THE FRYTHE, - PHASE 3 DESIGN AND ACCESS STATEMENT PREPARED BY OMEGA PARTNERSHIP LIMITED FOR LINDEN WATES “THE FRYTHE” LIMITED DECEMBER 2013 THE PROJECT TEAM

Linden Homes Chiltern Wates Developments Omega Partnership Ltd Linden House Wates House Glenavon House Linden Square Station Approach 39 Common Road Harefield Leatherhead Claygate Middlesex KT22 7SW Surrey UB9 6TQ KT10 0HG Tel: 01372 861107 Tel: 01895 827400 Tel: 01372 470 313 Fax: 01372 470 358

CarbonPlan Limited RSK Environment Remarkable Group Omnibus Workspace 18 Frogmore Road The Pump House 39-41 North Road Garnier Road London , Winchester N7 9DP HP3 9RT SO23 9QG

Tel: 020 7683 1432 Tel: 01442 437500 Tel: 01962 893893 Fax: 01442 437580

Boyer Planning Fabrik The Heritage Network UK House 38a High Street 11 Furmston Court 82 Heath Road Alton Icknield Way Twickenham, GU34 1BD Garden City TW1 4BW Hertfordshire Tel: 01420 593260 SG6 1UJ Tel: 020 8843 8214 Tel: 01462 685991

DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited CONTENTS

1.0 INTRODUCTION 4.0 LANDSCAPE

1.1 Introduction Pg 002 4.1 Landscape Principles and Objectives Pg 031 1.2 Scheme Description Pg 002 4.2 Landscape Layout Pg 032 1.3 Purpose of the Design and Access Statement Pg 002 4.3 Hard Landscape Strategy Pg 033 1.4 Site Location Pg 003 4.4 Soft Landscape Strategy Pg 035 1.5 Site Context Pg 005 4.5 Tree Planting Layout Pg 037 1.6 Constraints and Opportunities Pg 006 4.6 Proposed Tree Planting Pg 038 4.7 Proposed Ornamental Shrubs Pg 039 2.0 PROPOSALS 4.8 Proposed Herbaceous / Perennial Shrubs Pg 040 4.9 Proposed Ground cover Shrubs Pg 041 2.1 Proposed Masterplan Pg 008 4.10 Proposed Hedges and Specimen Shrubs Pg 041 2.2 Phasing Plan Pg 009 4.11 Proposed Bulb Planting Pg 041 2.3 Phase 3 Details Pg 010 2.4 Phase 3 Parameter Plans Pg 011 5.0 ACCESS

3.0 CONVERSION OF THE MANSION 5.1 Pedestrian/ Cycle way Network Pg 043 5.2 Inclusive Access Pg 043 3.1 Brief History and Introduction Pg 017 5.3 Car Parking, Cycle Storage and Refuse Collection Pg 043 3.2 Scale, Massing and Appearance Pg 018 3.3 Principles of Conversion Pg 020 6.0 CONCLUSION Pg 045 3.4 Detailed Description of the Conversion Pg 022

INTRODUCTION 1.0 INTRODUCTION

1.1 INTRODUCTION 1.2 SCHEME DESCRIPTION • The proposals make appropriate provision for inclusive design and access. This Design and Access Statement is prepared The submission seeks Reserved Matters approval for by Omega Partnership Ltd - Architects and Phase 3 for: • The statement also describes how the proposals Urban Designers in support of a Reserved Matters accord with relevant national and Local “Details pursuant to Condition 1 of the outline submission made to Welwyn and Hatfield Borough Planning policies. planning permission (N6/2012/1778/OP) comprising Council for the redevelopment of Phase 3 of The the appearance, layout and scale of the buildings The Statement has been prepared in accordance Frythe to provide a high quality residential scheme. and landscaping for Phase 3 of The Frythe scheme with the requirements of Section 42 of the Planning A hybrid planning permission was granted by to refurbish the Mansion to accommodate 12 and Compulsory Purchase Act 2004 and advice Welwyn and Hatfield Borough Council on 20th residential apartments”. in DCLG Publication, “Guidance on Information December 2012 (N6/2012/1778/OP) for the Requirements and Validation - March 2010.” The redevelopment of land at The Frythe comprising a 1.3 PURPOSE OF THE DESIGN AND ACCESS Statement also draws on guidance in ‘Design and detailed permission for the site access and central STATEMENT Access Statements” – how to write, read and use spine road together with outline permission for up them’, CABE, 2006. The Design and Access Statement explains the design to 182 new residential units of up to 3.5 storeys, As outlined, this Design and Access Statement principles and concepts that have informed the together with retention and conversion of the should be read in conjunction with the relevant current proposals for residential development of the Frythe building providing up to 14 units (up to 27,773 supporting materials prepared and approved as site. The design approach builds upon the principles sqm of new floorspace excluding garages with a part of the Outline Application. established by the approved parameter plans. built footprint of up to 18,500sqm). This design and access statement will be dealing Reference should therefore be made to the Design The outline permission approved a series of with the following: and Access Statement prepared in support of parameter plans relating to the overall masterplan the Outline Application by Lands Improvement for the site, building height, developable zones • Introduction Holdings. The objective of this Statement is to and land use, green infrastructure and access and • Proposals demonstrate that in preparing the planning circulation. The proposals for Phase 3 have been application; • Phase 3 developed in accordance with the approved parameter plans. • The application represents a well considered • Conversion of the Mansion proposal, incorporating high quality design • Access and Car Parking This Reserved Matters submission relates to Phase 3 principles. of the development proposals and seeks approval • The proposals make good use of the building of details of the appearance, landscaping, layout without resulting in harm to its character and scale of the scheme. and amenities of occupiers of proposed neighbouring properties.

