AURUM GREEN, CHINEHAM DESIGN & ACCESS STATEMENT | SEPTEMBER 2016 Aurum Green, Chineham • Design and Access Statement
CONTENTS
INTRODUCTION 3
SITE AND CONTEXT 01 SITE LOCATION 6 SITE CONTEXT 8 LOCAL CONTEXT 10 CONSTRAINTS & OPPORTUNITIES 12
DESIGN RESPONSE 02 PROPOSED SITE LAYOUT 16 STOREY HEIGHT 18 UNIT TYPES 19 MOVEMENT STRATEGY 20 PARKING STRATEGY 21 AFFORDABLE HOUSING 22 REFUSE AND SERVICING 23 LANDSCAPING 24
APPEARANCE 03 ARCHITECTURAL CHARACTER 36
SECURITY, SUSTAINABILITY & 04 DRAINAGE SECURITY 40 SUSTAINABILITY & DRAINAGE 42
SUMMARY 05 SUMMARY 46
2 Aurum Green, Chineham • Design and Access Statement
INTRODUCTION
This Design and Access Statement has been prepared on behalf of Pal Properties Ltd. to provide supporting information for the proposed residential development of land at Crockford Lane, Chineham. An outline planning application (REF: DC/14/03343OUT) for construction of 130 new residential dwellings, was approved by Basingstoke & Deane District Council in April 2016. The outline permission set the parameters within which this submitted Reserved Matters application is to be considered. The Reserved Matters proposals are for the construction of 130 residential units that were approved in principle under the outline permission. The proposed scheme will also provide:
40% Affordable Homes
Informal Open Space
3
01 SITE CONTEXT Aurum Green, Chineham • Design and Access Statement
SITE LOCATION
The application site is currently a vacant field with no feasible use. Located to the north west of Chineham, on the urban edge of the town, it acts as a transition from the existing development to the open countryside to the north. The site is bordered to the north by fields, trees and hedgerows which form part of the Razors Farm site, recently granted outline planning permission. The south and west feature parts of the Crockford Lane industrial parks. The London to Southampton railway line sits directly to the east of the site with the village of Chineham sitting further beyond. The site is irregular in shape, approximately 3.7ha in area with maximum dimensions of 230m by 225m. The site itself slopes down from north west to south east.
6 Aurum Green, Chineham • Design and Access Statement
RAZORS FARM
CROCKFORD LANE
CROCKFORD LANE
HAMPSHIRE INDUSTRIAL CROCKFORD LANE BUISNESS PARK
ACHILLES CL
LIME TREE WAY
7 Aurum Green, Chineham • Design and Access Statement
SITE CONTEXT
The proposal site is located on the north western Within the centre of Chineham there are bus stops edge of Chineham in close proximity to the which offer regular bus services running to the recently constructed Sherfield Park site. It lies neighbouring towns of Basingstoke and Reading. approximately 0.5 miles north west of Chineham The nearest access to the national rail network is Village, and 3m north of Basingstoke. at Basingstoke 3 miles to the south west, providing services to London and Southampton. The A33, a main distributor road heading north east towards Reading and south west towards Basingstoke, lies approximately 1 mile to the east. Access to these settlements and the further road network is provided by Crockford Lane which forms the western, southern and eastern boundaries of the site.
GREAT WESTERN RAILWAY
RAZORS FARM
CROCKFORD LANE
ACHILLES CL
HAMPSHIRE INDUSTRIAL BUISNESS PARK CHINEHAM
Site location plan
8 RAGG COPSE
VYNE PARK
RAZORS FARM
THE SITE
CARPENTERS DOWN WOODS CHINEHAM
A33
POPLEY
DANESHILL
A33
RINGWAY NORTH GREAT WESTERN RAILWAY
OAKRIDGE Aurum Green, Chineham • Design and Access Statement
LOCAL CONTEXT
Within the local area can be found a variety of Most of these buildings are constructed of red, buff buildings, constructed in different styles and with or multi-brick with red/brown concrete tiles, with varying materials and finishes. some examples finished in slate-grey colour roof tiles. Some units have timber boarding or render. The adjacent photos provide a selection of the units found in the vicinity, with most buildings Windows and doors are predominantly constructed constructed within the 20th and early 21st of timber or white UPVC. centuries. Most of these units are predominantly 2 storey, of a simple form and scale. Some houses have rooms in the roof, extending to either 1.5, 2.5 or 3 storeys. Most residences are set back from the road, behind modest gardens.
