Design and Access Statement Prepared on behalf of the Co-Operative Estates in respect of The Co-Operative Group, St Lukes Building, Vicarage Lane, Bowdon, WA14 3BE

Archer Architects Suite B4 Mindenhall Court, High Street, Stevenage Old Town, Herts, SG1 3UN CONTENTS

1_INTRODUCTION 5_CONCLUSIONS

6_APPENDIX 2_SITE ANALYSIS 6.1 DRAWING REGISTER 2.1 LOCAL CONTEXT

2.2 LOCAL AREA

2.3 SITE HISTORY

2.4 SITE PHOTOGRAPHS

3_DESIGN PRINCIPLES

3.1 DESIGN CONCEPT

3.2 AMOUNT

3.3 USE

3.4 LAYOUT

3.5 SCALE & MASSING

3.6 LANDSCAPING

3.7 APPEARANCE & MATERIALS

3.8 FLOOD RISK

4_ACCESS

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 1 INTRODUCTION

This Design and Access Statement has been prepared in support of a full application for the following development at the cooperative group, st lukes building, vicarage lane, Bowdon, Altrincham, W14 3BE:

“Refurbishment of the existing retail unit and construction of single storey retail extension at the rear and front of the building. Installation of plant equipment within a dedicated area at the rear of the site“

This statement describes the design strategy together with the architectural THE COOPERATIVE intent and contextual presence.

The statement has been prepared in accordance with the CABE guide “Design and Access Statements – How to write, read and use them”, “National Planning Policy Framework” and in accordance with the guidance prepared by the Local Authority.

This document should be read in conjunction with the drawn material supporting the application and along with any other written technical documents.

Aerial View

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.1 LOCAL CONTEXT

This section looks at the site and its context. It aims to identify and analyse the local characteristics in terms of use, design and construction styles. These are important influence factors in the development of the proposed building design, layout and aesthetics.

EXISITNG CO-OPERATIVE STORE

LOCATION OF BOWDON IN ALTRINCHAM LOCATION OF IN UK

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.1 LOCAL CONTEXT

The town centre of Altrincham lies at To the South are attractive, high-quality the heart of this Place, with its vibrant residential suburbs including Bowdon commercial and cultural centre and and Hale Barns. They contain many listed traditional market town quarter protected buildings of historic significance and much by Conservation Area status. With of the area is covered by Conservation numerous listed buildings, it retains many Area designation. There are a number of features of its historic past. It has a wide shopping areas including Hale and Hale catchment area, stretching beyond Trafford Barns. The area features extensive open to Cheshire in the south and can suffer from land including Green Belt land, which in pressure on its car parks. the north east separates the built-up area from Timperley and, in the south, separates The somewhat outdated Altrincham Trafford from East Cheshire (at the River Interchange is served by the Metrolink, Bollin). This area also contains Stamford heavy rail and many bus routes. The area Park which is a registered Park of Special is served by good links to the motorway Historic Interest. network and Manchester Airport, with the A56 running north-south through it and the A560 and A538 running eastwest. The Bridgewater Canal runs north-south through the area and offers potential to ALTRINCHAM IN TRAFFORD improve opportunities for recreation and wildlife. To the north of the town centre is a mixed suburban area, characterised by semi- detached housing, the historic Linotype Conservation Area, retail/commercial centres and traditional industrial land, most notably the Broadheath industrial area. It is comprised of a number of neighbourhoods, including Broadheath, Brooklands, Timperley and Broomwood (which is an area of need, in an otherwise affluent area).

STARATEGIC LOCATIONS AND TRANSPORT

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.2 LOCAL AREA

Bowdon is located at the southwest edge of . It is situated on a ridge which rises above the Cheshire Plain. Bowdon is the largest ward in the Metropolitan Borough of Trafford, and comprises several small, rural villages surrounded by open countryside, including Country Park and other more densely populated residential areas.

It has been described as an affluent and attractive place to live.

The majority of the ward is owned by the National Trust as part of the Dunham Massey Estate, which serves as a significant communal asset for the residents of the local and wider areas. The estate includes Dunham Massey Hall and a deer park. Bowdon is a semi-rural ward and has a low population density.