2 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 1.0 INTRODUCTION

1.4 SITE LOCATION

Woolmer The site is located between Welwyn Green Garden City and Welwyn in Hertfordshire. It is 35km north of London and 46km west of Cambridge. is 11km to the north.

The closest settlement is Welwyn, the A1(M) centre of which lies around 1.3km to the north. , the largest Burnham Green settlement in the vicinity is around 2.5km Welwyn Hammer to the south-east. Green

To the west, are the Ayots, a group of Digswell attractive historic rural villages; Ayot St , with its village green Peter surrounded by vegetation, oaks and 18th century cottages; and , a little further to the west. A1(M)

Welwyn Garden City

RIVER

RAIL

MOTORWAY

URBAN AREAS

THE SITE

Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 3 1.0 INTRODUCTION

KEY

MDS BOUNDARY

SITE OWNERSHIP

(Left) Site location plan with existing building shown, these have now been demolished in accordance with planning permission N6/2011/2595

4 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 1.0 INTRODUCTION

1.5 SITE CONTEXT

In the immediate vicinity of the site, there are five scattered residential properties along White Hill, a narrow “quiet lane” which adjoins part of the sites north-western edge. Two of these properties adjoin the site, other properties are situated on the opposite side of the lane including a group of farm buildings to the north of the site, on the opposite side of White Hill and a terrace of properties, set back from the road. The land to the north- west comprises of predominantly arable farmland, interspersed with blocks of woodland.

To the north-east of the site are a number of small fields and plantations which adjoin suburban residential development on the edge of Welwyn. To the east and south- east paddocks and areas of woodland separate the site from the A1(M) and beyond where they meet suburban residential development on the northern edge of Welwyn Garden City. To the south of the site are significant areas of woodland either side of the A1(M) including Homer’s Wood, (part of which forms part of Linden Wates Limited land ownership) and .

The site is accessed from the B197 Digswell Hill south of Welwyn. The photos below show the site prior to demolition works occurring in accordance with planning permission N6/2011/2595/MA.

White Hill from the west

The Frythe and surrounding buildings Aerial photo from the north

Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 5 1.0 INTRODUCTION

1.6 CONSTRAINTS AND OPPORTUNITIES 5. Existing woodland area to be retained.

The site lies within the Metropolitan Green 6. Key historic building of the Frythe. Belt; within an Area of Archaeological 7. Quality of existing landscape setting to Significance; within the Ayot St Peter the Frythe to be improved. Wooded Upland Character Area and 8. Key views towards the site from the contains individual trees and area that footpaths and road corridors immediately are covered by tree preservation orders. adjacent to the Application Site. The original Design and Access statement carried out a comprehensive assessment 9. Area of landscape to be restored to of the sites context, its existing features maintain the southern setting to the Frythe. and conditions, the impact on the wider 10. Possible locations of stepped ponds landscape setting and surrounding area, providing water attenuation. and the opportunities and constraints which arise. All of these informed the 11. Proposed areas of development - 2 - preparation of the outline parameter plans 2.5 storeys only. which were subsequently approved. 12. Proposed areas of development - 3 The diagram opposite summarises the storeys only, maximising site levels and set key site context factors which guided the below the existing tree canopy. evolution of the development proposals 13. Quality of entrance spaces to be for the site. These context factors are improved. summarised as: 14. Chimneys to be removed providing 1. Application site boundary. a visual benefit in views from the wider 2. Significant boundary vegetation to be landscape. retained and reinforced. 15. Existing overhead power line. 3. Existing evergreen and deciduous boundary hedgerows to be retained and Site boundary reinforced with new tree planting. Existing Trees

4. Existing significant individual and groups B/C Line Nightime noise of trees to be retained (further detail to be provided in the tree survey on trees to be B/C Line Daytime noise retained). Key views into the site

6 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited PROPOSALS 2.0 PROPOSALS

2.1 PROPOSED MASTERPLAN

Following the approval of the outline application, Omega Partnership Architects were retained by Linden Wates to prepare the Reserved Matters applications.

