PROPOSED Residential Development Aldermaston Wharf, Padworth

PROPOSED residential development aldermaston wharf, padworth

DESIGN AND ACCESS STATEMENT

November 2010

STRIDE TREGLOWN JOB NO. 30892 PREPARED BY DA CHECKED BY DJE DATE November 2010 FILE 30892_R01_101129_D+A Statement_PLANNING.indd REVISION NO. -

1 INTRODUCTION 1.1 Role of Document 1 1.2 The Applicant 1 1.3 The Site Context 1 1.4 Historical Context 2 Promenade House 1.5 Site Characteristics 3 The Promenade 1.6 Existing Buildings 5 Clifton Down 1.7 Surrounding Land Use 6 Bristol 1.8 Local Architectural Character 7 BS8 3NE 1.9 Architectural Precedent 8 1.10 Community Involvement 8 1.11 Planning History 9 1.12 Planning Policy Context 9 1.13 Planning Policies 9 1.14 Development Objectives 9

2 DESIGN STATEMENT 2.1 Description of Development 11 2.2 Use and Amount 12 2.3 Visitor Centre Car Parking 12 2.4 Design Development 13 2.5 Layout 14 2.6 Scale 16 contents 2.7 Appearance 18 2.8 Amenity Space 18 2.9 Landscaping 19

3 ACCESS STATEMENT 3.1 Inclusive Design 20 3.2 Internal and External access 20 3.3 Emergency and Service Vehicle Access 20 3.4 Pedestrian and Cycling 20 3.5 Public Transport 20

4 DRAINAGE 4.1 Foul Water Drainage 20 4.2 Storm Water Drainage 20

5 SUSTAINABILITY 5.1 Sustainable Initiatives 21 5.2 Environmental Assessment 21 5.3 Physical Environment 21 5.4 Code for Sustainable Homes 21 5.5 BRE Green Guide on Materials 21

6 BUILDINGS FOR LIFE 22

British Waterways H2O Urban 1 Sheldon Square 8 Cork Street Paddington Central Mayfair London London W2 6TT W1S 3LJ

1 INTRODUCTION

1.1 Role of Document

This Design and Access Statement is written in support of the Planning Application for a proposed residential development at Aldermaston Wharf, Padworth, Berkshire submitted to West Berkshire Council for :

13 no. new dwellings and associated parking including forming new accesses from the public highway. Also associated with the proposed development is the reprovision of 14 no. visitors spaces for the use of the Aldermaston Wharf Visitor Centre.

(BATH ROAD) The format of the document reflects the guidance described in Section 3 of the Department for A 4 Communities and Local Government Circular 01/2006.

ALDERMASTON WHARF The submission provides details relating to the siting, design and external appearance of the proposed development and explains how it is to be landscaped. It also provides details of the access and car parking arrangements within and surrounding the site and sustainability.

The intention of this document is to allow local communities, voluntary groups and other stakeholders to involve themselves more directly in the planning process and to clarify the proposals in addition to the submitted drawings.

BASINGSTOKE ROAD) This document should be read in conjunction with the drawings listed in the issue sheet. A 340 (

1.2 The Applicant The applicant is H2O Urban LLP in partnership with British Waterways. British Waterways is the inland 1.3 Site Context navigation authority for England, Scotland and Wales, and a public corporation sponsored by DEFRA. Aldermaston Wharf is a small, but busy rural village, situated 1.5 miles north-northwest of Aldermaston in British Waterways is the guardian of 2,200 miles of historic canals, rivers and docks, and the 200-year old the West Berkshire District of the County of Berkshire. It lies at the junction of two main roads, with a station network, is considered one of the finest examples of industrial heritage in the world. British Waterways’ on the Great Western Railway line from London to the West. The Kennet & Avon Canal runs the length estate comprises the country’s third largest collection of listed structures and a wealth of important urban of the southern side of the village. Aldermaston Wharf was designated as a Conservation Area by West and rural habitats that support a variety of familiar and endangered species. Berkshire District Council in 1970.

The waterways attract over 13 million people each year for primarily recreational purposes. British The site, which measures approximately 0.37 hectares is situated in the eastern end of the village Waterways works with local communities, businesses and councils to unlock the potential of the waterways accessed from Wharfside. Basingstoke Road (A340) borders the site to the west, with Wharfside to the to benefit waterside areas and to secure the funds needed to maintain and repair the system. north and the Kennet and Avon Canal to the south.

British Waterways, in partnership with specialist regeneration company bloc, have created H2O Urban The site currently comprises a mixture of uses incorporating a public car park, a Grade II Listed Visitor LLP as a joint venture to regenerate selected sites. The joint venture enables funds to be generated Centre / cafe with a small former Toll Office building (also listed), vacant scrub land and utilities structures. from sensitive development and regeneration, for reinvestment into maintaining and improving British A tow path runs along the entire sounthern boundary of the site. Waterways’ local and national canal infrastructure. The immediate vicinity off Wharfside comprises a range of semi-detached houses and terraced cottages The regeneration company combines the enterprise and ambition of a private development company, with dating from various eras. To the west is Wharf Cottages lying parallel to Basingstoke Road and to the east the social responsibility of an established public body. is Wharf House with its garage and out buildings. In the ownership of the apllicant but outside the scope of this application is a neighbouring pair of indistinct semi-detached houses.

Wharfside terminates at the entrance to a privately operated marina servicing the leisure and boating business.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 1 1 INTRODUCTION

1.4 Historical Context

An engraving of the timber swing bridge over the Kennet and Avon Canal with Bridge House in the background. The historical importance of Aldermaston Wharf relates to its connection with the construction of a direct waterway which eventually linked London and Bristol. The River Kennet adjacent to Aldermaston Wharf was made navigable between 1718 and 1723 under the supervision of the engineer John Hore of Newbury and opened as the Kennet Navigation in 1723 pre-dating the eventual formation of the Kennet and Avon Canal in 1810. The Kennet Navigation had wharves at either end of its length, at Newbury and Reading, and in Aldermaston which was about the mid-point.

The existence of a wharf allowed a trading community to develop around it. In addition carpenters were required to service the locks and bridges which added to the local growth and the formation of a central carpentry depot. On completion of the Kennet and Avon Canal, local trade flourished even more with exports of timber products, malt and flour to London and imports of coal, groceries and manufactured goods. When the Great Western Railway bought the canal in the 1850s a canal spur was constructed to the railway sidings to allow transfer of goods between canal and rail. Some of this has now been infilled although the line is visible.

The Kennet Navigation handled boats which were similar to those which plied the Thames, much larger than the normal canal narrow boat. The large locks needed to cope with these barges, together with the timber swing bridges allowing traffic across the canal became characteristic of the Kennet Navigation. Wharf Cottages adjacent to the lift bridge over the canal Aldermaston Lock with the Wharf Cottages behind. The Grade II Listed Aldermaston Lock to the west of the village was built between 1718 and 1723. It was originally turf-sided, but enlarged in the mid-eighteenth century and given scalloped brick walls which is a unique feature on this canal. It was altered in the late twentieth century when the walls were raised to the full height of the lock. It was originally called Brewhouse Lock because of Strange’s Brewery stood beside it.

Linked to the brewery was Bridge House which sits adjacent to the current lifting bridge and is immediately south of the application site. Bridge House is a Grade II listed building believed to have been built after the canal was completed in 1723 for the family of the brewery owner and since 1987 has been the home of Alder Bridge Steiner Waldorf school.

To the east of Bridge House lies a row of half-timber cottages known as the Malthouse. Historically they were used as maltings for the brewery before being converted into cottages in the early part of the 20th Century.

The site itself contains two historically important buildings namely the Wharf Cottage (now acting as a visitor centre / cafe to the canal) and the smaller Toll Office within its curtilage. Both buildings became Grade II Listed in January 2009. 18th Century Bridge House built by the owner of the Wharf Cottage and Toll Office contemporary with the former Strange’s Brewery. construction of the canal and now a Canal Visitor Centre

2 1 INTRODUCTION

1.5 Site Characteristics

In its present condition, the site comprises of the Visitor Centre and garden, with car parking adjacent to the buildings and also contains an existing electric substation, bridge lifting mechanism and a foul pumping station. The remainder of the site area is scrub and vacant land.

The topography of the site is fairly flat, however the existing buildings, trees and shape of the site pose a great challenge to the proposal.

The site is a complex shape, being formed around a number of existing buildings including numbers 14 and 15 Wharfside (under the applicants ownership) and the listed Visitors Centre and associated, listed, Toll House. A large proportion of the site fronts the Kennet and Avon Canal.

