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Design and Access Statement.Docx The Aspinall Arms Mitton, Nr. Clitheroe Design & Access Statement June 2013 CONTENTS 1.0 INTRODUCTION 2.0 COMPLIANCE WITH PLANNING POLICY 3.0 SITE LOCATION 4.0 SITE CONTEXT 5.0 SITE HISTORY 6.0 SITE PHOTOGRAPHS 7.0 PROPOSED EXTENSIONS & EXTERNAL ALTERATIONS 8.0 DESIGN 9.0 MATERIALS 10.0 SITE LAYOUT 11.0 ACCESS & FACILITIES 12.0 WASTE MANAGEMENT 13.0 APPLICATION DRAWINGS 1.0 INTRODUCTION The Design & Access Statement has been prepared by Johnson Robson Ltd on behalf of Brunning & Price in support of a planning application for the alterations and extensions at The Aspinall Arms, Mitton. Brunning and Price are a pub/restaurant company that specialise in breathing new life into old properties, many of them listed, and then running them directly. Recent projects include Old Hall at Sandbach (Grade 1) and on English Heritage's at risk register, Sutton Hall at Sutton near Macclesfield (Grade 2*), Woodbridge Inn at Coalport, which is within the Ironbridge Gorge designated World Heritage area and have recently opened ‘The Architect’, within Thomas Harrisons town house a (grade 2) building in Chester. Brunning & Price have recently acquired the lease to the Aspinall Arms. It is intended to refurbish and extend the property to establish a viable and sustainable pub / restaurant at the site. To secure the future commercial viability of the Aspinall Arms it is proposed to increase the capacity of the pub to accommodate approx. 150 diners and to install modern kitchen and catering facilities required to provide a high quality restaurant service. 2.0 COMPLIANCE WITH PLANNING POLICY The proposal will re-utilise and regenerate a brownfield site. It will safeguard, reinstate and bring back into economic use buildings of historical, tourism and community importance to the area. The existing buildings in situ are not statutorily listed and neither does the site lie within a designated conservation area. The proposal will enhance the aesthetic appearance of the existing buildings and site in general. It will also enhance the setting of the adjacent bridge (grade II listed) straddling the River Ribble. The sensitive scale, siting and design of the alterations will ensure the openness of the surrounding countryside is unaffected and the overall setting of the site is enhanced. The site lies outside of the Green Belt. No neighbouring residential occupiers or businesses in the area will be adversely affected. There will be no material impact on flood risk. No protected species will be affected. No protected trees will be affected. Adequate car parking provision is proposed and highway safety will be improved. Accordingly, the proposal accords with the NPPF and the saved policies of the adopted Ribble Local Plan (June 1998) in all key respects. The proposal specifically accords with the following Local Plan policies: • Policy ENV3 - Development in Open Countryside • Policy G1 - Development Control • Policy G5 - Settlement Strategy (land outside main settlement/village boundaries) • Policy G7 – Flood Protection • Policy RT1 - General Recreation and Tourism Policy • Policy ENV19 - Listed Buildings (Setting). • Policy T12 – Lancashire Cycleway North • Policy ENV9 – County Biological Heritage Site 3.0 SITE LOCATION The Aspinall Arms is located on B6246 (Mitton Road) approx. 3 miles south west of Clitheroe. Situated on the bank of the river Ribble close to the confluence of the Hodder and Ribble rivers. To the north of site on the opposite bank of the Ribble lies the village of Great Mitton. Location Map Context Plan 4.0 SITE CONTEXT The area is characterised by it’s rural setting; the meandering river Ribble with its gently sloping banks and the village of Great Mitton which looks down over the river valley to the north. Within the immediate area there are a number of listed structures of significant historic interest; All Hallows Church (Grade l) – a country church built of local sandstone with a slate roof. The church dates from C13th and commands a prominent position on the north bank of the river over looking the site. Great Mitton Hall (Grade ll) – a house dating from the C16th situated close to All Hallow’s Church. Mitton Bridge (Grade ll) – a three arched stone bridge crossing the river Ribble next to The Aspinall Arms. Mitton Hall (Grade ll*) – Originally a house now a hotel and restaurant dating from C16th All Hallow’s Church All Hallow’s Church viewed across the River Ribble Great Mitton Hall Mitton Bridge Mitton Bridge Mitton Hall 5.0 SITE HISTORY The Aspinall Arms dates from the early C19th. Originally a coaching Inn before the construction of the stone bridge a ferry boat crossed the river at this point. The original building (fronting Mitton Road) is two storey, double fronted. Built of rubble stone (now painted) with plain sash windows with ashlar surrounds and a slate roof. The building has been extended