Proposed Extensions to Ridgeway Nursing Home Llawhaden, Narberth, Pembrokeshire

Design and Access Statement – Update June 2016

Bank house High Street Narberth Pembrokeshire SA67 7AS Tel: 01834 861162 Fax: 01834 861661 email: [email protected]

Contents

1. Background to Proposals Planning Context Proposals Development Motive

2. The Site Site Location Setting

3. The Design Approach Design factors Character and Building Proposals Sustainable design

4. Access and Movement

1. Background to Proposals

1.1 Planning Context

The Pembrokeshire County Council Local Development Plan was adopted by the Authority on the 28 th February 2013 and is now the current plan in conjunction with National policy for the determination of applications.

The application for the development of this land falls within the jurisdiction of Policy GN.1, 2, 11 and 30 of LDP as development detailed below:

GN.1 General Development Policy Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park63 and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure64, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.

GN.2 Sustainable Design Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements / layout; 3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions;

3 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and 7. It contributes to delivering well designed outdoor space with good linkages to adjoining streets, spaces and other green infrastructure.

GN.30 Specialist and Supported Accommodation The development, or extension, of specialist residential accommodation will be permitted where a need for such a facility has been identified and the following criteria are met ;

1. In the case of new facilities the development is within or immediately adjoining a Settlement Boundary, or involves the adaptation or conversion of an appropriate existing building; or 2. In the case of extensions, the scale and nature of the original development together with the extension is compatible with its location; and 3. In all instances access arrangements allow for the safe manoeuvring of pedestrians, cars, ambulances and delivery and service vehicles.

Land is allocated for an additional care facility at:

Site Reference Site Name Area (ha) SSA/089/01 Park House, New Hedges 1.65 Pembrokeshire County Council Local Development Plan - Adopted 2013 119

Chapter 6 – General Policies 6.125 Pembrokeshire has the second highest proportion of older people in its population in Wales, with the population over 65 estimated to be 26% by 2021109. This policy, therefore, aims to provide accommodation for the special needs of various groups, in particular the elderly (but also other groups) for sheltered accommodation, residential care, extra and domiciliary care, or respite, palliative or hospice care (Class C2 of the Use Classes Order 1987 as amended).

6.126 It is important that this Plan provides sufficient opportunity for the development of care facilities, whether private or publicly funded, in order to meet the identified needs of the population. In all cases a clear, quantifiable and identified need for the facility must be proven. Consideration should also be given to how the development complements the character of the local area and protects the amenity of local residents.

6.127 The allocation at Park House, New Hedges, addresses a proven need for extra care facilities in the area. The site is appropriate for an extension as it has good access and is well located to serve the needs of the area. Further proposals for the extension of specialist and supported accommodation must also identify a need for such a facility and must be acceptable in terms of their scale, nature and impact on the surrounding area.

4 The Pembrokeshire County Council Local Development Plan was adopted by the Authority on the 28th February 2013 and is now the current plan in conjunction with National policy for the determination of applications.

1.2 Proposals

The application seeks consent for a two separate extensions to the existing Nursing Home at Ridgeway House Llawhaden near Narberth.

• A two storey extension of traditional construction on the eastern side of the current range of buildings linking to both areas of previous extensions and enclosing the existing “garden court”; and

• A single storey extension in a contemporary design fitting into and complimenting the walled garden of the listed building; and

• External works including new drainage treatment plant, extension of existing car parking facilities and extensive landscaping of the site.

1.3 Development Motive

Ridgeway House has an established use as one of the major nursing homes in Pembrokeshire and is operated by Mufulira Ltd. It has 47 beds with associated support facilities and can accommodate 42 nursing patients and five with residential care needs.

The company is an important local employer with 27 full time and 28 part time employees drawn mainly from the local community. In addition, it is policy within the home to use local suppliers, wherever possible, for the provision of goods and services. This has a multiplier effect on the local economy and fits with the

5 company’s philosophy that the home should be at the heart of the local community for the mutual benefit of all.