The site contains a number of constraints and abnormalities which have influenced the layout. These include the sewage pump, which is being relocated as part of the proposed development. Access to the existing substation, the retention of the existing trees, accommodating the visitors car park associated with the Visitor Centre and responding to the listing of the Visitor Centre and Toll House half way through the design process.

However, notwithstanding these issues, there is potential for a high quality scheme of simplicity in layout and form, which could enhance and reinforce the natural character of the site and surrounding area.

Entrance to Wharfside off Basingstoke Road with Scrub vegetation adjacent to 14 Wharfside with Wharf Nos. 14 and 15 Wharfside under the ownership of Approach along Wharfside with existing visitor’s car scrub vegetation on the north-west corner of the site. Cottages in the background. British Waterways. park entrance to the right.

Existing car-parking on site. View into the site from Wharfside with the Wharf Tow-path to south of site looking east with the site to Tow-path to south of site looking west with the site to Cottage in view. the left. the right.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 3 1 INTRODUCTION

Existing Site Plan Showing Constraints

4 1 INTRODUCTION

1.6 Existing Buildings

The site contains two buildings which are thought to be contemporary to the construction of the canal. The Toll Office like the main building appears to date from the18th Century. This also suggests a Known as the Wharf Cottage and the Toll Office, both are Grade II Listed. connection with the 1723 Kennet Navigation. It is a small single storey structure witha pitched clay tile roof. The masonry is red brick in a Flemish Bond with a gable end chimney stack to the NW. The opposing The Wharf Cottage appears to date from the 18th Century with some 19th/20th Century alterations. The gable (SE) is timber framed painted black with rendered brick infill and brickwork below, both in white. period of construction of the cottage would coincide with the construction of the original 1723 Kennet Navigation, providing the building with a significant waterway heritage value. The front elevation of the Although it is generally called the Toll Office, there is no evidence to show that it was built as such and cottage is highly visible from the canal-side. Also of historical interest are GWR iron boundary markers at the plan form, range and associated copper suggest it was a wash-house possibly used for communal the south-west corner of the house and a second immediately outside entrance from canalside. These are purposes. This is supported by an oral account of the building’s function from a local source. It is not significant examples of canal heritage dating from the era of ownership of the K & A Canal by the Great known if it also served as a dwelling in the past. The front and end elevations are visible from the wharf. Western Railway in the later 19th/20th Century. Untypically, like the Wharf Cottage this building is also not in alignment with the canal.

The Wharf Cottage and Toll Office have group value as a composition of historic buildings with the Toll Office forming a unique example on the K & A with significant heritage value, differing in design fundamentally from the only other Toll Office at Dundas Wharf near Bath.

More detailed information is provided under the Historical Impact Assessment included with the application.

Front south-east elevation of the Wharf Cottage at an View of Wharf Cottage from footpath on Wharfside. angle to the canal. The cottage was built as a 2 storey dwelling with 3 bays facing the canal with a half hipped clay tile roof and a flat roofed single storey extension to rear (NW). The central door has a hood supported by timber brackets. The building is white painted and partially rendered brick.

The dwelling is now used as a Visitor Centre and tea rooms but in plan contains 2 living rooms, kitchen and bathroom downstairs with 2 bedrooms upstairs. The original fireplace relating to the removed stack is bricked up, but the tongue and groove stair panelling and internal ledged doors with wrought iron latches are likely to be original features. The roof timbers are elm with purlins supported by 2 queen post trusses constructed with pegged joints. Toll Office from canal tow-path. Rear of Toll Office.

Interior of Wharf Cottage. Wharf Cottage and Toll Office in foreground from tow-path.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 5 1 INTRODUCTION

1.7 Surrounding Land-Use

A range of historic and modern land-uses surround the site:

• Directly to the north of the site, Wharfside, is a residential area. • Wharf Cottages to the south-west, provides 4 terraced houses along Basingstoke Road. • Adjacent to Wharf Cottages is a canal crossing which is serviced by a lifting bridge, the mechanism of which is powered from a pump room within the site. • Immediately to the east of the site is the Wharf House with its outbuildings. • Further to the east of the site is ABC Leisure, offering canal based leisure opportunities to the community. • To the south of the site is the Kennet and Avon Canal, with public footpath and major cycle route along the canal and further residential units beyond. • The opposite side of the canal on the south consists of a mixture of buildings including the aforementioned Bridge House and Malthouse Cottages and associated modern garages.

Wharf House located to east of the site. Boat yard located to far east of the site.

Wharfside located to north of the site. Typical houses on Wharfside. View of tow-path to the south of the site taken from View of tow-path to the east of the site looking the lifting bridge. towards boat yard.

Wharf Cottages on Basingstoke Road located to the south- Lifting bridge on the adjacent to Wharf Cottages Canal path to the south of the site with houses and The Malthouse Cottages on the opposite canal bank. west corner of the site garages on opposite canal bank.

6 1 INTRODUCTION

1.8 Local Architectural Character

The growth of Aldermaston Wharf has not generated a distinct architectural character for the area, instead creating a mixture of styles linked with either the period of construction or its function. The buildings of importance are set in or around the wharf including the Wharf Cottages, Wharf House, the Canal Visitor’s Centre and nearby Bridge House and the Malthouse. The boatyard adjacent to the site contains a few relatively modern buildings of an industrial nature. Much of the rest of the village is quite modern in construction with an architectural identity which is more sub-urban than rural.

Common unifying materials for houses are brick walls, some painted and clay roof tiles. However, this is not homogenous and examples of half timber walls, tile hanging and render are in evidence. Roofing materials also vary with clay tiles dominating, but also examples of slate sheet metal in use.

The Grade II Listed Canal Visitor Centre and Toll Office Wharf Cottages to the west of the site.

View of tow-path to the east of the site looking Semi detached houses on Wharfside located to north Wharf House to the east of the site. The Malthouse Cottages on the opposite bank of the Typical boatyard buildings to the east of the site. towards boat yard. of the site. canal.

The Georgian Grade II Listed Bridge House built by the owner of Strange’s Brewery following the construction of the canal. The building is now in use as a Steiner School.

Traditional cottages at the north end of the village off Modern housing development on the former brewery site Modern apartments on the north side of the canal to the Modern metal roofed houses off Mill Lane to the south of Basingstoke Road. on the south side of the canal. west of the site adjacent to Aldermaston Lock. the village.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 7 1 INTRODUCTION

1.9 Architectural Precedent 1.10 Community Involvement

The architectural character of the proposals have evolved from a rigourous analysis of local vernacular, Public involvement and consultation was an important factor in the evolution of the design. A public affairs industrial and waterside precedents to create a design which acknowledges the context of the site, it’s consultancy, Quatro was appointed to undertake the organisation of public meetings and exhibitions. Key historical importance as part of the locality’s canal-scape and its distinct character through its proximity to stakeholders with an interest in the site were invited for consultation including - the Listed Wharf Cottage(Visitor Centre) and Toll Office. • Padworth Parish Council At the heart of the design intention, is maintaining the characteristics of the historic buildings on the site. • Kennet and Avon Canal Trust This is primarily established by the relationship of new to the existing buildings, their appearance and the • Inland Waterway Association spaces which surround them. In addition statements were issued to the 12 members of the Eastern Area Planning Committee and Ward The proposals therefore, carefully attempts to reinforce the individuality of the Wharf Cottage, by being Councillors. visually different in materials but respectful in scale and positioning so that the Listed Buildings remain the strong focus of the site. To allow local resident the opportunity for involment in the design process, an exhibition was held at the Canal Visitor Centre where graphic presentations were on display and leaflets were available to take away. The use of materials for the new buildings aligns with the site’s location and former industrial nature Visitors were given the opportunity to leave comments or to visit a dedicated blog site where comments reflecting the traditional design of local cottages and boat yards using a palette of materials which are could be added. robust and durable. In recognition of the canal’s industrial history, the proposals are inspired by materials which are related to the creation of trade in Aldermaston Wharf such as timber, at one time a significant More detailed information regarding the consultation and feedback is covered in the planning statement industry here and reflected by its use on the site historically for cladding. The light render finish is in and Statement of Community Consultation by Quatro which is attached as part of the application. response to the painted brick and render used on the canal-side cottages. The zinc roof is a hint to an industrial past reflecting the more utalitarian buildings of the current boatyard.

The images below, display a collection of ideas which have played a part in the evolution of the design to create buildings which maintains the desired ‘spirit of the canal’.

