Design & Access Statement
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DESIGN & ACCESS STATEMENT Client: Quinn Estates & Mildvalley Ltd Proposed Mixed Use Development of Land at: Albert Road, Deal December 2015 MILDVALLEY CONTENTS INTRODUCTION 01 3 1.1 INTRODUCTION 3 1.2 EXECUTIVE SUMMARY 4 1.3 APPLICANT 5 1.4 DESIGN TEAM 7 SITE CONTEXT AND ANALYSIS 02 8 2.1 SITE LOCATION AND CONTEXT 8 2.2 THE SITE 8 2.3 EXISTING SITE CONDITIONS 9 2.4 SITE PHOTOGRAPHS 10 2.5 LOCAL CHARACTER, ARCHITECTURE AND MATERIALS 12 2.6 SITE ASSESSMENT 14 2.7 TOPOGRAPHICAL SURVEY 16 2.8 EXISTING SITE SECTIONS 17 2.9 FLOOD RISK 18 2.10 ECOLOGY SURVEY 19 2.11 CONCLUSION 20 2.12 OPPORTUNITIES & CONSTRAINTS 21 PLANNING POLICY AND HISTORY 03 22 3.1 PLANNING CONTEXT 22 3.2 RELEVANT PLANNING CONTEXT 23 PUBLIC CONSULTATION 04 24 4.1 PUBLIC CONSULTATION 24 4.2 CONCLUSION 29 THE PROPOSALS 05 30 5.1 LAND USE PARAMETER PLAN 30 5.2 DESIGN DEVELOPMENT 33 5.3 APPEARANCE AND MATERIALS 35 5.4 ROADS 39 5.5 ENERGY EFFICIENCY 40 5.6 SECURITY 41 CONCLUSION 06 43 6.0 CONCLUSION 43 SUMMARY 07 45 INTRODUCTION 01 1.1 INTRODUCTION This design and access statement (DAS) has been prepared in accordance with the guidance produced by CABE. It sets out the background to the proposals, an analysis of the application site and an explanation of the design process that has informed the evolution of the development proposals. The DAS is a supporting document with illustrative materials. It should always be read in conjunction with the formal scaled drawings and documents which constitute the planning application. The description of development is: The creation of a mixed use development incorporating 142 residential units, 960m² B1 Office, 370m² of A1, 280m² of D1 and link a road between Albert Road and Southwall Road. The development of the sites provides an opportunity to deliver social, economic and environmental benefits to the community. The application is submitted on behalf of Quinn Estates and Mildvalley and comprises the following documents: • Design and Access Statement Deal Pier • Planning Statement • Statement of Community Involvement • Ecological Appraisal • Arboricultural Survey • Economic Impact Assessment • Transport Assessment • Flood Risk Assessment • Sequential Test • Contamination Survey The main purpose of this Design & Access Statement is to explain the design process and strategic objectives that have led to the overall vision for the proposed development. This document, along with the accompanying Parameter Plans, establishes a series of principles for developing the site. Local Photographs of Deal 3 NOTES: Do Not Scale. Report all discrepancies, errors and omissions. Verify all dimensions on site before commencing any work on site or preparing shop drawings. All materials, components and workmanship are to comply with the relevant British Standards, Codes of Practice, and appropriate manufacturers recommendations that from time to time shall apply. For all specialist work, see relevant drawings. This drawing and design are copyright of Clague LLP INTRODUCTION 01 Registration number OC335948. Rev Date Description 1.2 EXECUTIVE SUMMARY The site has been assembled by Quinn Estates and Mildvalley who have set about creating a vision for a niche and architecturally outstanding mixed use development. The redevelopment will provide: • The regeneration of a redundant brownfield site • The delivery of residential and commercial space with significant sustainability credentials • The delivery of equivalent to Code Level 4 for the houses and BREEAM rating ‘good’ on the commercial space • The development proposes an enhanced environment by creating a new vehicular route to ease congestion in the area • The delivery of 108 construction jobs and 76 indirect construction jobs over the course of the project. • Up to 58 new long term full time jobs associated with the B1 space • Approximately £24.8M of gross value added over the construction phase and £6.3M per annum from new homes into the local economy • The development will have an increased diversity and density of native species significantly contributing to ecological enhancements • An exceptionally high quality local environment, designed by Kent based leading architects Rationale Project Title • Residential and commercial development with an outstanding architectural and environmental design creating a high quality local environment • An improvement in highway movement and a reduction in congestion • A development that accords with national planning policy by building on previously developed land Drawing Description • A site that can deliver real social, economic and environmental benefits to the local area Vision Scale Drawn by • Create a sense of place and community Date Checked by • Create a new choice of housing and business space 62 Burgate, Canterbury 4 Kent CT1 2BH 01227 762060 1 Kinsbourne Court, Luton Road, Harpenden, Hertfordshire Al5 3BL 01582 765102 4th Floor, 99 Charterhouse Street London EC1M 6HR 0203 597 6112 CANTERBURY LONDON HARPENDEN Scale 1:500 