with a further bay on the north west side with a bonnet hipped roof and two storey bay window to the front elevation. To the rear of the main building a further two storey range was added (late C19th) and a range of brick built barns form an enclosed courtyard on the east side. By 1895 (fig 1) the plan of the Inn is very similar to the layout which exists today. A small section of the courtyard range fronting the road has since been demolished together with a freestanding building within the courtyard although these were still in existence as late as 1955 (fig 3). Fig 1. Extract from OS County Map 1-2,500 scale, dated 1895 Fig. 2 Extract from OS County Map 1-10,560 scale - dated 1932 Fig 3 Extract from Epoch 5 Map 1-10,560 scale – dated 1955 The Aspinall Arms c. 1930’s 6.0 SITE PHOTOGRAPHS Front Elevation (from the east side) Front elevation (from the west side) West Elevation – facing the river Main building – Courtyard elevations Courtyard range (north side) Courtyard range (east side) View across the river towards All Hallow’s Church Mitton stone bridge viewed from the garden. 7.0 PROPOSED EXTENSIONS & EXTERNAL ALTERATIONS It is proposed to refurbish and extend the existing pub to provide the following accommodation; • Pub & restaurant dining facilities for approx 160 customers. • New customer toilet facilities • New kitchen and food storage facilities • A 3 bedroom managers flat • Car parking for 60+ customers and staff. It is proposed to extend the property around the existing two storey range to the rear of the original pub. On the south east side a single storey extension will provide enlarged kitchen and catering facilities, an accessible disabled toilet and a staircase providing access to new customer toilet facilities at first floor level within the existing building. On the north west side a single storey extension will provide an enlarged bar area and additional customer dining areas overlooking the garden and river. To the north west gable of the original pub building the existing open veranda will be replaced with a small conservatory style extension with views over the garden and river. 8.0 FLOOR AREAS Existing Main building ground floor area 252.5 sq.m Main building first floor area 230 sq.m Main building cellar 53.9 sq.m Outbuilding 340.3 sq.m Total existing Floor Area 876.7 sq.m Floor area to be removed Main building extg. Toilet extensions 17.1 sq.m Areas of extensions 203.2 sq.m 9.0 DESIGN The principle extensions have been designed to wrap around the existing two storey range to the rear of the original building. The existing range appears to have been developed piecemeal with mismatched sections of plain brickwork and poor quality modern casement windows. The proposed extensions will largely conceal the existing elevations and significantly improve the appearance and presentation of the building. To the south east side the kitchen extension will be clad in dark stained shiplap boarding with painted timber flush fitted casement windows and a natural slate roof. The extension has been designed to be subordinate to the original pub building and to compliment the scale and form of the barns and stable buildings around the other two sides of the courtyard. To the north west side the extensions have been designed to enhance the appearance of the property within its setting and to take advantage of the views along and over the river. The garden room at the north end has a continuous ribbon of traditionally styled windows providing attractive views over the garden and the river Ribble beyond. The lower sections of wall are built of natural, random coursed stone walling with dressed stone cills with a simple pitched roof in natural slate. On the west gable of the original pub building the existing lean too open veranda has been replaced with a small conservatory extension constructed with plinth walls of random coursed stone walling with dressed stone cills, sawn timber framing with painted timber casement windows and a hipped roof in natural slate. The conservatory extension has been designed to enhance the appearance of this stark gable wall and to open up views from the original pub building to the river frontage. 10.0 MATERIALS The external materials have been selected to complement the existing buildings and to be in keeping with the rural setting. Natural Stone walling Traditional casement windows Natural slate roofs Timber shiplap boarding 11.0 SITE LAYOUT Proposed works to the external areas will include; • Re landscaping the existing pub forecourt • Re-surfacing and lining to the existing courtyard carpark area • Forming a new grasscrete paved overspill carpark to the north of the existing outbuildings. • Maintenance of the existing garden areas. • Forming paved external seating areas Forecourt The pub forecourt on the Mitton Road frontage is currently hard surfaced and used for adhoc road side parking.
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