Bowdon was designated a Conservation Area by Trafford Council on 6th February, 1973, comprising broadly the area around St Mary’s Church including Church Brow and Richmond Road, The Firs, the top of Stamford Road and the area to its south known as Rosehill, including the eastern half of East Downs Road. The Conservation Area was extended on 4th July, 1974, to include Stamford Road and the eastern half of Langham Road.

CONSERVATION AREAS MAP-BOWDON

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.2 LOCAL AREA

The proposed site is located on the The proposed will consist of a newly Vicarage Lane in Bowdon. The surrounding developed Co-operative local store to area comprises mostly mixed use buildings, replace the existing inadequate one, by retail/commercial and residential, as part refurbishing the existing front building and of a typical high street scene. The mix of extending it across the rear and front of the properties is characterised by brickwork. site.

The site is bordered by with york house on The site offers a generous street frontage, north which comprises of two commercial with wide enough private front footpath for units(Worthington Hair & Beauty and Lana customers to utilise. Filppova Interiors) and a residential unit on the west side. There are more commercial It also allows for external side access to the units on the east side on Vicarage Lane rear of the site for goods delivery, without road. It provides customer access to the altering the current delivery strategy shop and deliveries from the south side of through the ew proposed stair and ramp to the site. the back of house

The mix of properties is characterised by The plant area is located on the service yard brickwork or render finishes and pitched at the north rear of the proposed extension roofs, two storey dwellings. Common and it can be accessed from the back of design features include gabled roofs, sash house area of the store. windows.

The level differences will be addressed The site benefits from being within close through the proposed rear 1:20 ramp and proximity to most local points of interest. stairs. Proposed plant area at the north There is also a nearby Bus Stops, located rear of the proposed extension will be also four minutes from the site. easily accessed from the service yard and acoustically enclosed. The 776sqm application site forms a part of a retail/commercial unit, along the High The existing building on site will be Street. That provides suitable amenities refurbished and modernised, utilising to the surrounding residential areas and similar materials as current. nearby interest points area. Red brick and shopfront framing, matching the rest of the building for the extensions.

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.3 SITE HISTORY

Both Bowdon and Dunham Massey are The development of Bowdon as a residential ST MARY CHURCH mentioned in the Domesday Book, citing area began apace in the 1840s, when the the existence of a church and a mill in landowners of the area sold off parcels of The Church of St Mary the Virgin is in the Bowdon, and Dunham Massey is identified land. The opening of Bowdon railway station village of Bowdon near Altrincham, Greater as Doneham: Hamo de Mascy. in 1849 provided a commuter route to the Manchester, England. It is recorded in the centre of Manchester, making the clean air National Heritage List for England as a The name Bowdon came from Anglo-Saxon and tranquility of the Bowdon Downs more designated Grade II* listed building. It is an Boga-dūn = “bow (weapon)-hill” or “curved attractive to developers. Initially, terraces active Anglican parish church in the diocese hill”. and semi-detached houses were built, but by of Chester, the archdeaconry of Macclesfield the 1860s and 1870s, the ‘merchant princes’ and the deanery of Bowdon had built the large houses on Green Walk Both areas came under Hamo de Masci in which are still a defining feature of the ward. Norman times. His base was a wooden castle By 1878 Kelly’s Directory was describing The presence of a church on the site was at Dunham. Watch Hill Castle was built on noted in the Domesday Book. It is likely that a Bowdon as “studded with handsome villas ST MARY CHURCH the border between Bowdon and Dunham and mansions”, and around 60% of the new church was built in the 14th century and Massey between the Norman Conquest and residents were business owners. Mains water remodelled in the 16th century. The church the 13th century. The timber castle most appeared in 1864, and gas lighting by 1865. was completely rebuilt between 1858 and likely belonged to Hamo de Mascy; the castle 1860 by W. H. Brakspear, although the 16th- had fallen out of use by the 13th century. century roofs of the aisles were retained and The last Hamo de Masci died in 1342. The incorporated into the new structure. Black Death came to the area in 1348. Before 1494 the ruins of the castle at Dunham were acquired by Sir Robert Booth. In 1750, The Griffin this and the other Booth estates passed to the by his marriage to Lady Mary Booth. The 10th and last Earl of A public house in rendered brick with stone Stamford died in 1976, who bequeathed quoins, a small [eaves]] cornice, and a slate Dunham Massey and his Carrington estates roof. There are two storeys, a double-depth to the National Trust. plan, and two bays, with three bays and a lean-to added to the right in the 19th century. Above the doorway is a canopy, and the windows are sashes. It is recorded in the National Heritage List for England as a designated Grade II* listed building

