Design & Access Statement Residential development Hatchett Road, Feltham London Borough of Hounslow March 2019
Michael Dyson Associates Ltd are pleased to submit this Design and Access Statement on behalf of their client, London Borough of Hounslow, in connection with the proposed residential development at Hatchett Road, Feltham. The following pages should be read in conjunction with submitted drawings and supplementary information.
Hatchett Road, Feltham London Borough of Hounslow Contents • 1.0 Introduction • 4.0 Transport & Highways 1.1 Description of Proposals 4.1 Assessment summary 1.2 Site Constraints 1.3 Regeneration Opportunities • 5.0 Sustainability / Energy Statement 1.4 Purpose of Document 5.1 Sustainability / Energy Statement
• 6.0 Sunlight / Daylight Assessment • 2.0 Site Analysis 6.1 Sun / Daylight Assessment 2.1 Character of London Borough of Hounslow 2.2 Context of Wider Area • 7.0 Construction Method Statement 2.3 Context of Immediate Surrounding Area 7.1 Construction Method Statement 2.4 Application Site 2.5 Amenity Space 2.6 Flood Risk • 8.0 Conclusion
• 3.0 Design Process 3.1 Factors Influencing Design 3.2 Application Proposals *Use *Amount *Layout *Scale *Landscaping *Appearance *Access *Conclusion 3.3 Design Progression 3.4 Proposed Materials 3.5 Planning Comments
Hatchett Road, Feltham London Borough of Hounslow 1.0 Introduction
1.1 Description of Proposals
The proposed site, outlined in red on the site location plan (opposite), is situated of Hatchett Road, Feltham, in the London Borough of Hounslow. The total area of the site is 1,135m². The proposal is to introduce 5Nr 1 bed 2 person flats, 3Nr 2 bed 4 person flats.
1.2 Site Constraints
Existing access can be gained from Hatchett Road. The neighbouring properties are predominantly a mix of 2.5-4 storey residential dwellings. The proposal will be keeping with the current scale of properties in the surrounding area. The sites existing topography is predominantly flat.
1.3 Regeneration Opportunities
The existing site consists of hardstanding which is used as a lightly used car parking area, the proposed new dwellings will help provide a supply of much Site Location Plan needed accommodation in the area. This will allow people to remain in the area when looking for new accommodation, which in turn aids local regeneration. 1.4 Purpose of Document
The document sets out the rationale behind the application proposals and how the particular constraints in the immediate area have influenced the design. This statement, together with accompanying information submitted, demonstrates how the development responds positively to the particular site characteristics, advice and policy objectives contained within the London Borough of Hounslow development plan and pre-application discussion with Council planners..
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis 2.1 Character of London Borough of Hounslow
The London Borough of Hounslow is a borough situated in West London which was formed in 1965. Hounslow Borough is located 12 miles west from the centre of London. Borough of Hounslow shares borders with Boroughs of Richmond upon Thames, Hammersmith and Fulham, Ealing and Hillingdon. The Borough of Hounslow is approximately quarter Parkland, large areas of London’s open space falls within the Boroughs boundaries including attractions such as Chiswick House and Gardens, Gunnersbury Park, Syon Park, and Hounslow Heath. Predominantly the Borough’s land is used as residential with a large commercial town centre of Hounslow.
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis 2.2 Context of Wider Area
The site is located in Feltham, in London Borough of Hounslow.
Links:
By Air The closest airport, Heathrow Airport, is 1.6 miles away and can be accessed via Bath Road and Southern Perimeter Road in approximately 6 minutes by car.
By Rail The nearest train station is Heathrow terminal (1.8 miles away), the station is located just off Southern Perimeter Road. The services provide accessibility in and around the London area.
By Bus The nearest bus stop is located 0.1 mile from the site (located 2 minutes away on foot) offering the No. 116/H26 bus routes to the immediate surrounding area.
By Road Bath Road is situated 3.6 miles away from the M25 and takes approximately 10 minutes by car.
Pedestrian A number of amenities are available within walking distance of the site. These include public open space, recreational facilities, retail and food outlets, education facilities, public houses, etc.
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis
2.3 Context of Immediate Area
The site lies off Hatchet Road. The immediate surrounding area has a mix of residential properties from 2.5 storey houses to 4 storey flats. A full topographical survey of the site has been undertaken.
View around site entrance Residential properties opposite to site Health care centre adjacent to site
Properties to the west of site Landscaping to the north boundary Garages to the north of site
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis
2.4 The Application Site
The adjacent plan identifies the opportunities and constraints affecting the design proposal. D The site on Hatchett Road is currently A occasionally used as a car park for local residents and consists of hardstanding and B a small area of turf. The site is situated in a residential area consisting of 2.5-4 storey terrace dwellings View A which consist of both houses and flats. C Consideration must be given to the properties in close proximity and the E separation distances required by the local planning policy. These distances will define the ‘buildable’ proportions of the site and will help to shape the layout of the scheme. Developing the site would provide much needed housing into the housing stock of the London Borough of Hounslow. View B
View C View D View E
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis
2.5 Amenity Space and Location to Local Properties
The site is located in a well established residential area with plenty of nearby amenities in walking distance of the site. The wider area of Feltham, London Borough of Hounslow is well served by public transport and is situated near major roads so amenities located further away are also easily accessible .