Images of the exhibition display at the Canal Visitor Centre

Historical image of timber buildings along side the canal. A modern rural building with a metal roof.

A modern water-side house with a metal roof and timber cladding. Modern interpretation of a terrace of cottages. A mixture of timber, render and zinc roof. Cover page of the leaflets available at the exhibition.

8 1 INTRODUCTION

1.11 Planning History 1.14 Development Objectives

Having undertaken extensive public consultation, and both site and market analysis, British Waterways West Berkshire District Council’s records show that the application site has a limited planning history which have come to the conclusion that the most appropriate and viable use for the site is for residential is set out in the supporting Planning Statement. dwellings. As a result, British Waterways is aiming to provide high quality residential accommodation, in an attractive and sustainable architectural language, which respects the character of the Conservation Area 1.12 Planning Policy Context and Listed Buildings of the local area.

The proposed development at Aldermaston Wharf has been assessed in line with relevant National, The principal development objectives are to: Regional and Local Planning Policy Guidance. • Create a high quality residential scheme based upon exemplary design. This document has been prepared in accordance with the Quality Design West Berkshire Supplementary • Produce a scheme which retains the spirit of the historic area and the site’s heritage. Planning Documents. It responds to the requirements of the Town & Country Planning (General • Enhance the character and appearance of the conservation area. Development Procedure) (Amendment) (England) Order 2006 which requires planning applications to be • Integrate with the canal-side context and the local vernacular architecture by using sympathetic accompanied by a Design & Access Statement that explains the design concepts that have been applied forms and materials. to the development and how access routes have been taken into account. • Respect the historic context of the site. • Positively address the canal frontages, with enhanced views across and along the canal and A detailed analysis of national, strategic and local planning policy is contained within the Planning creating a strong and appropriate canal edge. Statement Document and identifies issues relevant to a consideration of the design of the proposed • Retain the visitor parking. scheme. • Protect the Listed Buildings and the setting of the buildings.

The importance of design and access issues, as stressed in planning policy, has been taken into account in finalizing the form of the scheme that is the subject of this application. These issues include building form, scale, layout, orientation and height with emphasis on enhancing the local environment.

1.13 Planning Policies

For further planning details and Planning Policies , please, refer to the Planning Statement Document.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 9 DESIGN AND ACCESS STATEMENT

10 2 DESIGN STATEMENT

2.1 Description of Development

The proposed development comprises of 13 new residential units, the relocation of existing car parking for A large proportion of the site fronts the Kennet and Avon Canal, and the layout maximises the number of the Visitor Centre and relocation of the existing sewage pump station. houses that benefits from this attractive waterside amenity. A respectful approach in relation to the siting of the new buildings and their relationship with the Visitor Centre and Toll office is undertaken in terms of The site is a complex shape, being formed around a number of existing buildings including numbers 14 spatial arrangement, materials and scale. and 15 Wharfside and the listed Visitors Centre and associated, listed, Toll Office. The site also contains a number of constraints and abnormalities which has an influence on the layout. These include the foul The site will consist of 3 individual terraces (a mixture of 1.5, 2 and 2.5 storeys in height) with formal pump station, which is being relocated as part of the proposed development, access to the existing spaces to the front and more private spaces to the rear, with associated car parking. electrical substation, the retention of existing trees and accommodating the visitors car park associated with the Visitors Centre. The proposed arrangement of the individual buildings has been designed to reflect the shape of the site, the site constraints and the site context. However, because of the nature of the site, all building frontages The main opportunities available to the site relate to the existing features which create the site’s identity, are relatively public in the sense that they either face the canal tow-path, Basingstoke Road or parking particularly the proximity to the canal and its relationship to the historical canal related buildings. These courts and therefore the designs have taken this factor on board. Ultimately, each location has different factors form the framework which underpins the design approach. features which have generated a design response that has influenced the proposed building on that specific site.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 11 1 INTRODUCTION

2.2 Use and Amount 2.3 Visitor Centre Car Parking

The application relates to the provision of new residential accommodation. Although the external approach The proposals to insert new dwellings into the site and to emphasise the site’s strengths leads to the need and parking to the listed Visitor Centre is to be altered, this application does not involve any works which to relocate the existing 14 Canal Visitor Centre parking. Responsibility is not accepted for errors made by others in scaling from physically affects the built fabric of the Visitor Centre or its associated Toll Office. The proposed scheme this drawing. All construction information should be taken from figured comprises of the following: The visitor parking is a major concern to local residents and has two principle elements. Namely, the loss dimensions only. of visitor parking provision, and that the visitor spaces will be used by residents of the development. Both north • 13 residential units in three buildings with private front and rear spaces, external storage space and issues have been addressed within the scheme to ensure the development does not add any additional 0mm 50mm 100mm associated car parking. pressure to the local road network. • Relocation of car parking for the Visitor Centre Original • Relocation of existing sewage pump station 14 public car parking spaces have been retained and carefully sited for use in association with the Visitor A1 Sheet Size Centre - the same number as are presently useable. Whilst a recent car park utilisation study indicated that Site analysis, public consultation and market research has concluded that residential development is the a reduction in the number of public car parking spaces would be justified, having heard representations most appropriate, sustainable and sympathetic use for the site making it compatible with the surrounding from the K&A Trust, local residents and the PC, and to support the future viability of the visitor centre the use of the locality. redevelopment of the site will not result in a reduction in the number of public car parking spaces. Proposed Building Types

The dwellings are to be marketed primarily to couples and retirees, with a few larger units providing family The visitor car park was historically controlled by a coin based ticket machine and inspection programme. Building A homes. As a result, the size of dwelling unit has been carefully considered to provide a good mixed The system was not effective and ultimately the machine was removed. This has lead to an increase in 2 bed house - 900sqft (1.5 storey)...... 4 no demographic appeal. long term parking and other issues. Building B 3 bed house - 1100sqft (1.5 storey)...... 2 no proposed vehicular access to The proposed accommodation schedule comprises the following:- car parking To ensure the car park is used for visitors and not commuters a “ring-go” style contract will be set up to 4 bed house - 1350sqft (2.5 storey)...... 3 no ensurevehicle the access spaces to el.substation are regularly vacated. A small fee would be charged for say the first two hours as not to Building C deter users whilst ensuring the spaces regularly churn and are freed up for new arrivals. Tickets will also be 2 bed house - 900sqft (1.5 storey)...... 4 no • 8 x 2 bedroom house at 900sqft relocated pump • 2 x 3 bedroom house at 1100sqft. station available from the Visitor Centre. • 3 x 4 bedroom house at 1350sqft. Amenity Area - Requirements Outside of say 0900 to 1800 parking will be free and this will then enable visitors to the development to 2 bedroom house...... 70 sq.m Therefore, the total number of dwellings is 13, with a total gross internal area of 13,450sqft. park without burdening the local road network. 3 bedroom house...... 100 sq.m 4 bedroom house...... 100 sq.m Parking ) We believe that this management structure and parking regime will overcome any problems with parking, 0 ensure the spaces are used efficiently, allow greater public access to the site and ensure people visiting 4 single storey garage and porch to visitor centre parking semi-detached 2 storey house. accessed off Wharfside Key 3 bin the dwellings will be able to park. There will also be disabled parking provision. Parking for residents is located adjacent to each building and designed in accordancecollection with Quality Design A point Guide WBDC Supplementary( Planning Document, which is: proposed planning application boundary Too much parking would be unsightly and out of keeping with the Conservation Area and BW has D 1 generously gifted land to West Berkshire Council to improve pedestrian access to Aldermaston Station Car ownership boundary 1.5 car parking spacesA ...... per 2 bed house parking information 2 Park and improve safety for the wider community. proposed vehicular and payment details 2 car parking spaces ...... per 3 & 4 bed house access to car parking board existing buildings v1 (residential and visitor centre) RO

P v2 existing trees E G P No 14 Wharfside 13 v3 K .5 The overall amount of the proposed residential car parking spaces is 22 mine total. For the terraces A and proposed trees tre O s t o g proposed vehicular access to part of B, the parking is grouped together in two private parking courts. Terraceab B has its car parking T le car parking for Visitor Centre located and accessed off Wharfside, with protecting bollards. Terrace C has a more conventional parking v4 S arrangement with the cars being located in front of the building with access directly off Wharfside. timber clad acoustic No 15 Wharfside residential car parking fence along boundary 9 v7 (4 units - building C) pedestrian link for canal users NG adjacent access road v5 v11 I Due to the nature of the design and sensitivity of the site, some of the parking is distributed unconvetionally 7 10 vehicular access route to existing S 3 10/11 11 el. substation to reduce itsA impact. We have carried out swept path studies to ensure that these spaces are suitably v8 12 4 v6 v12 B 7 accessible. Please see the adjacent diagram. 2