At this stage the masterplan was revisited to refine the design approach made at outline stage.

To this end, whilst the principles set out at outline have been adhered to some key improvements have been made:

• Development removed from central open space enhancing setting of arboretum trees

• Existing trees enhanced by lowering density in areas around mature trees and using them to create setting for dwellings

• Lowering of building heights across the site to become predominantly 2 storey houses with apartment building of 2.5 to 3 storeys

• 3 storey dwellings and apartments removed from sensitive western side of site and its interface with countryside beyond. Density reduced in this area to allow views through

• A pair of apartment buildings introduced to frame the existing Frythe building and its formal lawn, thus enhancing its setting and celebrating the centrepiece of the site. Illustrative Masterplan

8 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 2.0 PROPOSALS

2.2 PHASING PLAN

Linden Wates Limited is proposing that the development be phased over four reserved matters applications, and these will then subsequently be built in the same sequence.

The adjacent plan shows how the site will be phased. The development will start with Phase 1 in the northern section of the site, and subsequently follow with Phase 2 comprising the affordable housing, Phase 3 comprising the conversion of the Frythe, and finally Phase 4 comprising the remaining parts of the site.

This DAS deals with Phase 3 only.

KEY

PHASE 1

PHASE 2

PHASE 3

PHASE 4

Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 9 2.0 PROPOSALS

2.3 PHASE 3 DETAILS

The main features of the proposal are:

• Sympathetic conversion of the Frythe mansion to residential use

• 12 uniquely individual apartments are proposed

• Access from the main spine road and provision of garages to the north west of the Frythe mansion to reflect the historical layout of the building

• Formalised landscaping and lawns around the Frythe mansion to help restore the building within its original setting.

Proposed Phase 3 Layout

10 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 2.0 PROPOSALS

2.4 PHASE 3 PARAMETER PLANS

2.4.1 DEVELOPMENT ZONES AND LAND USE

KEY

DEVELOPMENT PARCELS

OPEN SPACE

EXISTING AND REINFORCED BUFFER ZONE

• The proposed layout in this phase stays fairly close to the parameters set out in the outline application.

• The garage block has been slightly re-located to the north west of the Frythe Mansion to ensure views of the Frythe mansion from the access road.

Approved Development Zones and Phase 3 - Proposed Development Zones and Land Use Parameter Plan Land Use Parameter Plan

Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 11 2.0 PROPOSALS

2.4.2 GREEN INFRASTRUCTURE

KEY

DEVELOPMENT PARCELS

ROOT PROTECTION ZONE WITHIN DEVELOPMENT PARCEL

EXISTING AND REINFORCED BUFFER ZONE

AREAS OF PUBLIC/COMMUNAL AMENITY GREEN SPACE

AREAS OF VISUAL AMENITY

ZONE WITHIN WHICH LOCAL AREA OF PLAY TO BE LOCATED

ZONE WITHIN WHICH LOCAL EQUIPPED AREA OF PLAY TO BE LOCATED

The quantum, amount and location of open space in this phase has varied only slightly from the areas set out in the outline application.

• The main difference is the increase in amount of open space around the Frythe mansion where hardstanding such as roads or parking areas have been relocated. This has resulted in the creation of a formal lawn area to the north of the Frythe mansion which enhances the vistas of the Frythe mansion upon arrival.

• Private terraces have been created round the Frythe mansion to allow for private amenity space for residents.

• Landscaping features are used to appropriately define the private and communal areas.

• No further changes to the trees have been Approved Green Infrastructure proposed since the outline proposal. Phase 3 - Proposed Green Infrastructure Parameter Plan Parameter Plan

12 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 2.0 PROPOSALS

2.4.3 ACCESS AND CIRCULATION

KEY

DEVELOPMENT PARCELS

ROOT PROTECTION ZONE WITHIN DEVELOPMENT PARCEL

VEHICULAR ACCESS ROUTE

FIXED ACCESS POINTS INTO DEVELOPMENT PARCELS

FOOTPATH

• Vehicular and main pedestrian access is taken from the approved central spine/ loop road from Digswell Hill. The formal access route through Phase 4 enhances the sense of arrival at the Frythe mansion.

• A pedestrian pathway leading from the formal square in Phase 4 to the Frythe building has been designed to allow continued accessibility from White Hill and greater permeability throughout the development. The pathway allows a glimpsed view of the Frythe mansion from Phase 4 that was not present in the outline scheme.

