Design and Access Statement
Extension to Bungalow to include rear extension and dormers to side profiles and front and rear gable ends to allow 3 bedrooms and a bathroom in the loft.
28 First Avenue, Northfleet, Gravesend Kent.
Prepared by DKM Consultants July 2016
(rev 02 aug 2016) Design And Access Statement
A simple design and Access statement to explain the planning applications which have been put forward, why they are required, what they mean and how they will be implemented. They will show how the bungalow will go from a two bedroom property to a three bedroom property whilst improving the living conditions on the ground floor.
The alterations to the property have been considered based on its previous development, the size of the plot and what properties in the street have had approved in the past. It explains about the street scene and the relationships with the neighbouring properties. There is a difference in land level between the property and its immediate neighbour and the properties on Preston Road
The look of the building and finish is also a criteria and the flow of the building internally were very much a key to the applications.
The statement is to be read in conjunction with the following drawings:-
Elevations and General Arrangements 1:100 for the existing building Elevations and General arrangements for the rear extension, gables to front and rear profiles and side dormers to allow for bathrooms and staircase and additional head room for single bedrooms. Location plan 1:1250 Existing Block Plan 1:200 proposed block plan 1:200
It explains how access will be maintained to the building through the same front door and still provide side access on both sides. Development is not to the boundary.
The Site
A detached property with 2 bedrooms No garage with the property A rear conservatory built 20 years previous is to be removed The Property has a medium sized front garden whish was heavily planted and will become gravelled and eventually paved with planting to the rear and sides in raised beds The rear garden is large and mostly flat and is divided in 2 by a row of three small trees. These will be pruned and will remain. Access to the site is directly off First Avenue The property will benefit from off road parking after the development with parking for 4 cars. No other recent applications for planning have been submitted previously. There is shed to the rear of the garden and a larger one closer to the house that will go as the rear of the building is to be extended and the sheds are not in good condition. The site is heavily over grown at present and will take a while to bring back to its former glory as the previous owner was a good gardener before falling ill.
Photo 1 -Aerial shot of the plot..
Relationship to adjoining properties
The plot is as large in size to other two properties adjacent to it and in the same street, with the house being smaller as it has not been extended like the others The houses on Preston Road are smaller on smaller plots as they do not have the garden length as First Avenue. The Bungalow is 900mm from one boundary and 1100 from the other. There are no through ways or rights of access on the land. And the boundary treatments are not all owns by the client. Most of the neighbours have added single storey extensions to the rears or have gone in the loft area with some sort of development. This is one of the last properties on the two roads which has not under gone change. One important point to make is that the street scene is varied both in ridge height and style of properties. There are bungalows in between houses and bungalows with loft conversions and gables and properties with various distances to the foot path. This can only be demonstrated by a number of images taken with in the street in Early August. Pic 1 – large detached
Pic 2 – large detached between two bungalows Pic 3 – windows over-looking and house next to smaller bungalow
Pic 4 – house in between bungalows. One with loft conversion other with gable ends Pic 5 – house between bungalows
Pic 6 – no 28 against no 30 with similar gable ends Pic 7 – varied street scene
Surrounding Area
Mostly detached dwellings on this street and surrounding streets, with most be owned and not rented. The area is an up and coming area, with good links and a good property rise in value. There are a number of larger developments in the area still being built. The area has a majority of three to four bedroom properties, although many in the surrounding streets have had rear or side extensions to make them 5 bedrooms with the odd 6 bedroom house / bungalow conversion using the roof. Links to Main roads and motorways and very good, and less than 2.4miles away to the centre of town and 2.5 miles from the M2 Motorway. The properties benefits from being just 150 meters from a connecting bus services to Gravesend town centre and Northfleet shops.
Existing Uses
Residential dwelling, living room, combined dining room and kitchen, Hall, bathroom and separate WC and 2 bedrooms. There is a conservatory to the rear. The Loft has not been developed. The general condition of the structure is good, but internal refurbishment is poor, the property needs rewiring and plumbing together with new kitchen and bathroom. The fire breasts in the bedroom are no longer needed nor is the one in the kitchen The roof tiles are in a poor condition and the roof timbers are damaged with wood worm and damp. The windows are at least 20 -25 years old and do not meet fire escape requirements or U values.
The Design Aims
To remove the rear conservatory and replace with something more practical. It was first thought that a new glass room would be more suited, but conservatories are structures that cannot be used all year round, so a modern insulated rear extension is proposed. This will house the new kitchen and allowing the old kitchen to become a dining room. A loft conversion is proposed for the roof. The height allows good head room and it won’t fill cramped. A stair case into the loft is proposed by the front door and this would slightly eat into the second reception room, that will be the children`s play room and TV room. The two front rooms with the chimney removed will be knocked into one giving a nice proportioned living room. The WC will become a small utility area for the washing machine and tumble drier and the existing D/S bathroom will become remain a bathroom, but with the Boiler flu removed will be better proportioned and include the WC. The layout up stairs is to suit 3 bedrooms. A master double bedroom (with en-suite requested under a planning application) and 2 smaller single children`s bedrooms. There will also be a family bathroom upstairs of similar proportions to the one down stairs The design is dictated by the drains being on the opposite side to the front door so all bathrooms and en-suites, kitchens etc are to be on that side of the house Bedrooms need principle windows un-frosted so the design has to have bedrooms with windows front and back elevations only. All side windows to be frosted and top hung opening only 1700 above ground floor. This means there is no privacy lost or any over-looking of the neighbouring gardens. The footprint of the house is not over developed, with the ground floor only being extended the depth allowed under Lawful Development. The first floor dormers being developed under Lawful and the gables under a full planning application. A planning application will be issued for the entire works as this makes it clearer for the planners and the residence of what is requested but making note of what could be covered under PD applications within Lawful restrictions. The house is planned to be completely re-rendered, facia and soffits new, new windows and new front drive with permission to drop the kerb at the front the full. The ground floor will then be opened up to provide an open plan kitchen design that has access to the garden and play room and dining area.