Short walk to nearest Bus Stop – 2 min Short walk to Bedfont Lakes – 7 mins Short walk to the nearest amenities – 6 min
Short drive to the Underground station – 7 mins Short walk to the local School – 8 mins Short drive to the nearest Motorway – 10 mins
Hatchett Road, Feltham London Borough of Hounslow 2.0 Site Analysis
2.6 Flood Risk – Rivers and Sea
The site lies in Flood Zone 1 which has a low probability of flooding. There is no requirement for a Flood Risk Assessment.
Site
Risk of flooding from Rivers and Sea Information from https://flood-map-for-planning.service.gov.uk
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.1 Factors Influencing Design
The proposed scheme has been orientated to correspond with the nature of the site and the existing residential dwellings to eastern boundary. The proposal reflects the existing scale, form and materiality of neighbouring buildings whilst adhering to the minimum required separation distances specified by the LBH.
Utility information available confirms that there is a public surface water sewer running across Hatchett Road. This will be utilised if possible as part of the proposed development.
The site is currently utilised for light informal car parking and is made up of hardstanding.
Public Consultation: Resident consultation for this site took place in the form of a letter drop, which included the proposed site layout.
Pre-application Advice: Pre-application advice was sort after and representatives from London Borough of Hounslow and Michael Dyson Associates met with the London Borough of Hounslow Planning department to discuss the scheme on 13 th September and 12 th December. The proposals were met with enthusiasm from the planners who recommended a couple of minor adjustments be considered to the original arrangements. These have since been incorporated into the proposed scheme.
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.1 Factors Influencing Design
The immediate surrounding area contains a mix of dwellings ranging from, two storey terraced housing to three and four storey flats. The design to the houses in the area are identical with little to no variation from property to property. However, the flats although using the same materials, provide variations in the overall mass and access, the access being a mix of internal and external stairs cores. The variation in the mass comes in the change of roof designs, with a mix of flat and pitched properties. The materials and colour palate utilised on the immediate surrounding properties are constant with little change. The predominant material being buff brick, grey concrete roof tiles, white upvc windows and a mix of white and brown upvc cladding panels.
At the end of Hatchett Road the property types change to semi-detached two storey houses. The materials along the semi- detached properties switch from brickwork and render with varying colours as shown in the images.
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.2 Application Proposals
Use/Amount Proposals will introduce a mix of flats and houses which is appropriate to this area. The proposed development is a sustainable approach to regenerating this lightly used and degraded open hard standing, bringing additional use to the area while addressing local antisocial behaviour and security issues. While creating badly needed housing stock for the local community.
The site has been used to its full potential, being led by site constraints on what is currently an informal area of hardstanding used by a handful of cars. The proposal is for 5Nr 1 bed 2 person flats and 3Nr 2 bed 4 person flats bringing 8 properties in total to the area.
Layout: The proposed layout of the development will continue the existing urban grain in the immediate area. The scheme’s density is in keeping with its context. The Flat layouts incorporate storage and refuse at ground floor level, to encourage safe and economical use of the property for the residents within.
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
Scale: Boundaries: The scale of the proposed development has been designed to reflect the Boundaries to the rear gardens will be enclosed by 1.8m high fencing, type to existing neighbouring properties and be in keeping with the surrounding area. be confirmed. Access to these will be provided in the form of timber gates to The footprints of neighbouring buildings have been echoed throughout the match with locking mechanism. LED efficient lighting will be provided to proposed scheme. Properties in the area are predominantly 2 - 4 storey in external areas as required. height, with the proposed 3 storey in height. Parking : Landscaping: Parking will be provided at the front of this property for new residents, with an There will be new communal amenities space for the residents of the flats and amount of parking provided for existing residents. Parking studies have also planting to enhance the layout and to provide a visual stimulus for the been conducted, which shows that there is capacity within the existing residents. Private balconies have also been included to make the most of the unallocated parking on the estate which should be able to cater for any views to the rear of the property. potential overspill. All hard landscaping will be smooth, evenly laid surfaces to avoid trip hazards. All soft landscaping will be based on a strategy for long term maintenance. Rear & Hidden Elevations: Rear elevations although simple are considered in terms of aesthetics, A Appearance: stepped elevation is provided to generate interest while making best use of the The properties are designed with the immediate context in mind regarding site. Material changes are provided to give a pleasant outlook to the existing materiality and appearance and thus will be predominantly buff brick to the residents. outer leaf along with grey brick features to split the mass. The grey colour to the windows, fascia’s and soffits have been chosen to bring a modern look to Sustainability : the property. The building will be designed to comply with current building regulations. All light fittings used will be energy efficient and sanitary ware will be water saving Access : where appropriate. Good levels of insulation will be used in an attempt to lower There will be foot access running along side the edges of the site via Hatchett the buildings energy foot print in which efforts will be made to use carbon Road and introducing two vehicle access points (crossover) for parking also efficient products where possible. via Hatchett Road. Additional carparking within these areas will also be provided for existing estate residents.