Approved Access and Circulation Phase 3 - Proposed Access and Circulation Parameter plan Parameter plan

Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 13 2.0 PROPOSALS

2.4.4 BUILDING HEIGHTS (SCALE)

KEY

ROOT PROTECTION ZONE WITHIN DEVELOPMENT PARCEL

BUILDING HEIGHTS UP TO:

1 STOREY

2 STOREY

2.5 STOREY

• The proposals for the Frythe Mansion involve the conversion of the existing building. The proposals will not result in any greater ridge height than the existing building and therefore comply with the approved building height parameter plan.

• The garages to the north west are single storey allowing views of the Frythe mansion from Phase 4.

Approved Building Heights (Scale) Parameter plan Phase 3 - Proposed Building Heights (Scale) Parameter plan

14 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

CONVERSION OF THE MANSION

15 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 15 3.0 CONVERSION OF THE MANSION

16 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

3.1 BRIEF HISTORY AND INTRODUCTION

The Frythe was originally designed in the mid 19th century as a dwelling to house a single family together with a large number of servants. It was also designed for entertaining and accommodating guests.

The past half century saw the building converted to a commercial use and its accommodation adapted to provide office, conference and technical rooms.

A more detailed history on the Frythe building can be found in the Design and Access Statement for the outline application. Furthermore a separate heritage statement has been prepared and will be submitted as part of this application.

Phase 3 will restore and convert the mansion to provide 2 x 3 bedroom apartments and 10 x 2 bedroom apartments.

17 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 17 3.0 CONVERSION OF THE MANSION

3.2 SCALE, MASSING AND APPEARANCE

The volume and external facade of the mansion will not be changed and it will therefore retain its present appearance.

The house maintains a strong identity with the main garden to the south. The elevations are brick faced with stone dressings and many of the original tudor- style chimneys have survived.

18 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

The elevations are typically early Victorian with a wealth of diversity and detail, the towers, gables and chimneys illustrated here will all be retained.

19 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 19 3.0 CONVERSION OF THE MANSION

3.3 PRINCIPLES OF CONVERSION

The principles of the conversion are that best use will be made of the rooms throughout the building to optimise their relationship to the open spaces that surround the house. The position of the proposed apartments has been carefully considered to maximise the amenity for the future occupants.

The generously proportioned circulation spaces of the original house will be retained and form part of the residents communal areas. This will set a standard of elegance and opulence that taken together with the principal rooms will retain the quality and the original sense of the mansion. A new lift is proposed which will be The main staircase will be retained. sited inside a former light-well at upper floor levels.

The original kitchen area at the heart of the ground floor was adapted to be a cafeteria when the building was in commercial use. The area was subject to extensive structural change with the insertion of steelwork to replace walls. It is therefore proposed that the original The entrance porch will be restored. layout will be restored to the original proportions.

Only one original fireplace has survived (to the left) and this together with other original features of merit will be retained to make a valuable contribution to the quality of the proposed apartments.

The main staircase and its obscure glazed window retained

20 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

The main rooms located along the southern and western elevations of the building have elegant mullioned windows. The main rooms will be converted to provide living rooms in apartments.

21 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 21 3.0 CONVERSION OF THE MANSION

3.4 DETAILED DESCRIPTION OF THE CONVERSION

BASEMENT

The original basement has restricted headroom (approximately 2.2m average) and is not suitable for habitation. It would originally have been used to store fuel, provisions and wine for the house. With the subdivision into separate dwellings this use will be restored as a series of lock up stores for the future residents.

The basement plan as proposed is shown on the right.

22 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

GROUND FLOOR

The proposed ground floor plan is shown on the right. The original front door with its porch is on the east side leading to an entrance lobby and the main staircase. A new lift is proposed beyond this.

The remaining accommodation on this floor is shared between the apartments as shown. The original main reception rooms of the house will provide generous accommodation for the apartments planned.

To the north of the entrance an original morning room is proposed to be used as the main living room of an apartment. This room is particularly dark and faces north and east. An orangery has therefore been proposed as an extension to the north of this room. The orangery will be constructed principally of glass and will allow natural light to illuminate this space. This will improve the amenity of this apartment for future occupants. The detailing and roof treatment of this structure will match the original house.

Apartment number 152 occupies space previously used as kitchen or cafeteria. The lines of the original rooms will be restored to provide manageable proportions.

The kitchen area was surrounded by external garden walls to contain the service activities of the mansion (and to hide the servants from family and guests). These walls will be kept for their historical value. They also provide the opportunity to create a series of private patio garden areas for the use of future occupants.