5 1 visitor centre car parking

G residential car parking

m (14 spaces in total) P v9 B (5 units - building A & B) U e 9 G I P t 6 v13 Existing car parking to the VisitorL Centre has been relocated, providing 14 spaces and is described in the e

D r I NOTE: N 5 l 13 i 12/13 following section. G 1 n Please read this drawing in conjunction with the drawings e v10 G A residential car parking v14 P

6 (4 units - building B) disabled G Garage to P_107 and P_108 which provides information on landscaping. G

G P P persons Wharf House

1/2 space P G

P 8 P 2 P G G

P 10 P 11 3 12 8 13

P P G VISITOR Outhouse to P P G CENTRE Wharf House

T 3/4

T 4

F 9

R 12 A 7 8

WH 6 TOLL BUIL 5 HOUSE DING C

pedestrian access to Visitor Centre

ELECTRICAL. cross hatching shows area of SUBSTATION reinforced grass to allow paved pedestrian link occasional vehicle access between car park and Scale Bar at 1:200 canal B NG information board 0 1 2 3 4 5m 10m BUILDI PLANNING ISSUE

- - - - towpath date rev name chk note Stride Treglown

L Architecture Town Planning Interior Design Building Surveying Landscape Design Graphic Design N CANA T & AVO Promenade House, The Promenade, Clifton Down, Bristol BS8 3NE KENNE T 0117 9743271 F 0117 9745207 www.stridetreglown.co.uk PROJECT Aldermaston Wharf wSite_dougal.rvt Padworth

DRAWING TITLE Proposed Site Plan \\stridetreglown.local\stl\30892\Dwg\Revit\30892_Ne

DATE SCALE DRAWN BY CHECKED BY Nov 2010 1:200As an dje ...... indicated PROPOSED SITE PLAN DRAWING NUMBER REVISION NO. 1 : 200 30892_ P 100 - 25/11/2010 16:24:54 25/11/2010 2 DESIGN STATEMENT___

2.0 Design Development

During the design evolution, we worked very closely with West Berkshire District Council. Particularly the case officer, Emma Fuller, and the conservation officer, Christina Duckett. Their understanding of the site, the area and the local vernacular proved invaluable throughout the design process.

A brief list of the design evolution is listed below to generate an understanding of how the final solution was derived -

• Initial studies showed potential of 14 houses in 4 blocks of terraces. • The design intention was to retain the central element and focus of the site as the Listed Wharf Cottage now Canal Visitor Centre. • Initial designs undertook a relatively random placement of buildings to feed into the non-aligned nature of the Visitor Centre and Toll Office. • Units were larger than present and although were terraces, each house in the terrace was quite distinguished by stepping forms. • Originally 8 spaces were provided for the Visitor Centre which was later revised to 14 following consultation – 14 is the existing number of useable spaces on site. • Initial ideas worked hard at making the layout integrate with the Visitor Centre, hence justification for making a block which curves from the canal edge towards the Visitor Centre and therefore making the Visitor Centre the full stop at the end of the terrace. The blocks to the east was splayed to maintain views of the Visitor Centre from the tow-path. • Increased parking requirements for the Visitor Centre and for the development itself required the blocks to be tightened up. Ultimately the space available to achieve the amenity and parking needs reduced the numbers of houses to 13. • Through design evolution, it also became apparent that meeting the WBDC guidelines on amenity space did not necessarily produce the most appropriate layout. In the final designs, some dwellings are provided with smaller amenity area than in the guidelines, with the argument that the canal-side in itself is very much a shared and accessible amenity space in this locality. This enabled the new buildings to be more rational and uniform in keeping with surrounding historical buildings. Furthermore, the design has retained the Visitor Centre garden for both residents and public use. This overall provides a significant amenity area. An early proposal which saught to relate the new buildings to the listed Canal Visitor Centre. • Incorporating comments from meetings with WBDC and corresponding with tighter blocks, the designs took on a more uniform rural appearance evolving into 3 terraces, A (aligned with Basingstoke Road), B (aligned with the canal) and C (facing canal but splayed to maintain views of the Visitor Centre C and Toll House). This became a more understated and simplified layout which respected the Visitor Centre. • The final designs seek to reduce the impact of the new buildings by reducing the height of the ridge and eaves, particularly of Block B so that it becomes 2 storeys + room in roof and dormers instead of 3 storeys. The 2 storey buildings (A and C) are also given lower eaves and ridges than normal 2 storey housing. • The appearance of the designs have evolved considerably in understanding the local context (rural / canal industrial) with the final forms and materials feeding into the idea of simple shed forms evoking memories of boat yards / rural barns / rural canal ware housing.

During the design development we looked at an option of improving the amenity areas by splitting terraces A and C into the semi-detached houses. However our understanding of the building types is that the terraced house type is preferred by the local authority.

Studies of elevations reflecting the site plan options.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 13 2 DESIGN STATEMENT

2.5 Layout

The proposed development is essentially divided into three separate buildings, which have been placed on The external layout within the garden space around the Visitor Centre and the Toll House has been site mostly by its relationship with the Visitor Centre, Canal and Basingstoke Road. However the proposed retained as far as possible whilst allowing a separate access to the towpath for Canal users. development has been designed to complement and enhance existing buildings and to reinforce local identity and create a sense of place. With reference to the site plan, the three proposed terraced buildings, A, B and C, are distributed throughout the site. In particular, attention was paid to the location and orientation of the terrace B during Placement of each building allows for a front defensible space creating continuation of the building line, as the design development, to maintain an acceptable spatial separation between existing Wharfside No 14 & Responsibility is not accepted for errors made by others in scaling from this drawing. All construction information should be taken from figured well as a rear private space. However, the buidings are visibly open to the public on both sides, either from 15, and to minimise the potential overlooking by placing the terrace as near as practicable to the towpath dimensions only.

the canal or from Basingstoke Road and therefore are designed to account for this. and also in designing fenestration in a manner to maintain privacy. north 0mm 50mm 100mm The site is formed around a number of existing buildings including numbers 14 and 15 Wharfside, the Each location has different features which have generated a design response that has influenced the Original A1 Sheet Size listed Visitor Centre and associated, listed Toll House. A large proportion of the site fronts the Kennet and proposed building on that specific site. Avon Canal.

Proposed Building Types

Building A 2 bed house - 900sqft (1.5 storey)...... 4 no

Building B 3 bed house - 1100sqft (1.5 storey)...... 2 no proposed vehicular access to car parking 4 bed house - 1350sqft (2.5 storey)...... 3 no vehicle access to el.substation Building C 2 bed house - 900sqft (1.5 storey)...... 4 no relocated pump station Amenity Area - Requirements 2 bedroom house...... 70 sq.m 3 bedroom house...... 100 sq.m 4 bedroom house...... 100 sq.m

) 0 4 single storey garage and porch to visitor centre parking semi-detached 2 storey house. accessed off Wharfside Key 3 bin collection A point ( proposed planning application boundary

D 1 ownership boundary A parking information 2 proposed vehicular and payment details access to car parking board existing buildings v1 (residential and visitor centre) RO

P v2 existing trees E G P No 14 Wharfside 13 v3 K .5 me proposed trees tre O s t o g proposed vehicular access to ab T le car parking for Visitor Centre v4 S timber clad acoustic No 15 Wharfside residential car parking fence along boundary 9 v7 (4 units - building C) pedestrian link for canal users NG adjacent access road v5 v11 I 7 10 vehicular access route to existing S 3 10/11 11 el. substation A v8 12 4 v6 v12 B 7 2

5 1 visitor centre car parking

G residential car parking

m (14 spaces in total) P v9 B (5 units - building A & B) U e 9 G I P t 6 v13 L e

D r I NOTE: N 5 l 13 i 12/13 G 1 n Please read this drawing in conjunction with the drawings e v10 G A residential car parking v14 P

6 (4 units - building B) disabled G Garage to P_107 and P_108 which provides information on landscaping. G

G P P persons Wharf House

1/2 space P G

P 8 P 2 P G G

P 10 P 11 3 12 8 13

P P G VISITOR Outhouse to P P G CENTRE Wharf House

T 3/4

T 4

F 9

R A 7 8

WH 6 TOLL BUIL 5 HOUSE DING C

pedestrian access to Visitor Centre

- - - - towpath date rev name chk note Stride Treglown

DRAWING TITLE Proposed Site Plan \\stridetreglown.local\stl\30892\Dwg\Revit\30892_Ne

DATE SCALE DRAWN BY CHECKED BY Nov 2010 1:200As an dje ...... indicated PROPOSED SITE PLAN DRAWING NUMBER REVISION NO. 1 : 200 30892_ P 100 - 25/11/2010 13:39:59 25/11/2010 2 DESIGN STATEMENT

Terrace A Terrace C

Terrace A is a two storey terrace adjacent to Wharf Cottages containing four 2 bedroom houses, each 900 Terrace C is located to the east of the site adjacent to Wharf House, and is a two storey building containing sqft. four 2 bedroom houses at 900 sqft each.

