Bury Road, Sewardstonebury
Proposed development at: Land adj. Knoll House, Bury Road, Sewardstonebury, Waltham Abbey, Essex, E4 7QL.
Revision C
Contents
Section 1. Introduction
Section 2. Site Analysis
- Sewardstonebury - The Site - Connections
Section 3. Planning History Contents
Section 4. Design Policy Framework │ - Epping Forest Local Plan - Metropolitan Green Belt - Emerging Local Development Plan - Supplementary Planning Documents - National Planning Policy Framework Section 5. Consultation Section 6. Submitted Design - Use - Amount - Design - Appearance - Scale - Security
- Access Design and Access Statement Statement Access Design and
- Landscape and Ecology. Bury Road, Bury Sewardstonebury Section 7. Summary
1. Introduction
Site Address Land adj. Knoll House, Bury Road, Sewardstonebury, Waltham Abbey, E4 7QL.
Client: Colin Chapman
Planning Consultant Landmark Town Planning Group, Landmark House, 87 Rayleigh House, Leigh on Sea, Essex, SS9 5DL.
Arboriculture Consultant Tim Moya Associates, 8 Feltimores Park, Chalk Lane, Harlow, Essex, CM17 0PF.
Architectural Designers Ashby Design Ltd 13 Arm & Sword Lane Old Hatfield
Herts, AL9 5EH Design and Access Statement │ Introduction │ Statement Access and Design Road, Bury Sewardstonebury
1. Introduction (Cont’d)
This statement has been prepared by Ashby Design Ltd on behalf of Colin Chapman to support the Full Planning application submission for the site at Knoll House, Bury Road, Sewardstonebury, henceforth referred to as the application site.
The statement is intended to focus on the detail of the design and access elements of the scheme and to set out the design principles on which the application is based. The aim is to provide a comprehensive analysis of the site and outline layout proposals submitted, considering issues such as use, amount, design, appearance, scale, security, access, and landscape and ecology.
This document should be read in conjunction with the drawings and details prepared and submitted by Ashby Design Ltd.
Legislative Framework
The legislative framework for the production of Design and Access statements is set out within Guidance on changes to the development control system circular, published in 2006.
As stated by the circular, a Design and Access Statement is prepared in order to illustrate the process that has led to the development proposal, and to explain and justify the proposal in a structured way. It is not intended to replace drawings but instead provides an opportunity for developers and designers to demonstrate their commitment to achieving good design. It ensures accessibility in the work they undertake, and allows them to show how they are meeting, or will meet the various obligations placed on them by legislation and policy.
In line with the legislative framework, this document relates to the specific
requirements that are intended to be applied to the development of the site in Design and Access Statement │ Introduction │ Statement Access and Design accordance with planning policies and design best practice. Road, Bury Sewardstonebury
2. Site Analysis
Sewardstonebury
Sewardstonebury is a small hamlet in the borough of Epping Forest, and in the county of Essex. It is also a parish of Waltham Abbey. It is located within the Metropolitan Green Belt and totally surrounded by the forest.
The Site
The application site of 0.366 hectares / 0.90 acres, lies to the East of Bury Road, Sewardstonebury, and is currently land that is associated to Knoll House. The land in its entirety comprises of a detached two storey house of traditional design on a well landscaped plot. The application site is part of the mature garden of Knoll House and is itself well screened from Bury Road.
Knoll house forms part of the built up frontage of this section of Bury Road, and extends to the south on its Eastern side. West Essex Golf Course is situated to the East of the application site.
Connections
Sewardstonebury is located approximately 3.2 miles from Waltham Abbey, 1.5 miles from Chingford and 11 miles from Charing Cross. The area is completely residential, with no shops, pubs or churches. Chingford provides the closest railway station, with regular Site Location Plan services to London Liverpool Street.
Analysis Site │ Statement Access and Design Bury Road, Bury Sewardstonebury
3. Planning History
The application site has been subject to planning applications in the past.
Previously Approved Proposed Site Layout (Ref:EPF/2250/14) The most recent of which was granted approval in November 2014, for the development of a single detached house with integral garage. (Ref: EPF/2250/14).