10 Aurum Green, Chineham • Design and Access Statement
11 Aurum Green, Chineham • Design and Access Statement
CONSTRAINTS & OPPORTUNITIES
Noise from the London to Southampton railway Creation of 2no site entrances to the north west line. corner and mid east side of the development.
Existing commercial and industrial units off Creation of landmark buildings to mark site Crockford Lane. entrances and key corners.
Existing trees and hedgerows outside of the Pedestrian links to Chineham village centre and application site to the north. Razors Farm development.
Existing utilities to the north east boundary of the Views over areas of public open space and the site. well landscaped boundary to the north.
Considerable level changes from the high point in the north west to the low point in the south east.
Application Boundary Site Entrances Gas Pipe Line Existing Vegetation Railway Track Contours Approved Accesible Natural Green Space Approved Green Space for Play Noise Landmark Entrance Existing Utilities Gas Governer Locations Views Towards Landscape Edge Fall Of Land Link To Razors Farm
12 Aurum Green, Chineham • Design and Access Statement
Constraints & Opportunities Plan
02 DESIGN RESPONSE Aurum Green, Chineham • Design and Access Statement
PROPOSED SITE LAYOUT
The Concept of the development is based on the A new pedestrian/cycle route links the following principles: development to the village centre and beyond both for cyclists and pedestrians. Access to the scheme is proposed via two points from Crockford Lane, linked by an access road. The scheme is for 130 new build residential dwellings of which 40% will be affordable (52 A layout that will integrate with, and complement, units). the local area in terms of scale, massing and layout and has a street form that is not over- Access to the site will be via two simple engineered. T-Junctions onto Crockford Lane. The entrance road alignment and landscaping arrangements To create a central green space at the heart of have been considered in relation to the topography the site, enclosed by continuity of the street frontage with a strong landscape framework of of the site. The entrance road alignments are new trees/landscaping. designed to encourage low vehicle speeds in keeping with the residential environment without The scheme has been designed in response to the need for any vertical traffic calming features. the existing site constraints. The layout presents a development with a clear structure with ease of The estate road will benefit from appropriate access and permeability to the surrounding paths visibility splays and widths, with provision for safe and roads. pedestrian routes through the scheme. Within cul-de-sac, appropriate sized turning facilities will The site is 3.7 hectares which equates to 35 also be provided to accommodate service vehicles dwellings per hectare and allows sufficient space manoeuvres. between dwellings and garden sizes to maintain the suburban character of the locality. It also allows The open space provision for the site is 11,105 for an area of local open space within the layout at square metres which is in excess of the figure a central point. (11,023 square meters) set by the outline consent & section 106 agreement. The site contains adequate space and turning heads for refuse and emergency vehicles.
130 52
NEW AFFORDABLE NEW GREEN DWELLINGS UNITS ROUTES SPACE
16 Aurum Green, Chineham • Design and Access Statement
Proposed Site Layout 17 Aurum Green, Chineham • Design and Access Statement
STOREY HEIGHT
The majority of homes within the scheme are of 2 In order to emphasise particular routes or areas of storeys in height. open space, buildings may increase to 2 ½ or 3 storeys in height.
1 STOREY 1.5 STOREY 2 STOREY 2.5 STOREY 3 STOREY
18 Aurum Green, Chineham • Design and Access Statement
UNIT TYPES
There is a mix of 1 to 5 bed units spread across the The scale and orientation of the buildings required site to meet local needs and character. in certain parts of the site also dictates the type.
1 BED 2 BED 3 BED 4 BED 5 BED
19 Aurum Green, Chineham • Design and Access Statement
MOVEMENT STRATEGY
A variety of roads and movement routes have Shared Surfaces and Private Drives provide direct been considered within the layout. From the access to driveways and courtyard parking. These main access point located off Crockford Lane, minor streets will be designed to ensure safety for a Primary Street provides the principal route pedestrians, cyclists and drivers. through the scheme. Secondary Streets serving further units then filter off the Primary Street.
PRIMARY SECONDARY PRIVATE
20 Aurum Green, Chineham • Design and Access Statement
PARKING STRATEGY
There are combinations of parking solutions across Flats have a minimum of one space and are parked the site dependent on the type and tenure of unit within private courtyards. Visitor car parking spaces and its location within the layout design. Generally are also located throughout the scheme. Cycle most of the detached houses have 1 garage and 2 provisions are catered for in a variety of areas such extra spaces. Terraced and semi-detached houses as garages, sheds and communal stores for the flat have at least one space, some have garages. blocks.