Further external terraces will be provided along the southern and western facades of the building. In order to provide access to the terraces it is proposed that two of the mullioned windows will be carefully adapted to accommodate this change as shown on the elevation. The original garden door on the western elevation will be retained and utilised to access private amenity.

The landscaping has been carefully considered to maintain the setting of the house and will be discussed in more detail in Section 4.

23 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 23 3.0 CONVERSION OF THE MANSION

MEZZANINE FLOOR

There is a mezzanine floor above the ground floor and below the upper part of the north wing of the first floor.

There is a corridor that accesses all rooms at this level running from an external access stair at the north end to the servant’s staircase in the centre of the plan. Originally this accommodation would have been used as servants rooms comprising of a servants dining room together with rooms for the housekeeper and butler. It is likely that the estate manager would of had an office at the extreme north end close to the external access.

The rooms at this level have reasonable headroom (2.5-2.7m) and can therefore convert readily into individual apartments. The aspect of these proposed apartments will be to the east or west.

We propose two apartments at this level. To the north apartment 156 utilises the charming external staircase and original canopy for its front door. Apartment 155 to the south is accessed from the replacement staircase up from ground floor level.

The original servants staircase would have run from the kitchens to the mezzanine and the two floors above. This has been removed between ground and mezzanine level to create the cafeteria. This staircase will therefore be reconstructed in a slightly different position to accommodate the lift and allow for separation lobbies to separate the apartments.

Wherever possible external amenity space by the way of terraces has been provided. Three terraces are proposed at this level which all face south west.

24 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

FIRST FLOOR

The first floor plan is shown on the right. The grand staircase is to be retained but as it only originally served family and guest rooms it does not continue beyond the first floor level. We therefore propose reconstruction of the service staircase to rise up around the new lift so that it will continue beyond first floor level to serve the upper first floor and the second floor.

The lift will be double sided with doors serving each of these floor levels to ensure fully inclusive access to these apartments.

Wherever possible external amenity space by the way of terraces has been provided (see plan). The entrance porch structure is in need of major structural reconstruction work (the arches are spreading due to inadequate buttressing by the corner peers). This reconstruction will enable the new roof of the porch to become a private external terrace for the use of the adjacent apartment 157.

The terrace shown serving apartment 158 is an existing terrace sited over the ground floor bay window. Apartment 159 will have a small roof terrace accessed from both its kitchen and living room. The terrace occupies the flat roof above the dining roof of apartment 156 in the mezzanine. In order to prevent direct overlooking of other private terraces below, the paved area is set back from the flat roof with an area of planting in order to provide privacy screening.

25 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 25 3.0 CONVERSION OF THE MANSION

SECOND FLOOR

The second floor plan is shown on the left. Originally all the rooms at this level would have been used for servants sleeping accommodation. The headroom is therefore limited, generally 2.3m clear height.

Over the years there have been several alterations and adaptations at second floor and roof level in order to improve the accommodation available.

The photograph above shows a typical extension at roof level carried out in the past 30 years to provide extra space, the photograph on the opposite page shows a general view of the roof with its different levels, valley gutters etc. The various roof slopes and solid walls that exist have very poor thermal insulation qualities. Furthermore the valley gutters are difficult to maintain and have in the past been prone to leakage

26 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

THE ROOF

Our strategy is to simplify the roofscape as much as possible without changing the external appearance of the building. A new flat roof area will be inserted between the existing ridges that can achieve long term sustainability and meet building regulations for the conversion. The existing slated slopes retained will also be insulated.

This approach will enable the provision of good quality accommodation as shown on the plan on the left. The original dormer windows tend to be small and can be augmented by clear skylights through the flat roofed area.

The space above the two bay windows on the southern elevation will be adapted to provide external terraces hidden behind the existing restored parapets for each of the two apartments on this floor level.

27 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 27 3.0 CONVERSION OF THE MANSION

28 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 3.0 CONVERSION OF THE MANSION

29 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 29 4.0 LANDSCAPE

LANDSCAPE

30 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited IMAGE/S

4.0 LANDSCAPE

4.1 LANDSCAPE PRINCIPLES AND OBJECTIVES • Use natural hard landscape surface materials; • Create activity on the lawn through the As set out and in accordance with the outline application, introduction of a permanent, shallow water feature the overarching site wide landscape concept for the (to be included within Phase 4); and site seeks to: • Reinstate the steps down from the house to the

formal lawn (to be included within Phase 4). • Address the site’s location on the edge of Welwyn and its Green Belt setting; • Respect the local landscape character in terms of both individual and collective elements; • Maintain the well treed visual horizon in long distance views and in the long term; and • Maintain the principle areas of open space.

