, See below schedule:

Schedule of accommodation

Type Beds Sq.ft / Sq.m

Type 1 3 84.7Type 2 3 73.0Type 3 3 86.0Type 4 3 97.9Type 5 3 84.0Type 6 3 81.9

4.0 Proposed Scheme

Proposed Layout


4The Design Solution

4.3 Layout

4.3.1 A terrace configuration is utilised to maximise the street enclosure. It reflects the standard house type in the area.

4.3.2 The established building lines are respected. The development follows the principle projection while allowing the proposed development to stagger; thus creating contrast and interest. The staggered nature of the development reflects the new development to the south of the site.

4.3.3 The strong building line, with street facing units increase the level of active frontages along the street.

4.3.4 Back to back distances from existing units to proposed development have be maintained, as suggested by the ‘Designing Walsall’

4.3.5 New units will achieve a minimum 21m back to back distance which is commonly accepted. This enables the new development to provide a positive contribution to the street by created enclosure and a strong building line.

4.3.6 The use of a strong building line and corner turning plots creates good street enclosure, prevents a ‘toothed’ streetscen,

Existing buildingA distance greater than 24m is maintained between the

back of the existing adjacent property and the proposed

development.

Unit 4To maintain a strong and active front along both Aston Road

and Webb Street. The back to back distance between some

of the properties falls below Walsall guidance but within

generally accepted 21m + best practice distances.

Corner units Both corner units face onto blank gable wall and achieve

the suggested 13m back to side distance. Using corner

units creates a strong building line, a sense of enclosure and

active frontages. The principles follow those set by the new

development to the south of the site. .

Back to back relationship sketches



4.3.7 Existing units have parking at the front of the dwelling or no provision for parking resulting in on street parking. The proposed development has considered the guidance set out in ‘Parking, What works where’.

The position of parking and in particular the rhythm enables soft landscaping between spaces, creating a pedestrian safe zone and softening the streetscene.

Parking at the front of the dwellings re-enforces the creation of active frontages.

4.4 Design

The design of each house type reflects the properties’ positions within both the development and street hierarchy. There is a diverse range of architectural styles and property types within the local vicinity, but streets tend to be monotonous.

The architectural style of the proposed development attempts to break up the monotony while remaining harmonious with the surrounding context. It does this by staggering the building lines and roofline .

A simple brick and render material pallette responds to the materials used with neighbouring properties, and enables the enhancement of focal points within the development (i.e front projecting gables) House type 6House type 1



4.5 Scale / Mass

The developments scale is in keeping with the surrounding properties.

All units are two store with a roof pitch of 40 degree. The staggered roof line prevents the mass of the terrace blocks becoming overwhelming.

Street Section



4.6 Landscape Plan

All landscaping will fall within the curtilage of properties and therefore will be maintained by private ownership. Hard landscaping is kept to a minimum to allow for maximum soft landscaping.

Full and detail landscaping plans will form part of the detailed construction package. The adjecent plan in indicitive .

Landscape Plan



Landscape Plan

4.7 Boundary treatment Plan

A mix of boundary treatments are used. At the rear of properties, a 1.8m close board timber fencing is to be used between gardens, and to delineate rear access passages.

At the front of properties boundaries are kept open where possible, Metal railing defines communal footpaths and where the delineation between public and private could be misconstrued if no boundary is used.

22 IDP - Design and Access Statement

5 Statement of Involvement

5.1 Informal meeting with planning officer Barbara Towey (19th April 2016)

The principle of development in general is agreed for this site, with a preference for residential housing over the already approved residential care home.

The feasibility proposal did not raise any major concerns. It was noted if 10 units is achieved this would be considered a major development.

It was noted the parking layout proposed in the feasibility resulted in blocks of 4 + and may be raised as a concern by the highways authority.

Between groups of car parking bays spacing should be left to provide pedestrian refuse zones.

In general the feasibility was considered to be a reasonable solution.

5.0 Statement of Involvement

IDP Group 27 Spon Street CoventryCV1 3BA

+44 (0)24 7652 7600

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