So the key design elements
Provide parking for a number of vehicles. To provide an aesthetically pleasing building that uses the shape of the plot and the character of the surrounding area. To provide a structure that gives no loss of light to adjoining close neighbours. To provide bin storage within the shape of the plot and have it secure. To get the best use of the plot size and loft without building a large ground floor foot-print , To provide good light into all the rooms and corridors whilst still maintaining privacy to the neighbours adjacent by the use of frosted glass and non opening windows.
The Proposals
Demolition of 50% of the existing building internally after soft stripping the internals. Re-use all the material generated from demolition as hard core for the new foot print and reduce number of vehicle movements and filling landfill sites. Build the rear extension which is lawful Build the dormer and new roof which is lawful Wait for the planning application to proceed to completion. New windows and external finishes New landscaping front and back Then occupy the building when completed.
Day lighting and Ventilation
The house will not affect the existing houses either side. It was priority number one that the adjoining neighbours light is not reduced through principle windows, this was further backed up by profiles made on site to carry out a mock dormer to see shadowing. Light studies are carried out by the planning department in any case to resolve any issues with light under a planning application. The building will not affect any other properties with regards ventilation. There are no additional SVP or boiling flues being discharged onto neighbouring houses or close to opening window. Daylight levels into the new building have been achieved as the large windows shown on the existing elevations are not lost – or are there any new ones. There are side windows proposed to the two smaller bedrooms to give additional light levels. These are frosted and fixed panels. ( these could be allowed to be top hung only – subject to planners)
Materials
The building is to be rendered and painted a light colour The Windows will be white PVC as this is the most common material on the street The drive way is to be gravelled until it is paved later with a soak away The roof tiles may be a dark clay tile – this may be a planning condition. The existing building is brick and render. The render has blown and the bricks are badly weathered and need to be protected by a render. The render suggested is to be insulated under to make the building more energy efficient. Amenity Space
The garden of the existing house is large and wide. The garden will be landscaped as a flat garden and have flower beds to the sides and mature hedging and planting to screen the neighbours. Many of the fences to be replaced along the garden
Parking
Parking is currently to the front off road, the new proposal is four spaces on the drive way and room on the road for two visitors if required. Access Statement
Introduction
Access to the new building will be via a slightly sloped paved/driveway footpath. Access To the ground floor rear from the garden will remain a single step access with pedestrian access to the rear garden via a side gate.
Limitations
The limitations of the property are that visitor parking will be limited, but the road is not a permit holders only road not are there lines marked on it. No windows are to be sited on the boundary line against the existing house for privacy and fire regulations and or use of privacy glass and non opening windows or facing boundaries where properties may feel over looked The ridge height has been kept as low as possible. The level is actually lower than the existing ridge of the bungalow. Permitted development rights should be removed and no further extensions allowed unless through full planning.
Demolition
The existing house was to be retained despite 50% of the internal walls being removed. Removal of the conservatory as poor construction Total removal of the roof as this was in poor condition Demolition of sheds and greenhouse. Demolition of front wall in readiness for off street parking.
Inclusive Design
The design will be sympathetic and may not be in keeping with the immediate dwellings adjacent, but there are modern new builds on the street with white crisp render, brick buildings taller than bungalows and bungalows with gable ends and hipped within the street. House to reflect how we live now and not as we did in the coal burning era. The house is to be of a design that will last the test of time and not date for 20 years. Bring the house closer to modern regulations with regards thermals
Access to site
Access will be off First Avenue and there will be a gravel path to the front door, that will eventually be paved and one single step to the front door or shallow ramp. Internal Circulation – Common parts
There are no common parts as this is not flats. No shared garden amenity space. No shared access path.
Bathroom Facilities
Bathrooms have been designed on the first floor for normal able bodied person. Bathrooms on the ground floor is not designed for a disabled bathroom but the space around it could be used for a disabled bathroom and the reception to the front used as a d/s bedroom for sustainability.
Wheelchair Accessible House
Not designed specifically for disabled but can be adapted easily without structural implications. Doors are wide enough for wheelchairs. The foot print also allows for a stair lift or vertical lift if needed or the down stairs reception room being altered to a down stairs bedroom.
Transport study
There are great links to the A2 and M2 with access via vehicle to both in 5 mins. The area has good links to Medway and Dartford. The town centre is only 2 miles away and has a bus service which stops 150m away from the house
Shops /Schools
Good local shops less than ½ a mile away and a busy high street shopping centre within 2.5 miles Schools have not been listed here but there are several with walking distance for all ages from nursery to senior. All have places and are not over subscribed. Therefore turning this house into 3 bedroom ( 4 occupancy) allows for family living with mixed sex children.