Phase 3 consists of the retained Frythe building converted into 12 apartments, set within the existing retained tree structure. The landscape design intent for this part of the site therefore is to:

• Maintain the existing mature trees, associated open space and formal lawns providing the landscape setting and framework to the Frythe building; • Provide a distinguished, high quality hard landscape treatment to the main approaches which reflects the heritage of The Frythe; • Break up areas of parking through tree planting. • Use a combination of low evergreen hedging, shrub and herbaceous planting to provide a defensible edge to the communal landscape associated with The Frythe, setting the existing building into a new immediate soft landscape and framing the key communal entrance walkways; • Provide formal hard, terraced gardens to private garden areas contained by walls and low hedge planting;

31 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 31 4.0 LANDSCAPE

4.2 LANDSCAPE LAYOUT

The plan opposite sets out the landscape layout as per the concept and design intent;

1. High quality resin bound gravel surface to the main approach to The Frythe

2. Proposed tree planting to enhance the existing

tree structure and setting to The Frythe. 8 2 1 3. Low evergreen hedging 2

4. Central green space 4

5. Ornamental shrub, herbaceous and groundcover planting 7 5 9 6. Breedon gravel to pedestrian paths

7. Natural stone paving to private terraces 9 8. Setts to delineate parking bays and access

9. Topiary specimen shrubs to entrances

7

5 3

6

32 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 4.0 LANDSCAPE

4.3 HARD LANDSCAPE STRATEGY • components of the public realm will also contribute materials in a range of prices and to allow for early to the overall sustainability of the scheme. Examples procurement in order to ensure supply. The public and communal areas will be been of which might be items manufactured from • to allow the Client flexibility when considering designed to be robust and of a quality appropriate to environmentally sensitive materials or recycled material choices at all stages of the design process the site physically and which also conveys a unifying materials and ensuring that all provide lifecycle whilst maintaining the design integrity. character to the new development within its local value. • to be robust enough for the proposed uses of the context. Importance is given to the appropriateness • all elements will provide a sufficient level of comfort development and the technical requirements of of the materials with regard to place making and their and amenity but will also minimise clutter and visual the site and its construction. long-term performance. The hard landscape strategy confusion. A palette of three different surface materials have is as follows: • the technical principles provided by NJUG been chosen for Phase 3 in order to create high quality in relation to vehicle turning and sightline setting for The Frythe: • material selection will seek to create a place which requirements will be met. complements and improves the existing hard • Resin bound gravel surfacing to The Frythe landscape treatment present across the site; HARD LANDSCAPE MATERIALS PALETTE approach and parking bays • provides a high quality response to the approach • Breedon gravel to pedestrian footpaths. and immediate setting to The Frythe and provides In accordance with the outline application, the materials • Natural stone flag paving to private terraces. cohesion to the streetscape and communal areas for the Phase 3 hard landscape palette have been • Setts to delineate parking bays and access. within the development. selected to fulfil the following: • the design and placement of all the elements will The plan and images on the next page illustrate the respond to the existing and proposed architecture • to realise the landscape strategy of the public palette of hard landscape materials selected for use of the development through sympathetic, and private realm, the materials used will be a co- within Phase 3. appropriate and consistent materials, textures and ordinated range of self-weathering elements based scales. around a restrained selection of modular units and • the designed components of the new public street furniture arranged to address both function realm shall contribute to the creation of a secure and form. environment by minimising the potential for • to use the materials to inform the movement of concealment. The provision of an appropriate level pedestrians around the site. of lighting will also assist achieving a secure public • to use a range of natural materials across the site realm. wherever possible. • all elements selected will be suitably robust and • to illustrate the choice of materials available for able to tolerate the stresses of a public environment use across the site and establish approval of the over a long period of time with minimal materials with the Local Planning Authority at an maintenance requirements. Similarly, items will be early stage. located in areas that are least likely to be abused • to establish, from the beginning, a choice of quality or vandalised.

33 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 33 4.0 LANDSCAPE

HARD LANDSCAPE LAYOUT

PT1 PT2

4 1

2 PT3 PT4

PT1 Resin bound gravel surfacing PT2 Natural stone slab paving PT3 Breedon gravel PT4 Setts