It is considered that the adjacent approved redevelopment of Winterstoke (Ref: EPF/0158/15) has relevance to this scheme, whereby it proposed a new dwelling and a two storey detached garage to the frontage. The latter of which straddles
the boundary with the application site.
Bury Road, Bury Sewardstonebury Design and Access Statement │ Planning History │ Statement Access and Design
Approved Redevelopment at Winterstoke (Ref:EPF/0158/15)
4. Design Policy Framework Emerging Local Development Plan Epping Forest Council has started the preparation of a new local plan and will
replace the existing 1998 local plan and 2006 alterations documents. The new Local The following section identifies the planning policy context considered to be relevant to the site and the planning application proposals. Plan will guide development in the district up to 2033, being used to deal with
planning application and to provide land allocations. Epping Forest Local Plan (1998) and Alterations (2006) GB2A - Development in the Green Belt Supplementary Planning Documents H2A - Previously Developed Land The Essex Design Guide, Essex County Council’s Vehicle Parking Standards (2009)
DBE1 - Design of New Buildings DBE2 - Effect on Neighbouring Properties and EPDC’s ‘Designing Out Crime’ supplements, among others, are adopted by DBE4 - Design in the Green Belt Epping Forest DC and support the consideration of planning proposals within the DBE6 - Car Parking in New Development Borough of Brentwood. DBE8 - Private Amenity Space LL3 - Edge of Settlement National Planning Policy Framework LL10 - Adequacy of Provision for Landscape Retention In March 2012, the Government published its National Planning Policy Framework ST6 - Vehicle Parking (NPPF). This document replaces the Planning Policy Guidance Notes and Statements
issued since 1991. It provides guidance for local planning authorities and decision- Metropolitan Green Belt takers both in drawing up plans and as a material consideration in determining The Metropolitan Green Belt is a statutory green belt around London. It includes applications. designated part of Greater London, Bedfordshire, Berkshire Buckinghamshire, Essex, Hertfordshire, Kent and Surrey. It states that the purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable Most councils, Epping Forest District Council included, do not appear to publish a development: economic, social and environmental and these dimensions give rise Green Belt map relative to areas within their respective authority, however, an to the need for the planning system to perform a number of roles, socially, interactive map published by the Telegraph in 2012 gives more accessibility to the economically and environmentally. public in establishing areas which are considered to be Green Belt Land.
Bury Road, Bury Sewardstonebury Design and Access Statement │ Design Policy Framework Design Policy │ Statement Access and Design
Metropolitan Green Belt around the Epping Forest District Application site in relation to the Metropolitan Green Belt
5. Consultation
Pre-Application Advice
During the pre-application period, Ashby Design attended a meeting with Epping Forest District Council on the 11th July 2017.
The meeting was intended to secure advice from the officers in attendance, in relation to the principles of the latest proposal and to gain planning advice to as- sist in amending the previously approved scheme.
Some of the points for discussion with the planning officer at the meeting were as follows:
• Changes to Plot Two remain comparable to other examples in the area. Larger crown roof was highlighted but the lower overall height was a posi- tive and there are larger crown roofs in the area also. • Increased separation between plots and closer proximity to the south boundary not cause of concern. Noted that the trees to that boundary are proposed to be removed and replaced due to their poor quality. • Principle of garage design change acceptable but location considered to be too close to the tree line and boundary. • The size of the driveways/hardstanding needed to be reduced. • Location of the swimming pool and loss of trees was a concern. • Access from Bury Road was also a concern and the apparent impact on trees. Suggestion was the agreed crossover was to be maintained and gates located internally of the site.
The written response confirmed that the revised spacing and design of the dwell-
Proposed Site Layout Plan (Ref: F033.16.SK1001) ings may be acceptable subject to the impact on the trees but the alterations to Bury Road, Bury Sewardstonebury the garages and driveway would not. Consultation │ Statement Access and Design
6. Submitted Design
Layout overview
• Proposal consists of two detached dwellings with associated garages and private amenity spaces.
• Plot One is circa 3,400sqft in size. Plot Two is circa 3,900sqft .
