Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
Proposed Residential Development Land off Liverpool Road, Ewloe, Deeside Design and Access Statement
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
APPLICATION
Type of Application Full Permission
Location of Proposed Development Land off Liverpool Road, Ewloe, Deeside, CH6 3AW.
Description of Proposed Development Erection of 130no. affordable dwellings comprising, 18no. 2-storey apartments with own access, and 112no houses and bungalows with access road, associated landscaping and infrastructure at land off Liverpool Road, Ewloe.
Date of Preparation April 2021
Applicant Lane End Developments Construction Ltd.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
1.0 Introduction
Purpose of this document
This Design and Access Statement has been produced on behalf of Lane End Developments to support the full planning application, specifically for the residential development at land off Liverpool Road, Ewloe, Deeside, CH5 3AW.
This document is to be read in conjunction with drawings prepared by Lane End Development Construction Ltd and the various specialist reports which accompany this application submitted to Flintshire County Council.
Scope
This statement outlines the development of the masterplan, including a thorough understanding of the context, detailing the physical constraints of the site that may impact on future development, the factors influencing the design, and the ambition that has shaped the proposals.
The proposals are informed by the Design Principles and understanding of the new build developments that are currently being built or considered for detailed planning approval.
Best practice design principles have also been adopted and incorporated into the design process, to ensure that the masterplan and associated documents will produce a place which is appropriate for its physical, social, and economic context.
Structure of the document
Introducing the site Townscape and land use Local amenities History of the site Design considerations and principles Illustrative masterplan Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT Character and appearance Conclusion
2.0 The Site, Townscape, Land Use and Local Amenities
The site is within the administrative area of Flintshire County Council, is greenfield in nature and on use historically for agricultural purposes.
It is located adjacent to the settlement boundary of Ewloe and is influenced by existing urban features including residential development and major road infrastructure. The site in contained on all sides by these existing urban features.
The site occupies a sustainable location, with good access to public transport services (rail and bus), employment opportunities, shops and services, and local education (Primary and Secondary Schools); and benefits from good access to leisure and recreational facilities which would support the health and well-being of future residents of the site.
In summary the site is considered to occupy a sustainable location at the immediate edge of the settlement of Ewloe, and which is identified as one of the most sustainable locations for new development in the adopted Flintshire UDP (as a Semi- Urban / Main Village) and the emerging Local Development Plan (in which it is proposed to be elevated in the settlement hierarchy to the status of a Local Service Centre).
The site is located c. 1.3km, c. 3.2km and c.4.6km from the nearest towns of Queensferry, Shotton and Connah’s Quay respectively.
The site approximately 5.74 hectares, is relatively flat and triangular in nature, its southern boundary is formed by the slip road to he A55 (ie the A494 dual carriageway), and which is separated from the site by existing woodland / hedgerow. These features will be retained as part of the proposals.
The western / north-western boundary of the site is formed by Liverpool Road and Old Aston Hill, where existing dwellings are located. These properties are typically 2-storey in height. The rear gardens of the properties back on to the site.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
The north-eastern / eastern boundary of the site is formed by Church Lane, where a small number of existing dwellings are present. There is existing woodland and a public right of way towards the eastern-most part of the site which will be retained and diverted as part of the proposed development.
Vehicular access to the site is currently available via Liverpool Road / Old Aston Hill.
The site lies in Flood Zone A as defined on the Natural Resources Wales Development Mapping and thus is deemed tp be at low risk of flooding.
The site is not within a Conservation Area; there are no listed buildings on or adjacent to the site. The nearest listed building is the Grade II listed Church of the Holy Spirit, which is north of the site, beyond Church Lane.
Local amenities in detail Education
Ewloe Green Primary School located on Old Mold Road, c. 0.6km from site. Penarlag Primary School located on Carlines Avenue c. 1.1km from the site. Hawarden High School on the Hwy in Hawarden c. 1.2km from the site.
Shops and Services
Convenience store / newsagents – Holywell Road, c. 0.6km from the site. Other local provisions can be found in Hawarden and at St Davids Park, and includes Starbucks Coffee shop. Larger shops (including supermarkets) and everyday service are available in nearby Shotton, Connahs Quay and Queensferry.
Public House – Running Hare and the Crown and Liver Inn – within a short distance of the site.
Public Transport Bus stops adjacent to the site on Liverpool Road (Castle Garage bus stop). Other bus stops are located on Old Mold Road and the B5125. Bus services provided access to Aston, Queensferry, Buckley, New Brighton, Mold, Chester and Ellesmere Port.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
Rail – Hawarden Railway Station is c. 2km for the site and provides connections between Wrexham Central and Bidston. Bidston has connections to the wider areas including Liverpool, Chester, Manchester. Wrexham Central provides coneection to Shrewsbury, Birmingham, and South Wales.
Healthcare
Facilities can be found in Hawarden, Queensferry and Shotton which are a short distance from the site.
