Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
DESIGN AND ACCESS STATEMENT -A 101 DAS
Proposed New Dwelling on Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
CONTENTS
1.0 Introduction and Background
2.0 Site Location and Accessibility
3.0 The Site and Context
4.0 Character and Design
5.0 Access and Movement
6.0 Environmental Sustainability
7.0 Community Safety
8.0 Conclusion
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
1.0 INTRODUCTION AND BACKGROUND
1.1 INTRODUCTION
The DAS provides the background and rationale behind the proposed scheme for a new single detached dwelling off land adjacent to Alltami Road, Buckley and supports the Full Planning Application submitted to Flintshire County Council.
1.2 OUTLINE OF PROPOSALS
The proposals for the development comprise of the following;
Provision of a 4 Bedroom Detached Dwelling Sectional and elevational heights of the dwelling to respect neighbouring houses in the vicinity Provision of a double Garage independent of the dwelling Off street Parking for a minimum of x4 vehicles excluding Garage. New hard and soft Landscaping Garden amenities in regard to SPGN-No 2 On site Refuse Store Alteration to existing Highway Frontage subject to Section 278 Works
Arial Map Proposed Block Plan
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
2.0 SITE LOCATION & ACCESSIBILITY
2.1 The site is located off Alltami Road in Buckley and borders the well-established area of Buckley Common. The site falls within the settlement boundary of the current Unitary Development Plan for Flintshire County Council.
2.2 The site is in close proximity to Buckley town centre which is easily accessible by foot in approximately 15mins. The site benefits from sustainable transport options including public bus services linking other areas of the County and the nearby local rail network in Buckley. There are also many schools and education facilities in the local area within 10 minutes walking distance. The location of the site is approximately 2m miles from the main A55 link way and benefits from easy connections to other areas of the North West.
A55 2Miles
Site Location
Site Access
Mold 3 Miles Chester 10 Miles
Locality Map Site Location Plan
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
3.0 THE SITE AND CONTEXT
3.1 The site is visible from Alltami Road, and the frontage is currently protected by temporary Harris fencing in the absence of any permanent boundary treatment. There is also an existing pedestrian footpath fronting the site which would be subject to Section 278 Works including construction of new drop kerb / transition and any associated reinstatement to provide access for vehicles entering the site curtilage.
3.2 The existing site is unoccupied scrubland bridged between neighbouring dwellings to the North, East and West. The curtilage is screened by established boundary treatments consisting of close boarded fencing, hedgerows and brick walls.
3.3 The width of the site at the front of Alltami Road is measures approximately 15m extending to 21.5m to the rear. The length of the site is 68m generating an overall curtilage area of 1320m2. The site is generally considered to be flat.
Image 1 Image 2 The Site
Image 3 Image 4 Image 5 Image 6
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
3.0 THE SITE AND CONTEXT
3.4 Alltami Road is predominantly a residential area offering a variety of character properties/ types and scales. Generally, all properties in the vicinity utilize traditional brickwork and render as the two key materials coupled with slate and tiled roofs. There are also examples of larger new build developments which are unified in their design and scale.
3.5 Planning Consent was granted in 2020 on the site to erect x2 four bed detached dwellings and Garages under application 058818. Both house
types match up in style and scale.
Neighbouring Dwelling- The Orchard Example of New Building Development off Alltami Road
Site Plan as Approved under Application 058818
Adjacent Buildings Adjacent Buildings Principal Elevation as Approved Application 058818
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
4.0 CHARACTER AND DESIGN
4.1 LAYOUT
4.2 The proposed dwelling has been designed to satisfy the constraints of the site and immediate surroundings and make efficient use of the available land. The proposed footprint is set back to provide visual relief from the main street scene. In addition, the proposed double Garage will be sited towards the front of the site in line neighbouring properties ‘the Orchard’ and ‘Ash Cottage’. The Garage will partially flank the principal elevation of the dwelling to serve as permanent screening from Alltami Road.
4.3 The garden area to the rear will provide a secure and private amenity space up to 480m2, which also includes provisions for a future summer house incidental to the main dwelling. At this stage it is intended the summer house would be designed in accordance with the Technical Guidelines of permitted development however, any variation would be subject to a separate planning application.
4.4 The layout of the proposed dwelling has been designed to take advantage of the South Facing aspect. The open plan nature of the layout coupled with dual aspect openings at ground floor level will create a pleasant living environment benefitting from controlled levels of natural and borrowed light throughout the day. All rooms and spaces are proportionally sized to reflect the size of the dwelling.