• New dual access junction arrangement and crossovers incorporated from Bury
Road with gated entrance to each individual dwelling. • Each dwelling benefits from a double garage and driveway. • Large private gardens are provided to the rear of the site. Plot Two includes a swim-
ming pool as part of the proposals.
Bury Road, Bury Sewardstonebury Design and Access Statement │ Submitted Design Submitted │ Statement Access and Design
Proposed Site Layout Plan (Ref: F033.16.PL1002C)
6. Submitted Design (Cont’d)
Use
The proposal is for a residential development with associated access, vehicular and cycle parking and private amenity spaces.
Amount
The proposed development will provide 2 new detached dwellings which aim to make efficient use of the site.
The following dwellings are included:
Plot 1—Five Bedroom Detached House (319sqm/ 3,434sqft) Plot 2—Five Bedroom Detached House (362sqm /3,896sqft) Proposed Ground Floor Plan (Ref: F033.16.PL10.01B) Design
The layout of the site is not dissimilar to the previously approved scheme ref, EPF/2250/14, all be it with one extra dwelling and an altered access points The proposal divides the land associated with Knoll House, allowing development of the two new dwellings and associated parking amenity and individual garden spaces.
The layout maintains the alignment of the existing built form along Bury Road, and continues the principle which is characterised in the area, of large dwellings set on generous plots.
Plot One is approximately 2m from the north side of the boundary, while Plot Two is approximately 6.6m from its southern boundary. Plot Two sits a minimum of 10.9m from the side elevation of the existing Winterstoke and around 13.5m from the side elevation of the proposed redevelopment of Winterstoke. A 4m separation is allowed between the two plots which contributes to a more open nature. The two plots are just 2m wider than the single plot approved dwelling, of which was
deemed to be acceptable in principle at Pre-App stage. Bury Road, Bury Sewardstonebury
Each plot has a very generous rear private garden space of over 790sqm, in Design Submitted │ Statement Access and Design addition to the landscaped areas to the frontages.
Proposed First Floor Plan (Ref: F033.16.PL10.01B) Proposed Second Floor Plan (Ref: F033.16.PL10.01B)
6. Submitted Design (cont’d)
Appearance
The proposed dwellings have the intention of complimenting the area and the street scene in which they sit, with a coherent design and a blend of high quality materials.
The traditional style demonstrated in this proposal, provides a continuation of the large traditional dwellings which already exist along Bury Road, of which typically consist of a mix of brick, stone, render and timber features.
The use of brick, render, stone detailing and clay tiling within the elevational design interweaves the proposal into its surrounding character, while the two plots each have their own stand-out architectural features, such as the double storey, parapeted gables to Plot One and the pedimented front elevation to Plot Two. Each of these features gives the dwellings presence and character of their own.
Scale
The footprints of the two proposed dwellings are in keeping with the large sized dwellings that already exist along Bury Road and as previously mentioned, are just 2m wider than the footprint of the previously proposed development.
The overall height and mass of the dwellings is also consistent with that of their surroundings, with two storey dwellings, and rooms in the roof, The overall height of Plot One is around 9.6m, while Plot Two stands lower at 8.8m.
Bury Road, Bury Sewardstonebury Design and Access Statement │ Submitted Design Submitted │ Statement Access and Design
Proposed Street Scene (Ref: F033.16.PL1003B)
6. Submitted Design (cont’d)
Security
The proposals put forward into this application have been considerate to the principles set out within the Essex Design Guide—Urban Place and ’Designing Out Crime’ supplements and implemented where possible. The attributes that are generally deemed important to the physical aspects of crime are listed as Access and Movement, Structure, Surveillance, Ownership, Physical Protection, Activity and Management and Maintenance.
The development is proposed to be gated and therefore naturally obtaining a high level of secureness, in what is an inherently safe location. The proposal aims to minimise any overlooking issues, either on-site or with its neighbours but maintains a certain level of natural surveillance across the site.
A well designed lighting scheme across the site, and a selection of materials, fittings and planting that deter vandalism, further improve on the safety and security of the site in general.