Leisure and Recreation
Deeside Leisure Centre in Queensferry. Gym facilities are also available at the St Davids Park Hotel near to the site, south of the A55. The nearest community playing pitches can be found on The Hwy Hawarden.
The proposed site will also incorporate large areas of public open space and a Local Equipped Area for Play for use by future residents to support their health and well-being.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
Location Plan (with extent of site indicated by a red line
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
3.0 History of the Site
There are no planning applications associated with this site which are relevant to the determination of this planning application.
4.0 Design considerations and principles
Access will be from Liverpool Road via a new access road which will serve the whole development. The spine road through the development will be 5.5m wide with 2.0m footpaths to either side, server roads off the main spine road will be 4.8m wide with either a 2.0m footpath or service strip. Private drives will serve a maximum of 5no dwellings.
The site will seek to provide 130no new dwellings, with new access road, associated external and landscaping. The site area is 5.74 hectares, which equates to 22.6no dwellings per hectare, however, when the public open space and roads are taken out of the site area the developable site is 3.45 hectares which equates to 37.6 DPH.
The proposed dwellings will comprise a mixture of houses, bungalows, and cottage style apartments consisting of: - 43no 3 bed / 5 person houses @ 94m2 52no 2 bed / 4 person houses @ 83m2 6no 4 bed / 6 person houses @ 110m2 3no 2 bed / 3 person bungalows @ 58m2 4no 1 bed / 2 person bungalows @ 51m2 2no 2 bed / 3 person bungalows @ 80m2 (for disabled user) 1no 2 bed / 4 person bungalow @ 98m2 (for disabled user) 1no 3 bed / 5 person bungalow @ 115m2 (for disabled user) 9no 1 bed / 2 person apartments @ 52m2 (ground floor - with own access) 9no 1 bed / 2 person apartments @ 57m2 (first floor – with own access)
All the dwellings will be in compliant with the Development Quality Requirements (DQR), which sets out the minimal functional standards for new and rehabilitated general needs homes built by social Housing providers.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
All dwellings will comply with Part M of the Building Regulation Documents in affording level access to the principal entrance door, also the ground floor will have an ambulant disabled toilet.
An existing right of way crosses the site, which is towards the eastern end of the development site. The noted right of way is to be redirected along the periphery of the site, which is in essence the position that locals walking the path take.
Front and side elevations of proposed dwellings to be orientated to face towards the A55, along the south-eastern boundary. Therefore, no rear gardens or elevations will face towards the A5. This will benefit the noise attenuation within the proposed dwellings.
Where dwellings in effect turn corners further windows or design features will be included to create a flowing / active street scene, which will also provide good surveillance of the proposed roads.
Potential to introduce new trees and hedgerow planting within and at the perimeter of the site alongside retained natural features. This could include native tree planting, mixed native hedgerow, ornamental planting. The development will incorporate 10,800 sqm of usable public open space spread around the site. The open space will also incorporate a new wildlife pond. A Local Equipped Area for Play of 400sq.m will be located within the public open space located in the open space towards the south-west of the site.
A sub-station will be provided to serve the new development.
Car-parking provision will be afforded as follows: - 2no spaces for 2 and 3 bed properties; 3no spaces for 4 bed properties; 1no space for 1 bed apartments + allocation of 50% visitor spaces. Disabled user properties will have a covered parking space.
Each dwelling will be provided with a shed for bike / garden storage and an area for refuse / recycling bins within the rear garden.
Consideration of existing service crossing the site and easements required for existing covered reservoir.
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
5.0 Illustrative Masterplan
Land off Liverpool Road Ewloe, Deeside, CH5 3AW DESIGN AND ACCESS STATEMENT
6.0 Character and Appearance
At 37.6 DPH for the developable area of the site the development will be of a medium density with a mixture of house types including detached, semi-detached houses, bungalows, and apartments, all being a maximum of 2-storey in height. This will provide a large range of house types to support a diverse neighbourhood.
The proposed dwellings will have a brick exterior with contrasting band courses and elements of art-stone. Other external material elements: - Roof – Grey or red interlocking concrete tiles; Windows will be upvc white frames; Soffits, fascia’s and rain water goods will be white upvc; Composite entrance doors.
The dwellings are generally in detached, or semi-detached form with elements of terraced units, this reflects the character of Liverpool Road and the surrounding area of Ewloe, with the dwellings being a maximum of 2-storey in height.
7.0 Conclusion
The description of the development for which detailed planning permission is sought is:
“Erection of 130no dwellings comprising bungalows, houses and two-storey apartments with own access, new access road, associated external works and landscaping”
We feel that the scheme will have a positive impact in this area as a direct result of its design and appearance. The proposal will provide a high-quality development, creating much needed apartments and houses for people wishing to live in the area affordably and hve a positive effect on the wider community.