ON PLOT FRONTAGE COURTYARD VISITOR
Allocated Unallocated Visitor Parking Spaces 258 8 25
21 Aurum Green, Chineham • Design and Access Statement
AFFORDABLE HOUSING
There are a total of 52 affordable units on the site bed houses. The units sizes are as per the required which equates to 40% of the total. The mix reflects local need. the need with a range of 1 and 2 bed flats and 2
PRIVATE HOUSING AFFORDABLE HOUSING
1 Bed 2 Bed Total Shared Ownership 14 33 47 Social Rented 2 3 5
22 Aurum Green, Chineham • Design and Access Statement
REFUSE & SERVICING
The refuse and servicing strategy utilises the Turning heads have been positioned appropriately road and movement network previously defined. to improve the manoeuvrability of the vehicles. Bin Collection points are positioned at specific locations through the scheme in order to reduce the movement of refuse vehicles.
VEHICLE ROUTE TURNING HEAD FLATS REFUSE STORE BIN COLLECTION
23 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Landscape Framework Views in and views out The mature tree belt on the northern boundary The only identified visual receptors with views provides a natural setting for the site and a degree of Aurum Green are drivers and walkers along of structural maturity; there is no other existing Crockford Lane. The business premises to the vegetation within the application boundary and the other side of Crockford Lane are currently landscape proposals offer the opportunity to create unoccupied and the existing vegetation along a network of tree-lined routes, private gardens, the railway line screens views from residential open space and shrub planting. properties in Chineham to the east. The design of the frontages and the proposed landscape Although there are no features above ground, treatments will create a more attractive aspect there is some archaeological interest in the form than the current view of an area of undistinguished of a former Roman road which crosses the eastern scrub. section of the site, which the landscape proposals seek to reference. The proposed tree planting will provide a green framework for the development and screen views for future residents towards the Business Park to the west of Crockford Lane. The existing tree belt to the north will porvide an instant structure and will be visible above rooftops from across the development.
24 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Gateways To create a sense of arrival, the two vehicular entrances to the development will be landscaped with ornamental and seasonal shrub planting and a gateway feature of low brick walls. This will also contribute to a sense of exclusivity and to the character of a private development, which should deter drivers from attempting to use Aurum Green as a cut-through and contribute to a sense of entering a low speed environment and so slow down vehicles as they enter the development. The sense of arrival at the northern entrance will be enhanced by the proposed avenue of trees, whilst the southern entrance will feature a line of smaller ornamental trees where depth of frontages allow.
Feature tree
Decorative planting: shrub & herbaceous mix
Wall as feature element
Decorative bulb planting
LANDSCAPE PROPOSAL - EASTERN GATEWAY
25 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Public Open Space In addition to the areas of Alternative Natural Green Space and the kick about area, two pocket parks will be provided for future residents. The Village Green The Village Green will provide an attractive focus point within the development with seasonal shrub and bulb planting and a simple planting palette. Trees are proposed around the perimeter to provide structure. Some of the surface water drainage capacity for the development will also be provided in tanks beneath the grassed area. PAROTTIA PERSICA Seating will be provided and a sense of enclosure and separation from the carriageway will be created by a boundary treatment of a low metal kneerail with planting behind.
LAVANDULA ANGUSTIFOLIA ALLIUM GLOBEMASTER
MUHLENBERGIA LOPHOMYRTUS X RALPHII ‘WHITE CLOUD’ MAGIC DRAGON
PROPOSED PLANTING AND FINISHES - VILLAGE GREEN EUONYMUS ALATUS IRIS ‘PURPLE SENSATION’ 26 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
The Triangle and Roman Road
Adjacent to the route of the Roman road, a second pocket park is proposed. An avenue of trees follows the alignment of the Roman road, which will have a different surface treatment of asphalt with exposed aggregrate to distinguish it from the other carriageways within the development. There is a small area with informal seating at the northern end of the Triangle. Like the Village Green, a simple planting palette has been used, and there is also storage capacity beneath the central grassed area.
BETULA PENDULA
QUERCUS ILEX LIQUIDAMBAR STYRACIFLUA
ROSMARINUS PENNISETUM SETACEUM OFFICINALIS ‘FIREWORKS’
PEROVSKIA LITTLE SPIRE MUHLENBERGIA CAPILLARIS 27 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Paved surface with seating and decorative planting
Bulbs and herbaceous/ decorative planting
Paved surface with seating and decorative planting
Decorative shrub and herbaceous mixes boundary treatment, providing variety of colour and texture and seasonal interest
Exposed aggregrate to Roman road
LANDSCAPE PROPOSALS - TRIANGLE AND ROMAN ROAD
28 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Bulbs and herbaceous/ decorative planting
Decked area with informal seating elements & feature tree
Decorative shrub & herbaceous mix as boundary treatment, offering variety of colour and texture
LANDSCAPE PROPOSALS - VILLAGE GREEN
29 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Boundary Treatments Private frontages will be demarcated with soft landscape treatments such as evergreen hedges, low structural shrub planting and grass. Metal railings are proposed along the main route.