Access
Vehicular access is provided off Bury Road via two new access junctions with dropped kerb crossovers. The new accesses are proposed to be a maximum of 3.5m in width for the length of the crossover and have a visibility splay of 2.4m x 43m onto Proposed Site Plan (Ref: F033.16.PL1001C) the 30mph Bury Road. The access itself is subject to another application referenced EPF/3207/17.
Each dwelling will be provided with a separate gated access and driveway, with double garages. These provide a minimum of 2 cars per dwelling, with further surface parking via the generous driveways. The garages will be to Essex County Council standards of 3m x 7m internal dimensions. Cycle parking can therefore be accommodated within the garages as necessary.
The precedent for new garage buildings to the front of developments in the area is set by the adjacent redevelopment at Winterstoke, whereby a double garage with a guest suite above has been approved (Ref: EPF/01518/15) and built, straddling the Road, Bury Sewardstonebury
boundary with this application site. Design Submitted │ Statement Access and Design
Refuse and recycling amenities for each dwelling will be provided to meet local authority requirements, typically this includes the provision of separate refuse and recycling wheelie bins, waste food bins and garden waste bins or bags.
Proposed Garage Plan and Elev (Ref: F033.16.PL10.04A)
6. Submitted Design (cont’d)
Landscape and Ecology The site sits within the Metropolitan Green Belt and as would be expected, is a typically verdant location. The proposal is located within the extensive grounds of Knoll house, which is currently laid to grass and is scattered with various trees and shrubs. This application is accompanied by an Arboricultural Report by Tim Moya Associates which identifies the level of soft features across the site and the impact the proposals have on them. It highlights the trees (which are of fairly low amenity value) that are lost as part of the proposals and that a ‘no dig’ construction of the new access road is required, in order to maintain the quality and life of the large trees that exist on this crossover between Bury Road and the site itself. It is intended that some trees removed on site will be replaced, particularly those to the boundary with Winterstoke. The proposal overall is considered to avoid the loss or damage of important tress with careful implementation, to ensure that the existing good quality trees are retained for the long term. It is concluded within the report that; “Tree protection measures, replacement planting and detailed designs of construction operations within the rooting environments of retained trees can be successfully controlled by suitably worded planning conditions”. The previously approved scheme for this application site, proposed a development with an external footprint of around 409sqm. The proposal described in this application, would generate an overall foot print (including two dwellings and two detached garages) of approx. 456sqm. This equates to just 12% of the overall site area being proposed as ‘built’ development.
Arboricultural plans (ref: 140405-PD-31 Rev B) Road, Bury Sewardstonebury Design and Access Statement │ Submitted Design Submitted │ Statement Access and Design
7. Summary
The plans submitted with this application have been informed and led by a clear understanding of the wider context of the surrounding area, in particular, the fact that large detached dwellings are an established feature of this area along Bury Road, and within the Green Belt.
It also takes into account the comments made by the planning officer at Pre Application stage, and is considered to improve on the elements that were highlighted as a concern. In particular, the access, garages and drives have been reconfigured, to provide a more sympathetic approach to the sensitive crossover frontage and to provide a clear landscaped buffer between the development and Bury Road.
The proposals put forward would provide two new dwellings of similar size, scale, and appearance to those that already exist along Bury Road and would therefore not appear to be out of character. The design also aims to compliment and enhance an already ‘upmarket’ residential area, with a high quality design and its own individuality and presence.
The scheme fully incorporates a new access, driveways, garages and private amenity space, without being considered to be overly detrimental to the verdant nature of the setting. The principle of detached garages within the frontages of houses along Bury Road, is considered to be set by the approved development at Winterstoke and the construction of a two storey garage building.
Trees and shrubs are to be removed on site, but these are considered to be of fairly poor quality with little to no amenity value, as stated within the Arboricultural Report and will be replaced where appropriate, particularly along the boundary with Winterstoke. Proposed Elevations (Ref: F033.16.PL10.03B & PL20.03) For the reasons indicated throughout this statement, it is requested that that the Summary │ Statement Access Design and officer delegated to the determination of this application, looks upon the proposal Road, Bury Sewardstonebury put forward positively.