It is located at the far west end of the site fronting Basingstoke Road, and is adjacent to the existing Wharf Although this building is located adjacent to the Canal, with south facing gardens, it is not placed parallel Cottages terrace which also fronts the road. This terrace is charming, small in scale, and have their front to the canal, as building B, but is angled so that people walking, or boating, towards the west, are drawn doors accessed off the private road at the rear car parking court. The location of this terrace has influenced towards the Visitors Centre as the sight lines open out beyond the terrace C. its access and internal layout considerably which is described in the following sections.

South Elevation of Terrace C facing the Kennet and Avon Canal

A view of Terrace A from Basingstoke Road Internal Layout Terrace B The proposed buildings are designed to form terraces (buildings A, B, C) and each in its own architectural Terrace B is a mixed terrace of three in number two and a half storey 4 bedroom houses of 1350 sqft, and style giving each building an identity and responding to its immediate locality, however the use of materials two one and a half storey, 3 bedroom houses, of 1100 sqft respectively. throughout the scheme brings all three buildings together creating well balanced scheme.

The building is located within the site adjacent to the existing listed Visitors Centre. It faces south, The principle of internal layout lies in location of day zone with living, dining and kitchen on the ground overlooking the canal, and is parallel to the canal to match and respect the existing two and a half storey floor, and night zone with bedrooms and bathroom on the upper floors. As an option, study area can be buildings opposite. Its positioning aligned with the canal maximises its separation from 14 & 15 Wharfside, located within living room of each house. whilst its proximity to the canal creates a strong sense of place through its use of roof terraces and steeping forms. Terrace A - 2 bedroom house In Terrace A , the ground floor plan has responded to the busy road in front, providing a front door to each Basingstoke Road Elevation house in this elevation, and recognises that the main pedestrian access is from the quiet private parking court to the rear. The entrance lobby and stairs are accessed from the rear door. The overall form of the building is traditional with pitched roof and simple fenestration pattern.

The primary rooms, which include the living room on the ground floor and the master bedroom on the first, are located to the quieter rear of the building. Balconies are provided to the two central houses to provide a fantastic feature to the main bedroom and to compensate for the reduced amenity space that result from being located mid terrace.

South Elevation of Terrace B facing the Kennet and Avon Canal Entrance from Car Park Court

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 15 AA Responsibility is not accepted for errors made by others in scaling from BB this drawing. All construction information should be taken from figured dimensions only. metal standing seam roof to canopy with 3 vertical timber boarded side panel metal standing seam roof to canopy 0mm 50mm 100mm

Original 1 A1 Sheet Size

north 6

2 6

PROPOSED ROOF PLAN - Block B 1 : 100 AA PROPOSED NORTH ELEVATION - B block 1 : 100 metal framed projecting BB dormer window key plan 1:1250 metal standing seam roofing

BEDROOM 4 BEDROOM 4 BEDROOM 4 key materials 1 3

s/steel handrail 1 vertical timber cladding - FSC treated, natural colour finish

2 through colour render or similar

3 metal standing seam roof 2

MASTER MASTER MASTER 5 slatted timber panel sliding / folding screen BEDROOM EN-SUITE BEDROOM EN-SUITE BEDROOM EN-SUITE 2 6 7 6 metal galvanised rainwater goods 5 7 metal profiled channel

PROPOSED SECOND FLOOR PLAN - Block B 1 : 100 PROPOSED SOUTH ELEVATION - B block 1 : 100

AA BB 2 DESIGN STATEMENT metal framed dormer windows

1 BEDROOM 3 BEDROOM 3 BEDROOM 3

BEDROOM 3 BEDROOM 3 Scale Bar at 1:100

2 0 1 2 3 4 5m 10m BATHROOM BATHROOM 1 In the Terrace B, at ground floor level, the glazed areas toEN-SUITE the living rooms incorporate slidingEN-SUITE timber Terrace C is similar in footprint to Terrace A Terrace C - 3 bedroom house louvred screens which provide variety, privacy, solar shading, and security. These screens are also providing but responds differently in plan to take 7 Entrance from Car Parking included at the first floor accommodation of the 4 bedroom houses which opens out onto a terrace. advantage of its canalside location. The plan has BEDROOM 2 BATHROOM BEDROOM 2 BATHROOM BEDROOM 2 BATHROOM 2 a more conventional layout allowing the entrance timber sliding screens The rationale behind this is that although the basic planning strategy is to locate living, dinning and kitchen and stair to be placed on the north side where the accommodation on the ground floor, with the bedrooms located on the upper first and second floors. approach is made from the parking bays. This PLANNING ISSUE BEDROOM 2 MASTER BEDROOM 2 MASTER However, there is an option for turning the first floor bedroomBEDROOM that opens onto the terrace,BEDROOM into a sitting, releases the south elevation completely for the - - - - TERRACE TERRACE music or readingTERRACE room. main living spaces overlooking the canal. Large glazed openings are provided on the canalside

elevations but combined with sliding timber date rev name chk note shutters for privacy and security. PROPOSED FIRST FLOOR PLAN - Block B PROPOSED WEST ELEVATION - B block PROPOSED EAST ELEVATION - B block 1 : 100 1 : 100 1 : 100

Terrace B - 4 bedroom house Terrace B - 3 bedroom house Stride Treglown

Entrance from Car Park Court AA Architecture Town Planning Interior Design Building Surveying Landscape Design Graphic Design BB Promenade House, The Promenade, Clifton Down, Bristol BS8 3NE Entrance from Car Park Court ROOF SPACE T 0117 9743271 F 0117 9745207 www.stridetreglown.co.uk

PROJECT Canal Elevation wSite_dougal.rvt 2.6 Scale Aldermaston Wharf Padworth The development consists of three buildings,MASTER out of which buildingBEDROOM 4 A is approximately 8 x 24 metres, KITCHEN KITCHEN KITCHEN BEDROOM ffl_59.60m ROOF SPACE building B is approximately 9 x 30 metres, building C is 8 x 23 metres. KITCHEN KITCHEN The building footprints are of simple rectangular shapes, reflecting the terraces within the local area.

DINING DINING 2475 The heights of the three buildings, which constitute the mass of the proposed development, have been a DRAWING TITLE TERRACE BEDROOM1 BEDROOM2 ffl_56.85m BEDROOM 1 LANDING DINING DINING DINING critical factor in design process. Existing surrounding buildings, such as Wharf Cottages on Basingstoke Road, Wharfside nos 14-15 and the Visitor Centre have been considered in the process of design Block B development. Proposed Plans, Sections &

LIVING LIVING LIVING LIVING LIVING Terraces A and C are 2 storeys reflecting the neighbouring Wharf Cottages to the west and Wharf House to Elevations the east. Buildingpatio deck B is partly 2.5LIVING storey (4 bedroomDINING houses)KITCHEN and 1.5 storey (3 bedroomffl_54.10m houses). LIVING DINING \\stridetreglown.local\stl\30892\Dwg\Revit\30892_Ne The scale of terrace A is reduced by bringing the roof down into the bedrooms on the first floor, even though current floor to floor standards are maintained. The roof pitch is steep to match the existing DATE SCALE DRAWN BY CHECKED BY Canal Elevation PROPOSED GROUND FLOOR PLAN - Block B Canal Elevation buildings in the area. However, we have designed a building that is clearly contemporary and of its time. Nov 2010 As an dje 1 : 100 indicated DRAWING NUMBER REVISION NO.

north 30892_ P 102 - 25/11/2010 13:42:11 25/11/2010

Context Elevation along Basingstoke Road showing Terrace A adjacent to the Wharf Cottages