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.3 Design Progression
- Reduced number of materials to the elevations - Window design revised to suit updated design - Brick features added to reduce building mass - Horizontal features added to split building - Main entrance revised to highlight main access - Soft/hard landscaping used to provide defensible space
Previous Design: Front Elevation Previous Design: Side Elevation
Proposed Design: Front Elevation Proposed Design: Side Elevation
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.3 Design Progression
- Balcony design revised to suit the proposal - Soft/hard landscaping used to provide defensible space to ground floor properties - RWP positions revised to drain to the rear
Previous Design: Rear Elevation Previous Design: Side Elevation
Proposed Design: Rear Elevation Proposed Design: Side Elevation
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.4 Proposed materials
Building Materials
Buff Brick Light Brick Grey Brick Ibstock mixed buff rustic or similarly Ibstock light grey or similarly Wienerberger engineering blue approved approved brick or similarly approved
Hard Landscaping Materials
Other external landscaping materials:
- Black tarmacadam to parking - Public paths to match existing - Soft landscaping to be grass, low vegetation and trees. Design to be completed by relevant professional
Other building materials:
- Black PVC-u rainwater goods - Dark grey PVC-u window & door frames
Concrete paving Tobermore, Tegula paving blocks, natural, or similarly approved
Hatchett Road, Feltham London Borough of Hounslow 3.0 Design Process
3.5 Planning Comments
Planning feedback: Below, we have provided clarification to comments raised by the planners:
- Refuse and cycle stores should be integral to the building and preferably located close to or within the main core The refuse store is located to the east side of the block, integral to the building. The store doors are located on the front elevation and are accessed via a wide, flat and well-lit footpath, which is separated from the ground floor habitable windows by landscape and planting offering defensible space. Due to the site constraints and achieving a viable layout with prominent front entrance as desired, it is not practical to locate this store directly next to the front entrance, however, it is considered the travel distance of less than 12 metres is satisfactory.
- Through access to the communal amenity space is required from the main circulation core The building layout has been design to suit the constraints of the site along with consideration of producing an efficient buildable scheme regarding structure, sound and fire protection. This is based upon a central core located to the front of the building and a repeating upper floor plate above, taking consideration of load bearing walls and the core position. Linking the central core via a separate internal corridor to the rear elevation breaks the efficient design and introduces staggered compartmentation and an offset elevation aesthetic design. We feel these factors justify the alternative design adopted of providing an external access route to each side of the building via secure gates. These access routes are well lit and provide access to the communal amenity space away from ground floor habitable windows, allowing the rear communal space to be enjoyed without the disruption to ground floor dwellings. To aid this further, a line of planting will be introduced to offer defensible space to the ground floor windows creating the privacy required.
Hatchett Road, Feltham London Borough of Hounslow 4.0 Transport & Highways Assessment Results
Summary
Paragon Highway Consultants have been appointed to advise on the transport accessibility and the parking demand aspects of a proposed development of 8 no. apartments comprising of 5no. 1 bed roomed and 3no. 2bedroomed apartments in a single block, located on the northern side of Hatchett Road in Feltham.
The Transport Assessment considers the access, servicing and transport sustainability provision and parking impact associated with the proposed development.
This report also assesses the commitment towards sustainable travel initiatives and infrastructure provision.
The conclusion of this report was positive and supportive of the development after considering parking and transport surrounding the general area. Please refer to the Transport statements provided.