Ornamental planting
0.9m high Railings
Grass verge with tree planting where sufficient width
1a - Front gardens <1.5 m deep - Option 1
Grass Hedge
0.9m Railings
Grass verge with tree planting where sufficient width
1b - Front gardens <1.5 m deep - Option 2
ILLUSTRATIVE CROSS SECTIONS OF FRONTAGES
30 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
1
2
3
KEY PLAN
Ornamental planting
Parking
2 - Frontage >1m deep
Tree planting + raised earth mounding
Ornamental planting Crockford Lane
0.9m high Railings
3 - Frontage Crockford Lane
31 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Planting Strategy In addition to the trees within the areas of amenity space, the layout has been designed to accommodate as many street trees as possible. Theset will provide seasonal interest, wildlife value, enliven the street scene and soften internal views. Trees have been selected with an appropriate form for the available space, considering service routes and in-line with recommendations set out in TDAG Trees in the Townscape. Structural shrub planting to the front of ground- floor apartment blocks will create a degree of separation from the public realm and protect privacy. Along access routes, in front of garden boundary walls and to the development boundary, additional tree and shrub planting will be incorporated wherever appropriate to soften boundaries and provide interest. The accompanying planting plans provide detail of the species and specifications.
32 Aurum Green, Chineham • Design and Access Statement
LANDSCAPING
Proposed Tree Species
PRUNUS AVIUM PLENA MAGNOLIA KOBUS TILIA CORDATA BETULA PUBESCENS
QUERCUS ROBUR LIQUIDAMBAR LARIX DECIDUA MALUS EVERESTE STYRACIFLUA
BETULA PENDULA QUERCUS ILEX AESCULUS X CARNEA PAROTTIA PERSICA BRIOTII 33
03 APPEARANCE Aurum Green, Chineham • Design and Access Statement
ARCHITECTURAL CHARACTER
The proposed houses are designed to ensure a Roofs high quality environment that is respectful to the Roofs will be plain tiles and slates laid to a steep local area. The new development will possess pitch of hipped construction with bonnet or half visual cohesion by using materials and design styles round hip tiles and some gable ends. which reflect local distinctiveness. The following Eaves general principles have been established to guide White eaves and fascia will be used with black the design of new dwellings. rainwater goods. As indicated by Planning Policy Statement PPS1 Walls ‘Delivering Sustainable Development’, it is a A variety of facing material distinctive to requirement for new development to make a Hampshire. The wall materials include; red facing ‘positive’ contribution to the character and identity brick, buff facing brick, tile hanging and render. of a place. This is an opportunity to draw upon that established built form and its relationship with the Windows landscape to contribute to the area’s overall quality. Windows will be white uPVC casement. Flat gauged brick arches above the windows will also This includes the way in which materials, traditional be used to add interest. styles, construction and detailing are correctly employed. Bay Windows The use of bay windows in particular will add Simple Built Form interest and articulation to building frontages. Buildings will be designed with a simple form They will be used at important locations, such as and appropriate detailing that complement the where houses turn corners or to add emphasis to a Hampshire vernacular. building that terminates a key view. Key Buildings Doors Key buildings using special details, raised building Doors will be vertical boarded with well detailed heights and/or increased massing will be used in porches supported by simple or decorative key locations. brackets.
FRONT ELEVATION - FLAT BLOCK C (ROMAN KEY) 36 Aurum Green, Chineham • Design and Access Statement
FRONT ELEVATION - PLOTS 94-96 (300 VILLAGE CLASSIC)
FRONT ELEVATION - PLOTS 25-26 (300 VILLAGE KEY)
FRONT ELEVATION - PLOT 108 (404 ROMAN LANDMARK) 37
04 SECURITY, SUSTAINABILITY & DRAINAGE Aurum Green, Chineham • Design and Access Statement
SECURITY
The reduction in opportunities for crime through Creating a Secure Environment the design of the proposed development is a key The proposals respond to Secured by Design element in creating a secure sense of place. The criteria, including the creation of active frontages layout is designed to create natural surveillance as follows: and sense of ownership of private areas through the use of a clear perimeter block structure. The Houses are to be arranged to address the street or individual spaces and to give positive enclosure aim will be to ensure that every part of the scheme to these areas so they are overlooked and create is easily identified as either being public or private a sense of ownership. space. Vehicular and pedestrian entrances are ‘policed’ The development has been designed to address by gateway buildings, which overlook these the key principles, highlighted within the guidance spaces. literature for ‘Secured by Design’ as follows: Various pedestrian routes have been created Defensible Space - All houses have a private within the design, giving permeability to the garden. site layout, encouraging pedestrian movement around the site and natural ‘community Appropriate Permeability - No rat runs. surveillance’.