16 2 DESIGN STATEMENT

The relationship of building B and C to the Visitor Centre considered to be very sensitive, and as such their Terrace C height has been kept to a minimum, the roof pitches matching the Visitor Centre have been kept below the roof ridge of Visitor Centre. As with building A, the overall height of the building C has been reduced by lowering the eaves so that part of the first floor accommodation is within the roof space. Building C is a mix of buildings A and B. with Terrace B a combination of render at ground floor and vertical timber at first floor. Sliding louvred screens are also incorporated into the glazing to the living rooms. The massing of terrace B has been carefully balanced with the context of the adjacent Visitor’s Centre, with the desire to utilise the accommodation on this prime location. Our response is to step the building down Generally the proposed buildings vary between 1.5 to 2 storey in height. This provides variety across the from two and a half storey’s, at the west end, down to one and a half storeys directly adjacent to the Visitor site yet allows for consistent and harmonious development to be created. Centre. The overall scale of the proposals will therefore protect the amenity of existing residential accommodation Because of the reduced eaves levels, dormers have been included to the upper bedrooms. These are in terms of daylight, sunlight, outlook and privacy. made out of aluminium and are simple in form and detail, and would be seen as a continuation of the metal, standing seam roof. The perspective views illustrated in this document provide a true visualization of the developments scale as viewed by pedestrians. Setting back the first and second floor of the 4 bedroom houses which leaves the ground floor in line with the adjacent 3 bedroom houses helps improve the form of the terrace and creates additional roof terraced amenity spaces. The massing is further broken down by the chosen materials, which includes white render (or similar) to the 3 bedroom houses, front and rear, which continues through the ground floor of the 4 bedroom houses. Timber cladding is utilised on the upper floors of the 2.5 storey dwellings to reduce the impact of the massing and provides a lighter weight feel to counter-act the height. Perspective sketch lokking towards the Visitor Centre with the new buildings in place.

Context Elevation along the Kennet and Avon Canal showing Terraces B and C adjacent to the Visitor Centre and Toll Office in the middle of the image

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 17 2 design statement

2.7 Appearance 2.7 Amenity Space

The presence of the Canal Visitor Centre with its outdoor seating, a footpath along the Canal widely used Each dwelling has allocated amenity space based on the requirements of the Quality Design by the locals and visitors creates a specific character to this site. Our aim is to preserve and enhance the Supplementary Planning Document WBDC . We have achieved the required standards to eight of the quality of this space. houses, and fall slightly short on houses 2, 3,8,12 and 13. We consider a case to include as a material consideration the surrounding space of the towpath, Visitor Centre garden and nearby open spaces as an Each building has been designed in way giving individual identity and style, yet forming a scheme as a appropriate and attractive amenity to the area. whole. Outdoor spaces provides private areas yet still contributing to the natural surveillance of the area. The doors, windows and associated detailing are of a human scale and responds to the design An alternative approach was investigated to split buildings A and B into 4 semi detached dwellings, as characteristics of the surrounding area. indicated on the study sketches. This would distribute the available amenity space more evenly between Example of a metal dormer. the houses so that all the dwellings comply. However, we have specifically pursued a terraced approach The window arrangement and proportions on the buildings are particularly important. The types and sizes because that is more in keeping with the local building types. of the windows across all of the buildings are used to give the scheme continuity of appearance and aesthetics. The orientation of the buildings reflects the need of sliding sun-screening as well as a barrier to All the houses have external cycle, bin storage and general storage for lawn mowers tools etc.

Responsibility is not accepted for errors made by others in scaling from this drawing. All construction information should be taken from figured avoid potential overlooking into individual gardens and from the canal footpath. Solid timber screens are dimensions only. north proposed to provide acoustics barrier protecting the building A from the busy Basingstoke Road. 0mm 50mm 100mm Original A1 Sheet Size

Architectural Forms Proposed Building Types (Client's requirements)

Building A 2 bed house - 900sqft...... 4 no

Building B The building footprint is of a simple rectangular shape, reflecting the terraces within the local area. As 3 bed house - 1100sqft ...... 2 no 4 bed house - 1350sqft ...... 3 no Example of a metal roof Building C with the footprint, the pitched roofs are simple with dormer windows to building B, responding to the local 2 bed house - 900sqft ...... 4 no Amenity Area (LPA requirements)

architectural features. 2 bedroom house...... 70 sq.m 3 bedroom house...... 100 sq.m WH 4 bedroom house...... 100 sq.m AR FS ) ID 1. E 0 2 bed NO 14 4 900 ft² 3 bin Materials collection A point ( Plot Amenity Area (sq.m) - current Required Area (sq.m)

1 (A) 167.83 sq.m (97.83 sqm more) 70 sq.m D 167.83 m² A 1806.5 ft² 2 (A) 60.80 sq.m (9.2 sqm less) 70 sq.m 3 (A) 55.60 sq.m (4.4sqm less) 70 sq.m 2. v1 RO 4 (A) 88.85 sq.m (18.85 sqm more) 70 sq.m

2 bed G 900 ft² P v2 5 (B) 159.51 sq.m (59.51 sqm more) 100 sq.m G NO 15 E P In developing the elevation treatment, the influences of surrounding buildings have helped to guide not v3 K 6 (B) 100.10 sq.m 100 sq.m 60.80 m² 7 (B) 107.60 sq.m (7.6 sqm more) 100 sq.m O 3. 654.4 ft² T 2 bed v4 8 (B) 66.07 sq.m (33.93 sqm more) 100 sq.m 900 ft² only the height, but also materials to be used. S 9 (B) 100.65 sq.m 100 sq.m residential car parking 9 v7 (4 units - building C) 10 (C) 72.41 sq.m (2.41 sqm more) 70 sq.m NG v5 v11 I 55.60 m² 11 (C) 70.00 sq.m 70 sq.m 7 S 598.5 ft² 10 10/11 11 12 (C) 60.30 sq.m (9.70 sqm less) 70 sq.m A v8 12 v6 v12 13 (C) 67.67 sq.m (2.33 sqm less) 70 sq.m 7 B 4.

2 bed 5 visitor centre car parking G residential car parking (14 spaces in total)

900 ft² P v9 (5 units - building A & B) 9 G We propose timber boarding through out the scheme in combination with render to terraces B and C. P 6 v13 5 13 1 12/13 v10 G residential car parking v14 P

6 (4 units - building B) disabled G GARAGE G

88.85 m² P

G P P persons

Metal standing seam is proposed to pitched roofs. 956.4 ft² P

1/2 space G

P 8

P 60.30 m2 2 70.00 m2 649.07 ft2 P G G

P 753.47 ft2 Metal windows and timber screens P 3 8 10. 2 bed 11. 2 bed 12. P P G VISITOR 900 ft² STONE Materials are simple, with untreated Western Red Cedar timber cladding to all the elevations and a P P G CENTRE 900 ft² 2 bed 13. BUILDING 900 ft² 2 bed 900 ft² 107.60 m² standing seam metal roof which brings lightness to the building and an industrial theme relevant to the 3/4 100.10 m² 1158.2 ft² 66.07 m² 100.65 m² 4 159.51 m² 1077.5 ft² 711.1 ft² 1083.4 ft² 1716.9 ft² 67.67 m² canal and locks. 728.4 ft² 9. 8. 3 bed TOLL OFFICE 3 bed 1100 ft² 72.41 m² 7. 1100 ft² 779.4 ft² 6. 4 bed 4 bed 1350 ft² 5. 1350 ft² 4 bed 1350 ft² Area indicating first floor balconies The timber cladding, which is used in the area both in historically and currently, is applied vertically, instead (included in total amenity area) of horizontally, to deliberately add a twist to a traditional configuration. . The durability of timber cladding Legend PLANNING ISSUE Compliant - - - - Non Compliant is dependent on the quality of the timber specified as well as the species. In this case, our proposal to date rev name chk note

use western red cedar (Class 2 - durable), results in a highly durable and stable species with a service life Area indicating first floor terraces Stride Treglown ranging from 40 to 60 years. Architecture Town Planning Interior Design Building Surveying Landscape Design Graphic Design Promenade House, The Promenade, Clifton Down, Bristol BS8 3NE T 0117 9743271 F 0117 9745207 www.stridetreglown.co.uk ANAL PROJECT C wSite_dougal.rvt & AVON KENNET Aldermaston Wharf Over and above the timber specification, the detailing of the timber elevations are also highly important. Padworth The natural aging of the timber will see the colour alter from the original honey /brown to silver which at the

same time increases its durability as it stabalises. At a design level the positioning of the timber and how DRAWING TITLE Proposed Amenity Areas Plan Proposed Amenity Areas Plan it relates to other elements of building is crucial to enable an even colouration. Avoiding large overhangs 1 : 200

allows the sun to evenly bleach the timber giving a uniform weathered appearance. \\stridetreglown.local\stl\30892\Dwg\Revit\30892_Ne

DATE SCALE DRAWN BY CHECKED BY Nov 2010 1 : 200 an dje

DRAWING NUMBER REVISION NO. To enliven the elevations, and to practically respond to the noise from the traffic, and to increase privacy 30892_ P 110 25/11/2010 14:08:07 25/11/2010 and security, we have included sliding and folding timber screens, to the windows. On terrace A these would be solid for maximum acoustic and car headlight attenuation. On terraces B and C, they would be louvred to allow sun shading as well as adding privacy and security. These elements are also a reference to the traditional screens and shutters of the area and provide a high level of security.