THE GRFFIN

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.4 SITE PHOTOGRAPHS

Site View (Google)- South

Site View(Google) - East

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 2 SITE ANALYSIS 2.4 SITE PHOTOGRAPHS

SERVICE YARD-GOODS IN ACCESS EXISITNG NORTH ELEVATION SERVICE YARD

EXISITNG SHED- EXISTING WEST ELEVATION EXISTING PLANT YARD- NORTH OF THE SIDE EXISITNG NORTH ELEVATION

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 3 DESIGN PRINCIPLES

3.2 AMOUNT 3.4 LAYOUT This section looks at the design of the building, its evolution and the influences of The application site has an area of 776sqm site’s character and the surrounding areas As mentioned previously in this document, (0.077Hectares). assessment on the final proposal. various options for the site were considered, starting at feasibility stage and progressed to planning stage. The existing building’s ground floor has a gross internal area of 275.2sqm. The existing The proposed development is designed 3.1 DESIGN CONCEPT back of house (including first floor welfare to successfully modernise the existing 35.2sqm) is 100.1sqm, the sales area on inadequate shop, respecting at the same ground floor is 205sqm and is currently used time the character of the area. It is intended as a local Co-Operative. for the existing streetscape to be enhanced and modernised. Part of the Co-Operative Group’s ongoing concern with the service provided to the The total proposed extension is 85 sqm(60 customer, an opportunity has been identified sqm to the rear and 25 sqm to the front of The new extension has been positioned so to enhance the existing site through a the shop). First floor welfare is proposed to as not to impact on the site’s neighbouring development which will increase the product be voided. properties and the layout seeks to achieve range offered and improve the customer an efficient use of space, whilst meeting the Co-operative’s requirements of improving experience. The proposal is a total gross internal area of the service and customer experience. 367sqm. This provides a 251sqm Sales area and 116sqm of Back of House space. It is the intention of the design team to create The shop entrance is to be located on the new a high quality, contemporary development extension to the south-east corner of the site that enhances the surrounding area and in such a way as to be easily accessible from street scene. The proposal was designed to 3.3 USE the High Street. The shop entrance door will minimise impact on the adjacent dwellings be replaced with new, aluminium dark grey and provide high standard local amenity. slinding door. The proposed building is to keep its A1 retail use with the above residential area The new proposed shopfront on the front as existing. The service yard at the rear will extension is to be dark grey aluminium frame. With the aim of providing a modern, adequate be available for plant area which is located These changes aim to modernise the existing retail store, the design team has reviewed towards the north side boundary. retail frontage and enhance the street scene local and national planning policies which along with surrounding area. have influenced the proposed as presented

by this document and accompanying drawings. Stairs and a 1:20 ramp will be provided on the west side of the site, in order to ensure easy access from and to the back of house area, both for deliveries and personnel.

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 3 DESIGN PRINCIPLES

These changes aim to modernise the existing 3.5 SCALE & MASSING In order to mitigate any loss in the amenity retail frontage and enhance the street scene value of the local area as a result three trees along with surrounding area. are proposed on the east side of the site.

The proposed plant is positioned at the The proposed extension is to be one storey There is no new landscape proposed within rear(north side) of the building, located in flat roof on the rear of the building only, the site. the suitable service yard. and a new proposed flat roof and a pitched roof to the front extension, respecting the neighbouring properties. Refuse is stored internally and is removed 3.7 APPEARANCE & MATERIAL from site as part of the Co-Operative’s delivery strategy where waste is ‘back- The new pitched roof and the front extension, hauled’ by the delivery HGV’s, meaning that have been designed to replicate and respect The existing building is to be refurbished and delivery vehicles take refuse away from the the the existing appearance of the building extended to accommodate the new, modern site once they have unloaded their delivery. and sorrounding properties. and more adequate retail unit.