Hatchett Road, Feltham London Borough of Hounslow 5.0 Sustainability / Energy Statement Introduction – The below outlines a brief strategy for sustainability & energy usage Surface water run off: • Will permeable paving be used in the garden / driveway areas? If so Energy & CO2 Emissions: please indicate on the plans. • What materials will be used in the construction of the building? Where suitable this will be used within the parking areas. The materials for the development will be chosen to be most in keeping with the • Is this in a flood risk area? surrounding properties, however once actual brick types are selected, careful attention The building is within a flood zone 1, as such there is little flood chance. will be taken to select materials which travel shortest distances to the site in an effort to • If so what protection measures will be incorporated? lower the carbon foot print and embodied energy of the project. N/A • What type of lighting will be used throughout the building? Waste: • Has provision been made for waste recycling storage / collection? Internal lighting of the building shall be LED and high efficiency. Provision has been made for recycling bins and general refuse within the • Will there be any external lighting, if so what type? bin stores provided and back gardens where appropriate. Pollution: Where external lighting is to be provided these shall be LED and controlled by dawn / • How will the building be heated? dusk sensors. The building heating system is yet to be confirmed, however energy • What energy labelled white goods will be used? efficient sources will be considered. White goods where provided shall be A rated units. • Will a cycle store be provided? Health and Well-being : In keeping with the London design guide bike stores will be provided to the • What external spaces are provided? development, to encourage the residents to use sustainable transport measures. Gardens are provided for the property where shown along with other Parking has also been reduced around the development to encourage such external spaces as shown on the drawings. sustainable living. Management : • How will the site be kept secure during the construction process? Water: The site will be hoarded off from the public using 2M high panels, other • Will grey or rainwater systems be installed? If yes please provide further measures for protecting the site will be considered and principals of details. prevention applied to the construction site, by all parties within the design Typically rainwater harvesting systems will not be used on this development, due to the team. nature of the building. • What will be the hours of construction? • Will water butts be installed? N/A The development will be constructed during considerate hours for the • If so what size? N/A surrounding properties, times will be confirmed at a later date. Ecology : Materials: • Does this proposal include any ecological enhancement features? • Where will the materials for the construction of the building be sourced from? Additional landscaping will be provided around the site for aesthetics, Where practicable materials will be sourced from the local areas suppliers and / or however it could be argued that additional wildlife and visiting birds could manufacturers in order to stimulate the local economy, and limit the buildings total use the new plants and shrubbery for shelter introducing a new benefit for embodied energy. ecology.
Hatchett Road, Feltham London Borough of Hounslow 6.0 Daylight Assessment
Daylight / Sun path: As the proposed site sits within the current building line, it can be seen by looking from the sun paths opposite, that the site and surrounding residential units should be unaffected by the proposal and the proposed will not greatly hinder the daylight to neighbouring properties.
Spring (March)
Summer (July) Winter (November)
Hatchett Road, Feltham London Borough of Hounslow 7.0 Construction Method Statement
Safe working measures: Operative Competence: The development will be constructed in a safe and considered manner in Where relevant all site operative will be suitably trained and accordance with CDM 2015. All efforts will be made to reduce risks to a minimum. qualified for the job they are carrying out.
Times of working: Reducing Risk: The times of working on site will be limited to considerate Principal designers were appointed at an early stage in the project, as such efforts contractor hours yet to be confirmed, these shall take into from all sides have and will be made to reduce risk at every level going forward consideration the surrounding residents of the properties. within the development. Access to the site: Where deliveries will be made, they will be done so using CDM Principal Designer: 2015 as a standard, providing a banksman and other safety • Principal designers must: measures throughout the site. Please refer to drawings for site • plan, manage, monitor and coordinate health and safety in the pre-construction access points. phase. In doing so they must take account of relevant information (such as an existing health and safety file) that might affect design work carried out both Where the site is notifiable to the HSE: before and after the construction phase has started Regulation 6 of CDM 2015 sets out the duty that a Client has to notify the relevant enforcing authority of certain construction • help and advise the client in bringing together pre-construction information, and projects. A project is notifiable if the construction work on a provide the information designers and contractors need to carry out their duties construction site is scheduled to last longer than 30 working days • work with any other designers on the project to eliminate foreseeable health and and have more than 20 workers working simultaneously at any safety risks to anyone affected by the work and, where that is not possible, take point in the project or it exceeds 500 person days. Where a project steps to reduce or control those risks is notifiable, the client must give notice in writing to the Executive • ensure that everyone involved in the pre-construction phase communicates and as soon as is practicable before the construction phase begins. cooperates, coordinating their work wherever required • liaise with the principal contractor, keeping them informed of any risks that need to be controlled during the construction phase
Types of Contractor: Reputable contractors will be selected following a successful planning application. These will be selected not only on the basis of price but providing a safe and positive construction environment to both the workers and public alike.
Hatchett Road, Feltham London Borough of Hounslow 8.0 Conclusions
Conclusion
This document along with the accompanying information/planning statement has responded to policies and advice laid out by the National Policy and Guidance and also LBH’s Development Plan.
It is considered that the parameters set by this design statement and illustrative plans allow for a high quality development creating a well integrated scheme which respects the existing built and natural form of the area and which has evolved through discussions with LBH’s Planning Officers and local residents.
This scheme shows that the currently redundant site can contribute positively to the overall character of the area and offer a type and tenure of residential accommodation that is much needed in Hounslow.
This document is to be read in conjunction with Michael Dyson Associates drawings and supplementary information.
Hatchett Road, Feltham London Borough of Hounslow