To feed into the industrial modern aesthetic and to add to longevity, it is proposed to use aluminium face windows with a suitably coloured finish.

A detail of terrace A

18 2 design statement

2.8 Landscaping

The landscape scheme for Aldermaston Wharf has been developed to provide a consistent and attractive Street furniture is limited, however the timber bollards are to be used as they will fit better with the rural external environment. character of the site. Coordinated bollards with lights will be used in certain locations to create a safe atmosphere after dark. The landscape scheme aims to: • Be in accordance with the approved Quality Design WBDC Supplementary Planning Document Secure timber cycle storage and bin shelters are incorporated within the scheme supporting the landscape • Enhance the built development, through its material finish. Bespoke timber garden storage is provided within the rear gardens, designed to • Add to the quality of the design of the development, form part of boundary (terraces A and B). • Provide opportunities for biodiversity within the built environment. • Protect the setting of the Listed Buildings.

The scheme aims to provide an attractive residential environment that fits with the existing canal character.

Landscape Plan

Access to the development is provided in two locations off Wharfside. These access roads will be surfaced in concrete setts using a permeable system which will suit the rural location of the site. One access is for residents only, while the other is for residents as well as serving the car park for the Visitor Centre.

The different parking areas are to be defined through the use of different coloured setts. Paved parking areas and paths are provided to the building frontages using a smaller sett to highlight the private areas. To the rear gardens, a timber deck is located off the back of the houses with a short path paved in setts, which provides access directly onto the canal towpath.

Low single species hedges will be used to define property boundaries whilst retaining visual links with the surrounding canal side environment. High mixed species native hedgerows are provided in areas where screening is required, for example, by the pump station and to create privacy for dwellings by the Toll House and Visitor centre.

Existing trees are retained as far as possible within the site, with the existing Scots pine tree retained within the parking area, providing a visual feature.

Native trees are to be used throughout the development to help improve the ecological benefits of the development. The planting and seating within the Visitor Centre garden will be retained with additional planting provided together with an informal grassed green space.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 19 3 ACCESS STATEMENT 4 DRAINAGE

3.1 Inclusive Design 4.1 Existing Drainage

The proposals incorporate the principles for delivering inclusive access. This will allow for the development A 150 mm dia foul gravity Authority’s drain crosses the site from north to south falling to a point on the to be accessible and appealing to everyone, regardless of their physical ability, age, gender or southern edge of the existing site where it combines at a manhole with a 225 mm dia connection before circumstances. continuing eastwards to connect to the existing sewage pumping station.

Reference will be made to the following documents in the development of this project to ensure that From the existing pumping station a 125 mm dia pumped rising main crosses the proposed site parallel to inclusive design principles are integrated to the proposals: the 150 mm gravity drain in a south north direction.

• Approved Document to Part M (2004) There is a separate 150 mm dia Authority’s surface water drain to the west of the site which connects to a • BS8300:2001 (incorporating amendment No 1 and corrigendum No 1) manhole adjacent to the north west corner of the site, thus combining it with the foul drainage system. • BS5588:Part 8:1999 • Planning and Access Statements (DRC) As no surface water drains are apparent on the site it is assumed that a considerable proportion of surface • Guidance on the use of tactile paving surfaces (DETR) water run off currently discharges into the adjacent canal.

Design of access provision will be that stipulated within the Approved Document to Part M of the Building Existing sewer connections are currently made to the sewers in Wharfside, Basingstoke Road and south of Regulations (2004), which includes: the site to the pumping station and we understand there is capacity to accommodate the dwellings needs.

• anti-slip paving materials with minimal undulations and joints • level access routes wherever possible • guarded hazards within access routes to assist people with impaired vision 4.2 Proposed Drainage • sensitively designed tactile paving at canal edges. The scheme will be designed to accommodate Sustainable Urban Drainage Systems (SUDS) in the form of 3.2 Internal and External Access permeable paving system to hard surfaces.

All buildings will comply with Part M of the Building Regulations, which covers layout, door opening sizes, The private drains will be designed and constructed in accordance with the Building Regulations Part H. wheelchair accessibility and toilet facilities. Flush thresholds are provided at each front door to facilitate ease of access. Generally the proposed drainage will be as follows:-

Vehicular and pedestrian access throughout the development will be designed to meet the required With the relocation of the sewerage pumping station new gravity drains will have to be installed from the standards for safe, easy access for all people to all areas where it would be consistent with creating a safe proposed and existing buildings on the site, with falls to the new location. These works will incorporate the environment. existing 225 mm dia drain connection crossing the canal from Mill Lane and that from Wharf side.

The revised car parking layout will also improve access to the Canal Visitor Centre especially with the Similarly the pumped rising main will also have to be diverted to the new pumping station location. provision of a disabled persons parking bay and accessible paving to the entrance of the Visitor Centre. All redundant drains will be removed / backfilled. Inclusion of a clear footpath through the site which leads to the canal helps with accentuating the canal as an amenity for the local area. As with the existing surface water drainage installation, outfalls into the canal will be utilized with the 3.3 Emergency and Service Vehicle Access remainder discharging into the surface water/combined drainage system.

The scheme has been designed to accommodate easy access for emergency vehicle. Two bin collection points have been provided to allow easy collection.

An aspect incorporated into the layout of the designs is the access required for maintenance vehicles to service both the electrical sub-station and the bridge lifting mechanism to the west of the site. The latter requires vehicular access through the site onto the canal tow-path on an occasional basis. This has been carefully designed so that minimal disturbance would be caused to the Visitor Centre Car Park when access is required. 3.4 Pedestrian and Cycling

Cycle storage will be provided to every property, in the form of an external secure storage of sufficient size to house, two bicycles per dwelling. Storage for 4 cycles will be provided for 4 bedroom houses. Main cycle route runs along south of the site, the canal walk.

3.5 Public Transport

Aldermaston Wharf is served by a train station a short distance from the site. Bus routes also run through the village.