3

34 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 4.0 LANDSCAPE

4.4 SOFT LANDSCAPE STRATEGY Based on these principles the soft landscape design for Phase 3 has been developed as follows; Planting softens the built form, humanises scale, mitigates the microclimate, provides a seasonal sense • Strategic tree planting throughout the phase using of place and provides biodiversity opportunities. a small variety of species. The proposed trees Tree planting in particular can respond to and extend the are to supplement and reinforce the existing tree landscape structure into the site by framing key spaces structure within the site and phase. through the planting of avenues or individual specimen • Proposed low evergreen hedge planting to provide street trees. The following principles have been applied a high quality setting for The Frythe and defensible to the soft landscape; edge. • Ornamental and herbaceous shrub and • Selection of plants which consider the form and groundcover planting is proposed around the eventual scale of the space and elevation, whilst perimeter of The Frythe. The material palette has also considering future maintenance requirements. been selected to provide a domestic feel whilst the • The selection of tree and shrub planting which layout has developed to ensure there are no small, will enhance the design by responding to the insignificant areas of planting proposed. articulation of the space in framing spaces and • Proposed shrub planting provides a defensible defining pedestrian connectivity and vehicle barrier between areas of public open space and movement. property boundaries. • Planting will be appropriate in terms of setting and • Plant sizes specified in order to produce a high will not pose a threat or nuisance, for example quality landscape setting, e.g. 3-15L shrub planting through the specification of clear stem trees (dependant on location and availability, min 4.5m adjacent to pedestrian routes. high trees with 2m clear stem. • A strategic response to species selection in terms of • Amenity grass is proposed within the public open suitability to location, considering building shadows spaces to provide areas for a variety of activities to etc. take place. • The selection of plant species to increase biodiversity potential and reduce long term maintenance requirements. • The selection of plant species that will enhance the existing vegetation present across the site and maintain in the long term the well treed ridgeline in the long distance views.

35 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 35 4.0 LANDSCAPE

SOFT LANDSCAPE LAYOUT

The plan opposite sets out the soft landscape design for Phase 3;

1. Proposed tree planting to complement and enhance the existing tree structure

2. Ornamental and herbaceous shrub and 1 groundcover planting to The Frythe perimeter

3. Low evergreen hedge planting 1 4 4. Amenity grass to central space

5. Topiary specimen shrubs to entrances 2 5

1

3 2

36 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 4.0 LANDSCAPE

4.5 TREE PLANTING LAYOUT

The plan opposite sets out the tree planting strategy for phase 3;

1. Existing trees surrounding The Frythe retained

2. Single species tree planting to break up parking T3 bays 4 T3 3. Large tree species planted in central green space T1 as an accent 3 2 T2 4. Existing tree structure supplemented and rein- T1 forced with proposed tree planting in open spaces. T1

T5

4

T4

1

37 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 37 4.0 LANDSCAPE

4.6 PROPOSED TREE PLANTING

T1 Acer saccharinum T2 Cedrus atlantica T3 Prunus avium T4 Quercus ilex T5 Robinia pseudoacacia All trees to be 25-30cm girth, min 4.5m high with 2m clear stem. All evergreen trees to be min 2m high with canopy to the ground.

T1 - SILVER MAPLE T2 - ATLAS CEDAR T3 - CHERRY

T4 - HOLM OAK T5 - FALSE ACACIA

38 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 4.0 LANDSCAPE

4.7 PROPOSED ORNAMENTAL SHRUBS S1 Berberis thunbergii atropurpurea S2 Bergenia ‘Bressingham White’ S3 Carex paniculata

S4 Ceanothus x burkwoodii S1 S2 S3 S4 S5 S5 Choisya ternata S6 Cistus x corbariensis S7 Cornus canadensis S8 Corylus avellana S9 Cotinus coggygria ‘Royal Purple’ S6 S7 S8 S9 S10 S11 S10 Deschampsia cespitosa S11 Elaeagnus x ebbingei S12 Festuca glauca S13 Geranium ‘Wargrave Pink’ S14 Hebe ‘Sapphire’ S15 Hebe ‘White Gem’ S12 S13 S14 S15 S16 S16 Ilex aquifolium ‘Silver Queen’ S17 Lavandula ‘Vera’ S18 Osmanthus x burkwoodii S19 Pachysandra terminalis S20 Pennisetum alopecuroides S17 S18 S19 S20 S21 S22 S21 Phormium tenax ‘Sundowner’ S22 Skimmia japonica ‘Rubella’ All shrubs are to be container grown stock in sizes ranging from 3 litre up to 15 litre.

39 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 39 4.0 LANDSCAPE

4.8`PROPOSED HERBACEOUS / PERENNIAL SHRUBS HB1 Agapanthus ‘Ben Hope’ HB2 Ajunga reptans HB3 Echinacea purpurea HB4 Echinops ritro HB5 Heuchera micrantha ‘Palace Purple’ HS1 HS2 HS3 HS4 HB6 Hosta ‘ Purple Heart’ HB7 Hosta ‘White Feather’ HB8 Salvia officinalis All shrubs are to be container grown stock in sizes ranging from 3 litre to 4 litre.