Drawing Number Revision 0 10 20 30 40 50 INTRODUCTION 01 1.3 APPLICANT Quinn Estates Quinn Estates is an established development company who are regarded as one of the most prolific and proactive developers of commercial and residential property in Kent. Over the past 17 years we have built up a considerable expertise and reputation for delivering jobs and regeneration projects. To date we have delivered over 1 million sq.ft of employment generating space, including over 500,000sq.ft during the last recession, and through doing what we say we will, we have created an enviable track record with local authorities giving them the confidence that employment space and the stated benefits of our projects will be delivered. Quinn Estates have over £750m worth of residential property being built or in planning on land we own or control. We have a pipeline of commercial projects that will generate in excess of £100m. Once complete the projects we are involved in will deliver over £80m a year into the Kent economy and create over 7,000 construction and long term jobs. Quinn Estates in the Dover District 1) Hammill Park, Near Sandwich We obtained planning permission for the development of 19 family homes, a new business park and 6 live/work units on the site of a derelict and redundant brickworks. To date 12 of the housing plots have been sold to self builders and half of the commercial space sold. Construction is ongoing. This development has already created 60 jobs which is over twice as many as were there when the brickworks was operational and a real success story for the district. 2) Preston, Near Canterbury We successfully obtained planning permission to relocate Salvatori Transport from an ill suited site in a small village to a more sustainable and safer location at Aylesham Industrial Estate which safeguarded 100 jobs. The relocation was part funded by the winning of planning permission for 70 houses on a neighbouring site and the development of 3 contemporary barn style properties on the former depot. The relocation of Salvatori removes over 1,400 lorry movements a week from the surrounding rural roads, accounting for 90% of HGV traffic in Preston and this will significantly enhance the well-being of local residents. 3) Deal Business Park During the recession we delivered over 45,000sq.ft of new business space in Deal including to MKM, a national chain of builders merchants. To date we have created 100 jobs and by the completion of the development there will be another 150 jobs created on a site that had lain as wasteland for over 30 years. 5 INTRODUCTION 01 1.3 APPLICANT Mildvalley Homes Ltd Mildvalley Homes is a Deal based consortium who are currently on site developing the Outdowns project on Cannon Street, Deal. The ethos of Mildvalley is to create well designed developments that have eco credentials at their heart. 6 INTRODUCTION 01 N 1.4 DESIGN TEAM MASTERPLANNERS & ARCHITECTS Clague Architects LLP Clague have led the design team in the preparation of the outline application proposals. Clague are a multi-disciplinary practice of architects, masterplanners, conservation architects and interior designers, based in Kent, London and Hertfordshire. The practice has accumulated extensive experience in masterplanning large scale residential and mixed use development schemes. Clague are especially familiar with the landscapes, buildings and social context of Kent. A number of Clague designed schemes have been used as case studies of good design practice. CABE, the Commission for Architecture and the Built Environment, cites three Clague projects, all of which have won Building for Life Gold Awards. They are Lacuna at Kings Hill, the Horsebridge at Whitstable and Queen Elizabeth Park, Guildford. The Kent Design Guide also uses two Clague Lacuna, Kings Hill The Tannery, Canterbury designed schemes, Horsebridge and Lacuna as exemplars of good design. PLANNING CONSULTANTS Goddard Planning Canterbury based Goddard Planning will celebrate its 25th anniversary in 2016. The practice provides effective planning advice and support to several Kent local planning authorities and KCC, as well as a wide range of developers. Mike Goddard represented Maidstone Borough Council and Tunbridge Wells Borough Council at inquiries this year involving large scale commercial and residential developments in sensitive locations. Conyer Quay, Teynham 7 SITE CONTEXT AND ANALYSIS 02 CANTERBURY SANDWICH N 2.1 SITE LOCATION AND CONTEXT Deal is located along the east coast of Kent, approximately 7 miles to the north of Dover and 5 miles south of Sandwich. The EASTRY local road network connects to both the A2 and A256 which in turn lead on to the regional motorway system. AYLESHAM 2.2 THE SITE DEAL The site extends to an area of 4.7ha and is situated to the North-West of Deal. The site is accessed from an existing access road which navigates through an existing industrial EYTHORNE estate. To the North of the site is another small industrial estate with WYE two commercial properties, Hutchings Timber and Jewson.