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Design & Access Statement Land adjacent to Minffordd, Pwllglas Full Planning Application Design & Access Statement | Document Information
Document Information
Document Name Design & Access Statement
Client Roberts Homes Limited.
Project Number 19.033
Project Name Land adjacent to Minffordd, Pwllglas
Date 13.11.20
Document Status Full Planning
Document Prepared by Robert Jones
2 Design & Access Statement | Contents
Contents
Document Information...... 2 Contents...... 3 Introduction & Vision...... 4 Location & Character...... 5 Use & Amount ...... 6 Layout...... 7 Scale & Appearance...... 8 Landscape & Sustainability. . . . 9 Access...... 10 Conclusion...... 11
3 Design & Access Statement | Introduction & Vision
Introduction & Vision
This Design and Access statement has been prepared on behalf of Roberts Homes Limited to support an application for the erection of 38 no. residential properties on land adjacent Minffordd, Pwllglas.
The vision of the proposal is to provide an environmentally sensitive development that responds to its context, and to introduce a variety of differing properties types to meet a broad and mixed market.
The information included acts to support the design and has been prepared in accordance with Denbighshire County Councils Local Development Plan and seeks to address the appropriate local policies.
4 Design & Access Statement | Location & Character
Location & Character
Pwllglas is a village in Denbighshire, near the town of Ruthin. Pwllglas is split up into three cul-de-sacs, Erw Las, Dyffryn, and Tan y Bryn. The A494 runs through the village and leads to Bala and Corwen. Pwllglas has a thriving local community including Siop Pwllglas. The shop is a combined effort of enthusiastic community residents to provide a much needed resource ‘from the community, for the community’. There is also a public house named The Fox and Hounds which serves food and drinks and is popular with visitors and locals alike.
The application site is situated within the village and approximately 3 miles from the centre of the historic market town of Ruthin which offers a wide range of local amenities and public services. The site forms part of the southern boundary of the village beyond the Erw Las estate and enjoys open countryside views to the south, east and west. The land is located adjacent to the A494 and is well screened by a mature hedgerows from the public highway.
The existing terrain generally falls from the west to the east at an average gradient of 1:11. The site is currently used as agricultural grazing land and is not located within a Conservation Area or an Area of Outstanding National Beauty (AONB).
The land has been allocated for housing within Denbighshire County Council’s (DCC) Local Development Plan (LDP) and sits within the development boundary for the village.
5 Design & Access Statement | Use & Amount
Use & Amount
Density This proposal seeks approval for the construction of 38 no. residential dwellings with associated access, adopted highway and public open space. Denbighshire County Council’s (DCC) require the site to be developed at a minimum density of 35 dwellings per hectare. The proposal falls slightly short of this figure due to the terrain.
35 x 1.14 (hectares) = 39.9 units.
Affordable Housing Policy BSC 4: Affordable Housing identifies that residential developments of 3 or more dwellings will be expected to make a contribution to affordable housing. On sites of 10 dwellings or more, this will be a minimum of 10% of the development. Discussion have been held with the affordable housing officer and will continue to do so throughout the planning application.
Open Space Policy BSC11: Recreation and open space identifies that residential developments are to provide public open space at an overall rate of 2.4 ha/1000 population. The development proposes an over area of 1353m² of open space 745m² short of the requirement. It has been agreed that a financial contribution will be included to make up this short fall.
6 Design & Access Statement | Layout
Layout
The layout represents a mix of 2 and 3 bedroom properties of two sizes and typologies. The form and arrangement of space, buildings, public open space and access have been developed on sound urban design principles with a view to creating a cohesive, legible and attractive new residential dwellings.
Careful consideration has been given to the position of each property. This has been developed to minimise the impact on the street scene, adjoining properties and countryside views. The floor level of each dwelling has been optimised through digital modelling to promote the existing topography and minimise the scale of residences within the locality.
The public open space to the eastern site boundary has been designed to provide a green buffer between the development and the proposed access. This area will feature a terrain suitably landscaped to promote and enhance local biodiversity while also providing a pleasant and interesting stroll for residents of the proposed development and the existing village alike.
7 Design & Access Statement | Scale & Appearance
Scale & Appearance
The scale of the properties has been carefully considered and designed to minimise it’s impact on the street and adjoining properties. Due to the setting we do not believe the proposed development affects any prominent public views into, out of, or across any settlement or area of open countryside.
Working with the existing landscape, site contours and changes in level the property has been positioned to reduce the scale to the adjoining properties. This is evident through the existing and proposed site sections and elevations.
The proposed properties have been designed to bring a modern sophisticated architecture to the village and aim to complement and contrast with the existing vernacular.
A proposed palette of crisp white render and dark grey highlights touch on the materials to the village while the light grey rain screen cladding provides a subtle visual contrast. The accompany visualisations provide an illustration of the quality of development proposed upon completion.
8 Design & Access Statement | Landscape & Sustainability
Landscape & Sustainability
Environmental Design The properties have been designed to meet local need and provide aspirational new homes that will satisfy market requirements.
Private Gardens Rear gardens for each property vary in scale with careful consideration given to screening from neighbouring properties. All gardens significantly exceed the SPG requirements. Details of plant species, arrangement and hard surfacing materials will be developed subject to approval.
Energy Efficiency The dwellings will be designed to have high standards of energy efficiency by limiting the heat loss across the building envelope, in order to minimise the overall energy demand in line with the requirements of the Building Regulations Approved Document Part L. External lighting will be kept to a minimum.
Water Management and Weather Resilience The site is not located within an area at risk of flooding. Surface water on-site will be discharged via soak away construction including porous areas of hard standing. Foul drainage will be discharged via the local mains sewer within the existing private highway. Further detail can be found within the Drainage Strategy.
Waste Management / Refuse Collection The development will make adequate provision for the internal and external storage of non-recyclable and recyclable household waste. Collection points are allocated to the front of each property adjacent to the road side.
Biodiversity The development intends to protect and wherever possible enhances the local natural and historic environment.
9 Design & Access Statement | Access
Access
The proposed development provides safe and convenient access for disabled people, pedestrians, cyclists, vehicles and emergency vehicles together with adequate parking, services and manoeuvring space.
Vehicular and Parking The development is accessed via the A494 and proposes an adoptable standard highway within the development concluding with an area for emergency and refuse vehicles to turn at both ends of the fork. Private driveways serve the western most properties. The properties provide 2 parking spaces per property with additional visitor spaces included for overspill.
Pedestrian Access to and within the public external environment has been designed to ensure that there are no excessive changes in level between the highway and the private dwellings. Pedestrian walkways are provided throughout the development and provide a link between the highway and open space. The properties are to be constructed to current building Building Regulations ensuring each dwelling has level access for ease of wheel chair access.
10 Design & Access Statement | Conclusion
Conclusion
The form and arrangement of space, buildings and access have been developed on sound urban design principles with a view to creating a cohesive, legible and attractive new residential development.
The site is allocated for housing and situated in a highly sustainable location within a well established village and within close proximity to the local town centre of Ruthin providing a wide variety of local amenities and public transport routes.
The dwelling typologies have been conceived to meet local need and provide aspirational new properties that will satisfy market requirements and service a broad mix of residents including first time buyers and family homes. The density is in- line with planning policy and contributes to the local authorities housing supply demand.
The properties have been designed sympathetically using a long established material palette within the Denbighshire area. The scale of the building has been carefully considered against adjoining properties and the subdivision of mass is legible in the high quality front and rear elevations.
For the reasons above we strongly believe that the proposal presented represents good design and sustainable development while enhancing and respecting the surrounding character and contribute towards the local identity.
11 The Building Plot
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