4.5 Bedrooms at first floor level will offer roof accommodation with vaulted ceilings to enhance the vertical emphasis of the rooms. High Level roof lights will be installed above Bedrooms and Bathrooms to filter light and provide purge ventilation for cooling in the summer months.
4.6 OUTLOOK ASSESSMENT
4.7 The orientation and outlook of the building will respect the immediate properties and amenities in accordance with Flintshire’s SPGN No.2 Guidance for spaces around dwellings. To summarize;
Habitable to Habitable Rooms will maintain minimum 22mm separation or 12m from habitable wall to a flank wall High level rooflights to the East and West Elevations in lieu of window openings to maintain privacy between neighbouring dwellings. Garden and driveway exceed the standards outlined in Figure 4 of the Technical guidance. Relaxed maneuvering within the curtilage in accordance with Figure 5.
LINEAR SECTION
SITE PLAN ANALYSIS
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
4.0 CHARACTER AND DESIGN
4.8 SCALE AND CONCEPT
4.9 The scale of the proposed dwelling is suited to the site and mimics the height of the dwellings approved under application 058818. Furthermore, the geometry and form of the roof has been carefully considered to respect the neighbouring dwellings. Roof gables spanning perpendicular to neighbouring boundaries have been avoided in favour of gables spanning parallel. This approach naturally reduces the massing of the dwelling and ensures there is no adverse visual impact.
4.10 The proposed dwelling will be in keeping with the local vernacular, whilst offering some subtle individuality and architectural features. The principal elevation is made of three distinct bays which are asymmetrical in form. The gable ends fronting the South Facing Bedrooms will include apex windows to create visual interest from inside and outside the building. The patio door systems at ground floor will extend up to ceiling level to exaggerate the openings and create a more harmonious link with the outside
space.
4.11 LANDSCAPING
4.12 The site will include a combination of intervening landscaping to soften the development which will be subject to a detailed Landscape Design following Planning Consent.
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
4.0 CHARACTER AND DESIGN
4.13 CHARACTER
4.14 The development will include robust, quality materials which will be sympathetic and reflect the traditional typology of the local area. These include;
Facing brick – to emulate the prominent material UPVC windows and door casement in Black Grey Concrete tiled roof with universal ridge and hip tiles Black UPVC Fascia, Soffits and Rainwater Goods (fade resistant) Hardwood Oak to the principal entrance
4.15 The proposals have been developed and selected following an analysis of the surrounding houses and materials. Houses in the area are predominantly composed of brick facades, render or a combination of the two. Provisions for render have been omitted from this proposal due to long term maintenance issues.
4.16 There will be a variety of corbelled brick features to complement the design including continuous horizontal banding between floor levels and below window cills. The final pallet of materials/types and profiles will be subject to agreement and form part of the Planning Conditions
UPVC WINDOWS/DOORS CONCRETE TILE ROOF APRONS
FACING BRICK OAK PANELLED DOOR AND SIDE LIGHT
5.0 ACCESS AND MOVEMENT
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
5.1 SITE ACCESS
5.2 The access will be formed to provide unobstructed visibility in both directions extending up to 43m from the edge of the highway and 2.4m into the site.
5.3 A low-level Brick boundary wall will be constructed 5m back from the Highway and include electronic security
gates. This will permit any holding vehicles to clear the Highway before accessing the site.
5.4 The site has been arranged to provide an inclusive environment including a courtyard area which will enable vehicle maneuvering. In addition, this has been generously sized to provide parking for up to four vehicles excluding the proposed Garage to satisfy SPGN-No-11 of Flintshire’s Supplementary Planning Guidance.
5.5 All external surfaces on the site will have minimum undulation and be non-slip. Where there are changes in height or direction the surfaces will be clearly marked by a change of texture and a contrasting colour. It is anticipated that paths around the buildings will be a minimum of 1200mm for wheelchair adaptations.
5.6 There will also be provisions on site for refuse and a cycle storage.
5.7 MOVEMENT AND ADAPTATION
5.8 The Principal Entrance will be level or gently sloping as set out in the guidance with a level landing no less than 1.2 metres and approach width exceeding 900mm. All entrances will be illuminated and have a level threshold, a clear opening width of at least 800mm, a nib of 300mm, adequate weather protection and a level external landing.