20 5 SUSTAINABILITY

5.1 Sustainable Initiatives 5.4 Code for Sustainable Homes - Level 3

Our client is highly committed to delivering a sustainable community at the Aldermaston Wharf site. The This development has been designed to achieve the Code for Sustainable Homes Level 3 designation. proposals will assist with the delivery of this given the: The Code for Sustainable Homes is an environmental assessment method for rating and certifying the • Mix of housing being provided, in terms of size, type and tenure performance of new homes. It is a national standard for use in the design and construction of new homes • Accessibility of the site to public transport and the pedestrian, and cycle links available from the site with a view to encouraging continuous improvement in sustainable home building. • Commitment towards providing employment and commercial activity as part of the whole development The Code assesses the scheme’s environmental performance in a two stage process (Design stage • High standards of design being incorporated across the site and Post-construction) using objective criteria and verification. The results of the Code assessment are • Measures to ensure that the environment is inclusive and safe recorded on a certificate assigned to the dwelling. • Monitoring sustainability during construction and post completion The Code for sustainable homes covers nine categories of sustainable design including: The opportunity for making Aldermaston Wharf site an exemplar in sustainable design and living is further • Energy and CO2 Emissions enhanced by the commitment that the client is giving to the following programmes: • Water • Materials 5.2 Environmental Assessment • Surface Water Run-off • Waste • Pollution This development has been designed to comply with the Code for Sustainable Homes Level 3. • Health and Wellbeing • Management This includes a commitment to select a contractor through the ‘’Considerate Contractor’’ scheme who can • Ecology demonstrate a strategy to monitor, sort and recycle construction waste on site and instigates measures to limit resources, and minimizes pollution and dust from site. Each category includes a number of environmental issues. Each issue is a source of impact on the environment which can be assessed against a performance target and awarded one or more credits. The site as a whole is under utilised creating pockets of unkempt scrub which is difficult to cost effectively manage. This development maximizes its potential in terms of increased density and urban land use and The performance targets are more demanding than the minimum standard needed to satisfy current would positively add to the accessibility o dthe canal-side.. Building Regulations or other legislation. They represent good or best practice, are technically feasible, 5.3 Physical Environment and can be delivered by the building industry. Homes have already been built to Code level 4 and above by the industry. The use of buildings will produce minimal air and noise pollution. Light pollution will be minimized through the use of external luminaries that direct the light downwards rather than multiple directions. The principles A Code for Sustainable Home Pre-Assessment Document has been prepared, in support of this of energy efficiency and minimizing the energy consumption will be incorporated throughout the new application, identifying the potential of this project to meet Code Level 3. development, achieving an appropriate balance between capital and running costs. Included within the means of achieving Code Level 3, are high levels of thermal insulation, on-site water The Code for Sustainable Homes Level 3 and new Approved Building Regulation Document L (ADL1) collection and passive solar control via moveable screens. requires improved building fabric and air tightness performance in new buildings. New residential units built to these new standards will be at least 25% more energy efficient than homes built under previous 5.5 BRE Green Guide on Materials Building Regulations. The BRE Green Guide to Specification provides a quick and easy way to assess the environmental This development will be designed to meet the specific requirements of the Building Regulations ADL1 performance of over 250 construction specifications ranging from external walls, roofs and landscaping to 2006 with focus on maximizing building energy efficiency. However improvements in U-values, air internal elements such as partitioning, raised floors, insulation and doors. Each entry is ranked on a scale permeability, and glazing together with energy conservation measures described bellow exceed the of A to C (with A representing the least impact and C the highest). The ratings are assessed on the basis required compliance: of impacts relating to climate change, ozone depletion, consumption of materials, water and fossil fuels, emission of pollutants and waste. • water meters • robust and energy rated materials specified The design of the development maximizes the density within the planning constraints for the envelope of • waste water discharge / recycling the building. Robust materials will be specified, considering not only environmental impact of the extraction • water taps, wc flushing of raw materials and their manufacture, but also the final embodied energy in materials used on site. • energy saving light fitting and bulbs • A-rated white energy efficient appliances Choice of materials will be made with reference to the Green Guide to Specification, preferable with A • SUDS system designed rating. Materials will be selected to minimize maintenance. • heating by high COP air sourced heat pumps

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 21 BUILDINGS FOR LIFE

22 6 BUIDINGS FOR LIFE

6.1 Environment and Community 6.3 Roads, Parking and Pedestrianisation

1. Does the development provide (or is it close to) community facilities, such as a school, parks, play areas, 11. Does the building layout take priority over the streets and car parking, so that the highways do not shops, pubs or cafes? dominate? Aldermaston Wharf is a rural small village and the development is sited near the historical centre of the The building layouts address the main site features. Parking has been designed to be complementary village. The most attractive amenity for residents is the access to the canal tow-path and waterway. There and informal to this and therefore does not dictate the layout. The scheme offers well balanced design, are a number of schools in nearby villages and the locality is serviced with a pub on the outskirts of the providing comfortable, easy and safe access around as well as providing the required car parking for both, village and a café at the canal visitors centre. residential and existing Visitor Centre users.

2. Is there an accommodation mix that reflects the needs and aspirations of the local community? 12. Is the car parking well integrated and situated so it supports the street scene? The proposed scheme offers 2 bedroom, 3 bedroom and 4 bedroom houses which allows a wide mix of The proposed car parking is well integrated within the scheme, providing easy access from the Wharfside. property types to suit the needs of the locality. 13. Are the streets pedestrian, cycle and vehicle friendly? 3. Is there a tenure mix that reflects the needs of the local community? Aldermaston is a small village, providing safe routes for pedestrians, bike riders and vehicle users. The The development is private. scheme has been designed in pedestrian, cycle and vehicle friendly way.

4. Does the development have easy access to public transport? 14. Does the scheme integrate with existing streets, paths and surrounding development? The site is located close to A4 Bath Road and A340 Basingstoke Road, and within walking distance to The scheme is well integrated with existing roads, paths and the surroundings. The pavement along the local train station. The cycle route runs to the south of the site along the Canal. Aldermaston Wharf is Basingstoke Roads is proposed to be widened and taken around the corner to Wharfside, improving the served by busses travelling between Newbury and Reading which stop on the A4 adjacent to the station. access and route for pedestrians.

5. Does the development have any features that reduce its environmental impact? 15. Are public spaces and pedestrian routes overlooked and do they feel safe? This development will be designed to meet the criteria to achieve Code for Sustainable Homes Level 3. The scheme has been design with visual clarity and safety in mind and all spaces are well overlooked. Improvements in U-values, air permeability and glazing together with energy conservation measures, such as water meters, water butts, robust and energy rated materials specified, waste water discharge/recycling, water taps/wc flushing, energy saving light fittings, white energy efficient appliances and suds, exceed the 6.4 Design and Construction required compliance. 16. Is public space well designed and does it have suitable management arrangements in place? The scheme’s greatest amenity is its proximity to the canal. The public spaces adjacent to the scheme are 6.2 Character related to the canal tow-path and visitor centre and is maintained by British Waterways.

6. Is the design specific to the scheme? 17. Do the buildings exhibit architectural quality? The proposed scheme has been designed to complement and enhance the existing buildings and The proposals are site specific, responding to the character and topography. Special features have been reinforces local identity to create a sense of place. The scheme, as proposed, has a simplicity in layout and designed to reflect this, for example solid timber screens, providing acoustic barrier as well as security, form which is derived from the character of the site in respect to its relationship with the canal and adjacent timber solar screens proving solar shading as well as security. These aspects create an air of architectural historical buildings. quality in combination with the rigorously designed fenestration and use of simple vernacular forms.

7. Does the scheme exploit existing buildings, landscape or topography? 18. Do internal spaces and layout allow for adaptation, conversion or extension? The layout and the design are a direct response to the sites key features, namely the listed Canal Cottage The internal spaces are generous and can be adatpted if required. Extension opportunities are limited due and Toll Office, the canal itself and Basingstoke Road. The design carefully aligns the massing and forms to the nature of the site and the cohesive design. of the new buildings to respect the main site features. Important trees are retained. The design also undertakes improving existing car parking to the Canal Visitor Centre and creates a defined link from the 19. Has the scheme made use of advances in construction or technology that enhance its performance, car park to the canal tow-path for leisure activities. quality and attractiveness? The scheme is based on using the BRE Green Guide to Specification for selection of energy efficient 8. Does the scheme feel like a place with distinctive character? materials and technologies, such as FSC timber, A-rated materials or white appliances and fittings. All terraces are designed in way to reflect the local language as well as their location within the site, forming and finishing the street lines. The design is influenced by the vernacular/industrial essence of the 20. Do buildings or spaces outperform statutory minima, such as building regulations? former wharf and therefore is particularly distinctive in its character. Although contemporary in character, The buildings have been designed to achieve Code for Sustainable Homes Level 3. the design reflects architectural forms within the locality, such as terraced buildings, pitched roofs and dormer windows.

9. Do the buildings and layout make it easy to find your way around? Each building has its own identity and the all the layouts respond to the site layout, providing an easy and safe access.

10. Are streets defined by a well-structured building layout? The nature of the site means that the buildings relate to the canal rather than a traditional street. However, in this sense the layout reflects the dominance of the canal and sensitively respects the adjacent historical buildings providing main frontages onto the canal and parking and access from the land-side. This format is taken through to the Basingstoke Road terrace whose frontage adopts a traditional cottage language with small gardens and cars and parking are hidden to the rear.

STRIDE TREGLOWN - ALDERMASTON WHARF, PADWORTH DESIGN AND ACCESS STATEMENT 23 Bath St George’s Lodge 33 Oldfield Road Bath BA2 3NE T: 01225 466173 F: 01225 428492 Bristol Promenade House The Promenade Clifton Down Bristol BS8 3NE T: 0117 974 3271 F: 0117 974 5207 Cardiff Ocean House Ocean Way Cardiff CF24 5PE T: 029 2043 5660 F: 029 2047 0422 London 3 Cosser Street London SE1 7BU T: 020 7401 0700 F: 020 7401 0701 Manchester Commercial Wharf 6 Commercial Street Manchester M15 4PZ T: 0161 832 9460 F: 0161 839 0424 Plymouth Norbury Court The Millfields Plymouth PL1 3LL T: 01752 202088 F: 01752 202089 Truro 55 Lemon Street Truro TR1 2PE T: 01872 241300 F: 01872 275560 stridetreglown.co.uk