Natural Surveillance – Houses turned to face Care has been taken to ensure activity to the onto the public realm. frontages at corners with overlooking windows to gable ends. Car Parking – On plot garages or dedicated surface spaces are provided. The scheme provides a clear definition between public and private areas that are secure and well Lighting – Adoptable standard to the roads and defined. wall or bollard lighting to courtyards and lanes. Parking is predominantly on plot where there is Well designed, attractive, clearly defined and well good surveillance. maintained environments are likely to be a source of pride for residents. This encourages a sense of Where private parking courtyards are used they ownership and responsibility, thus discouraging are limited in size to around 15 spaces, and are crime. visually broken up and well overlooked.
40 Aurum Green, Chineham • Design and Access Statement
41 Aurum Green, Chineham • Design and Access Statement
SUSTAINABILITY & DRAINAGE
Surface Water Drainage to the detailed design. The pervious pavements will be allowed to saturate and traditional gullies The Surface Water Drainage Strategy has been and drainage channels at low points will pick up developed with reference to the Flood Risk the overflow in extreme rainfall. The attenuation Assessment dated October 2014 produced by design assumes that all paved surfaces are in a fully Ridge in support of the Planning Application. The saturated condition. FRA stated that surface water run-off would be controlled to the following limited discharge rates: All below ground pipework will be designed to the requirements of Sewers For Adoption and adopted 1 in 1 Year = 12.5l/s as public sewer. 1 in 30 Years = 33.4l/s Foul Water Drainage 1 in 100 Years =46.9l/s Foul drainage is discharged to the existing Thames The surface water is discharged to the existing Water sewer network via an existing manhole Thames Water sewer network via an existing located in the southern corner of the site. Thames manhole located in the southern corner of the Water have been consulted and have confirmed site. Thames Water have been consulted and that adequate capacity exists within their network have confirmed that discharge from the site into to drain the full development without off site their sewers shall not exceed the 1 in 30 year improvements or on-site attenuation. rate of 33.4l/s – This is the limiting rate for the The foul drainage on site is traditional gravity surface water drainage design for all design storm drainage designed to the requirements of Sewers events up to a 1 in 100 year return period plus an For Adoption and adopted as Public Sewer. No on additional 30% allowance for climate change. site pumping station is required. To provide this attenuation volume, below ground cellular storage tanks will be utilised. It is proposed that there will be 3 large tanks beneath landscaped areas of public open space. In the FRA a pond was indicated at the southern end of the site, to provide amenity and water quality treatment. It has been advised by BDBC that a pond is not considered desirable within public open space areas, therefore this has been omitted. Proprietary settlement and hydrocarbon separation will be incorporated into the construction detail to provide an appropriate level of water quality treatment. The FRA also required the use of pervious pavements for private drives and parking areas to provide interception storage and water quality treatment. This requirement is carried through
42 Aurum Green, Chineham • Design and Access Statement
43 Aurum Green, Chineham • Design and Access Statement
44 05 SUMMARY Aurum Green, Chineham • Design and Access Statement
SUMMARY
Provision of 130 new homes providing a range of accommodation from 1 to 5 bedrooms reflecting the aspirations of the Local Authority and local needs.
40% of the scheme will be Affordable Homes.
High quality energy efficient designed homes incorporating a range of eco-friendly features.
Sustainable drainage (SuDS) to manage surface water run-off from the site and to minimise risk of flooding.
Easy access to nearby facilities and amenities.
An architectural aesthetic appropriate to the area, drawing influences from the local context.
Appropriate levels of parking for residents and visitors.
A movement route designed with emergency and refuse vehicle access at the fore.
Areas of Public Open Space.
46 Aurum Green, Chineham • Design and Access Statement
47 Thrive Architects Building 300, The Grange Romsey Road Michelmersh Romsey Hampshire SO51 0AE Tel: 01794 367703 Fax: 01794 367276 www.thrivearchitects.co.uk