Three numbers of customer bike rack on The height of the new proposed flat roof The existing street context and surrounding the east side of the site and four number of to the rear extension as well as the front environment sets a perfect scene for a high bike rack in service yard for personnel are extension was designed lower than the quality, contemporary commercial building proposed. existing building eaves to respect the that fits well in this location. appearance of the building. The existing shed in the service yard to be Particular attention has been allocated to demolished and service yard surface will be The proposal will perfectly integrate in the the external facing materials and east side regraded to suit new level strategy. Existing street scene, by the refurbishment and of the building to minimise impact on the door in the service yard to be locked secure modernisation of existing building’s facade, appearance of the exisitng building as well and boarded up internally. utilising finishes similar to the ones currently as adjacent properties. on site and adjacent area. The existing Stairs and ramp to is removed. The proposed building will be of traditional New proposed stairs and ramp is created to construction method, utilising red facing provide easy access to the back of house. brick similar to adjacent properties. The 3.6 LANDSCAPING rear and front extension’s flat roof will be finished with a dark grey membrane all over There are trees within the application site the proposed ground floor. New external proposed to be removed on the rear(north rainwater goods will be black upvc. side) of the site.

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 3 DESIGN PRINCIPLES

The proposed shop fronts and entrance The actual signage details and adverts will 3.9 CRIME IMPACT STATEMENT doors are to be aluminium framed colour be subject to a separate planning application - dark grey RAL 7043, with clear glazing. for Advertisment Consent. A dark grey signage area is also proposed The main entrance is proposed to be This scheme has been designed to maximise to replace the outdated one above the maintained on the front (east) elevation of natural surveillance and the feeling of natural shopfront, facing the High Street. the building, and a second access is located surveillance. The extension is carefully on the west side of the building. This will designed to ensure that there are active frontages to all sides from both Vicarage The existing barrel vault on the east elevation serve as goods in door and means of escape Lane and south side of the site. on Vicarage lane was kept to minimise the and will be dark grey RAL 7043, Soham door. changes on the appearance of the existing building There are seven numbers of bollards on the south and east sides of the site to provide 3.8 FLOOD RISK safety for both customers and the building.

There are also proposed 3no. secure bike rack The site W14 3BE is situated in area of very next to the east boundary of the building for low risk of flooding. Very low risk means that customers. each year this area has a chance of flooding of less than 0.1%. CCTV cameras are installed with intention of improving the security to the shop, customers and property boundaries that could be breached.

FACING BRICK WALL, IBSTOCK BEAMISH BLEND Proposed new gate to the service yard (on the west of site) is to be locked secure.

The proposed new goods in door on the west elevation is to be soham security door which meets the aesthetics required on any working environment whilst offering maximum security. The main entrance door will have internal security shutter to maximise security of the shop.

Aluminium framed -grey colour for FLOOD MAP- BOWDON, ALTRINCHAM shopfront & doors

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 4 ACCESS 5 CONCLUSIONS

The application site is located in Bowdon, This Design and Access Statement sets out Altrincham, on Vicarage Lane, strategically the design principles of the proposed, in positioned nearby to a main transportation context of immediate site area along with link and within walking distance to prominent surroundings, to form a high quality retail interest points. development with its own identity and character. The site is easily accessible for both Planning permission should be granted pedestrians and those travelling by car or for the development for the reasons listed using public transport. below;

The building is fully accessible for customers, • The site is in a sustainable location in personnel, emergency services and delivery terms of accessibility and already used as vehicles. Stairs and 1:20 ramp are proposed retail space. at the west side of site, to address the site’s • level differences. • The proposal provides the local community with a modern and adequate Both the main entrance into the building and Co-Operative food store which will secure the side access for delivery of goods create current jobs and provide additional ample means of escape in case of necessity. employment opportunities in the local area. The scheme was designed to comply with • Parts B (fire safety), K (protection from • Makes efficient use of the site by relating collision, impact and falling) and M (access to existing buildings footprint. and use of buildings) of the Building Regulations and other statutory information This Design and Access Statement should such as the Disability Discrimination Act. be read in conjunction with all other reports and drawn information that form part of the application.

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # APPENDIX

Vicarage Lane | DESIGN AND ACCESS STATEMENT | # 6 APPENDIX 6.1 DRAWING REGISTER

Vicarage Lane | DESIGN AND ACCESS STATEMENT | #