HS5 HS6 HS7 HS8

40 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 4.0 LANDSCAPE

4.9 PROPOSED GROUNDCOVER SHRUBS Proposed groundcover planting to service strip areas within public spaces. G1 Artemisia stelleriana ‘Boughton Silver’ G2 Luzula nivea G3 Polypodium vulgare G1 G2 G3 G4 G5 G4 Pulmonaria ‘Sissinghurst White’ G5 Stachys byzantina ‘Silver Carpet’ All shrubs are to be container grown stock in sizes ranging from 3 to 4 litre

4.10 PROPOSED HEDGE AND SPECIMEN SHRUBS H1 Buxus seppervirens SS1 /2 Buxus seppervirens SS3 Taxus baccata

H1 SS1 SS2 SS3

4.11 PROPOSED BULB PLANTING Proposed bulb planting within ornamental and herbaceous shrubs planting beds; BU1 Allium sphaerocephalon BU2 Allium hollandicum BU3 Tulipa ‘White Triumphator’ BU4 Tulipa ‘Violet Beauty’ BU1 BU2 BU3 BU4

41 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 41 6.0 CONCLUSION

ACCESS

42 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 5.0 ACCESS

5.1 PEDESTRIAN / CYCLEWAY NETWORK 5.3 CAR PARKING, CYCLE STORAGE AND REFUSE COLLECTION The hybrid planning permission N6/2012/1778 approved full details of the site access The currently adopted parking standards for and central spine road to serve the new are defined in a Supplementary development. Pedestrian and cycle access Planning Document (SPD) entitled ‘Parking will be accommodated via the B197 Digswell Standards’ adopted January 2004 by WHBC. Hill Whitehill access. Pedestrian access along Vehicular parking arrangements have been the main access road will be enhanced by calculated in line with the WHBC parking SPD and the provision of a new 2m width footway, in are illustrated on the site layout. accordance with Hertfordshire County Council standards. Furthermore works to the existing The WHBC Parking Standards SPD also specifies footway on the northern side of the B197 Digswell a requirement for the provision of one long term Hill have also been undertaken to widen the cycle parking space per dwelling if no garage or footpath, provide crossing point to incorporate shed is provided. Our proposals include space for tactile paving and dropped kerbs to facilitate cycle storage in the garage. easier crossing for pedestrians away from the main Refuse is collected from private estates providing site access junction bell mouth. The widened prior arrangements have been made with the path will accommodate both pedestrian and Council. These arrangements cover such issues cyclist movements. These works have been as the frequency of the services required and the implemented in accordance with the hybrid suitability of the access and estate roads to cater for planning permission. a loaded 10m long refuse collection vehicle. A Travel Plan has also been approved as part of Consideration has been given to the following: the previous planning permission and includes measures to encourage the uptake of walking • Storage areas for bins; and cycling. • The horizontal alignment of delivery routes which will need to be tracked to ensure the 5.2 INCLUSIVE ACCESS refuse vehicles are catered for; KEY

All the dwellings are to be constructed to meet • The vertical alignments to avoid excessive PARKING SPACE with Building Regulations Part M. All the external gradients; and VISITOR PARKING SPACE spaces will be designed to accommodate • The surface treatment to assist collection ambulant disabled and wheelchair access with GARAGE operatives. ramps to meet those requirements. REFUSE STORE

43 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 43 6.0 CONCLUSION

CONCLUSION

44 DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited 6.0 CONCLUSION

CONCLUSION

• The proposals accord with the approved parameter plans and create a high quality residential environment, appropriate in terms of scale, design, layout, landscaping and materials.

• The sympathetic conversion of the house adheres with the principles set out in the outline planning permission.

• The new accommodation that surrounds the mansion has been carefully designed to respect the setting of this building.

• The proposals for the site as a whole provide high quality open spaces, with existing tress creating a series of focal points and centrepieces throughout the layout.

• The majority of the proposed apartments will benefit from private amenity space in the form of terraces.

• The proposed conversion will provide good quality accommodation retaining the character of the original mansion and securing its long term future.

• The proposals make appropriate provision for inclusive design and access.

• Each apartment will benefit from the provision of a garage and parking space. There will also be eight visitor car parking bays.

• The scheme as a whole, including the mansion conversion, accords with the relevant national and local plan policies.

45 Omega Partnership Limited DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 45 2030-A-4003-G

Omega Partnership Ltd. Glenavon House 39 Common Road Claygate Surrey KT10 0HG

Tel: (01372) 470 313 Fax: (01372) 470 358 PREPARED BY OMEGA PARTNERSHIP LIMITED. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Omega Partnership Limited. Desk Top Publishing and Graphic Design by Omega Partnership Limited.

DESIGN AND ACCESS STATEMENT • The Frythe, Welwyn• December 2013 Omega Partnership Limited