5.9 The private stairs will be easy going with uniform rise not exceeding 220mm – Uniform goings not less than 250mm and a minimum pitch not exceeding 42 degrees. All staircase aprons will be designed to meet the requirements of Part K of the Building Regulations. The width of the staircase will be wide enough to accommodate a stair lift.
5.10 All Hallway widths are at least 900mm, doorways at least 750mm, increasing to 900mm when opening off a Hallway of less than 1050mm width. Circulation Space to Living and Dining Area will have a 1500mm circular circulation space and Kitchen to provide at least 1200mm between units. Main Bedrooms will have 750mm clear either side of a standard double bed with at least 750mm clear to one side of the bed in other bedrooms.
5.11 All Bathroom walls will be suitably pattressed and capable of supporting grab rails and other adaptations. Bathrooms are designed in accordance with the layout and dimensions specified in criteria 14.15. Glazing in habitable rooms will begin no higher than 800mm and at least one window will be approachable and usable by a wide range of people.
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
6.0 ENVIRONMENTAL SUSTAINIBILITY
6.1 To effectively mitigate the causes of climate change in the design of a development a clear approach to reducing carbon and other greenhouse gas emissions associated with the development will be taken.
6.2 The proposed scheme encompasses an integrated view of sustainability, which is based on balancing environmental, social and economic aspects to minimize the impact of this development. The scheme is designed with sustainability including the reduction in energy demand and the potential to achieve further CO2 reductions by introducing renewable technologies.
6.3 With this in mind the design will;
Exceed current building standards for the Conservation of Fuel and Power as required under Approved Document L of the Building Regulations. The external building fabric will be thermally weighted to achieve a high threshold of thermal resistance.
Will use sustainable construction methods and materials where possible. The building will be made up of robust materials to provide strong climate resistance. Walls fabric will consist of Facing Brick and solid block work, and floors will be block and beam and timber joists/Posi Joists. Professional trades will be employed to ensure the building and finishes are constructed to a high standard and
all interfaces will be suitably sealed to promote air tightness, thus reducing heat loss from the building. The primary heating system will be operated by an Air source Heat Pump. Secondary Heating will be via a solid fuel appliance such as a Log Burner. Rainwater harvesting collection tank will be installed to facilitate all surface water from the roof of the building. Maximise natural daylight in key areas of the building to reduce energy consumption. The design is proportionate in size for its intended use. The environmental impact is therefore reduced. Photovoltaic Panels will also be considered for the development Sufficient security lighting will be installed to operate after the hours of darkness.
An energy performance certificate (EPC) will be issued upon completion in order to provide a record of its effective rating. The design of the dwelling is supported by a design stage fabric efficiency compliance report which supports the
above strategy. This has been undertaken by a Certified STROMA assessor.
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
7.0 COMMUNITY SAFETY
7.1 The existing land is currently vacant so there is no risk of vandalism.
7.2 The site is within proximity to other residential properties and furthermore benefits from neighbouring dwellings accessed off Alltami Road.
7.3 The open plan arrangement of the layout offers good visibility around the property.
7.4 The existing boundary treatments will remain in-situ and any damaged fencing will be replaced on a ‘like for
like’ basis to provide containment and added security.
7.5 The site will be a gated development secured by electronic-sliding gates.
7.6 The new dwelling will have an integrated alarm system, coupled with security lighting and CCTV.
7.7 The development will also consider the initiative for secure by design (SBD). The references within the National Policy Framework (NPPF) and the accompanying National Planning Policy Guidance (NPPG) along with Wales (Planning Policy Wales-TAN 12) have sought to reinforce the need and importance for a self and secure external
environment.
Land Adjacent to Alltami Road, Buckley, Flintshire, CH7 3PF
8.0 CONCLUSION
8.1 This Design and Access Statement has outlined the merits of this scheme, which aims to improve
to quality of the site. The proposed development has evolved to take account of a range of design and access considerations, resulting in the final design.
8.2 Core elements of the proposed design (use, amount, layout, scale, and appearance) and access (vehicular, cycle, and pedestrian) are addressed. The scheme is demonstrated to be in keeping
with neighbourhood character and in compliance with the development plan and other relevant material considerations.
8.3 The Design and Access Statement, in conjunction with the other submitted reports and drawings, demonstrate that the proposal will provide a valuable contribution to the local housing stock and
should therefore be granted planning permission.