In response to changing patterns of care which have emerged in recent years, the company needs to expand and develop Ridgeway House to ensure its long term sustainability. One of the main drivers for change is the increasing trend for patients to come into care only towards the end stages of life when they can no longer be cared for in their own homes. Bed turnover is therefore much faster than it was historically and the associated costs are disproportionately higher. Nursing homes which do not evolve in response to societal change will find it increasingly difficult maintain viability.

The company’s management has therefore identified opportunities to develop additional services which have synergy with the current offering and build on the home’s core nursing skills. There are a number of care categories which might provide this fit such as elderly mentally infirm, chronically sick young people, terminally ill, for example. This will broaden the offering to a wider client base and will complement existing provision. Part of the proposal is to develop a high dependency care unit within the sheltered environment of the walled garden. Although linked to the main body of home, it will be far enough separated to create a small specialist unit with its own unique and intimate character, ideally suited to patients with very complex care needs. The ultimate use of these new facilities will only be determined as the development progresses through planning and towards completion.

The proposed scale of development would create circa 60+ jobs to include nursing, caring, and support staff, many of which will be high value, specialist jobs. Local trades will benefit during the construction period and existing local suppliers will further benefit once the development becomes operational.

Expansion of the existing facilities will enable the home to meet a wider demand and broaden and enhance the quality of care provision available in Pembrokeshire. The expanded business will allow Ridgeway House achieve economies of scale to help secure its long term future.

2.0 The Site

2.1 Site Location

The site is ideally located centrally in Pembrokeshire 3 miles west of the market Town of Narberth and 0.6 miles north of the main road artery through Pembrokeshire, the A40 which forms part of the European TAN-T major road network.

The site has an access on the C class road between Canaston Bridge and Llawhaden, with good visibility in both directions, 120 metres to the north and in excess of 200 metres south. The access onto the road is wide enough at 4.5 metres for two vehicles to pass with ease.

The application site area is 1.99ha, which together with land also owned by the applicant, a wooded area of 2.14ha and a meadow known as Style Park at 2.35ha make a total site area of 6.35ha.

2.1 The Setting

Ridgeway Nursing Home is located in Ridgeway House, a former Country House residence dating back to the fourteenth century, although the current building is generally an 18 th Century Georgian three storey core to which two symmetrical two storey Regency wings have been added. It is thought that the design of the house may be attributed to the renowned architect John Nash.

7 To the rear of the site is located a walled garden with associated lean-to structure and the courtyard is closed by the old coach house, now converted as managers accommodation.

The house is located in 6.5ha of grounds with mature planting and trees around the perimeter giving a good visual barrier from the countryside beyond. The land falls away gently to the south in front of the listed building, a ha-ha separating the dwelling from the agricultural land adjoining.

The original buildings have been extended by the addition of three two storey blocks of nursing home accommodation, the latest a 10 bedroom extension to the east of the main building in 2005.

The home is approached from the east through stone gate pillars and then via a long drive lined with mature trees. A secondary site road bears off to the right giving access to the current management office, owner’s accommodation and service courtyard to the rear of the original building.

The driveway gives access to the main entrance of the home, located in the eastern elevation of the original building. The unmarked car parking area is located opposite this entrance.

3.0 The Design Approach

3.1 Design Factors

In the assessment of the planning scheme, consideration has been given generally to the aforementioned policies and specifically to Policy 76, Policy 100, TAN 12 and Part M of the building regulations. The following factors have been addressed and incorporated into the design of the scheme:-

Siting and Setting of the listed building

Several pre- application meetings have been held with Planning and Conservation officers to discuss the principle of extensions at this site. While they have acknowledged that there is support for the proposed scheme, they have also pointed out that the nature of the site imposes restrictions on what might be considered acceptable development.

The major constraints being the siting of the listing building and its setting and the impact that any development may have on the view of the listed building and its rural setting.

The conclusion of the discussions was that extensions to the east of the existing extension would be far enough back from the listed building to allow a natural uninterrupted view as one accessed the site, as well as from distant views to the south. The development proposed in the walled garden remains effectively hidden from view in that context.

9 The proposed landscape scheme has been designed to reinforce the prominence of the existing listed building by shielding the extension from initial view as one enters the site. Grass banks and low level shrubs are used to close out some of the view and screen the car park areas.

Traditional building form

The two storey extensions proposed to the east of the existing buildings will mirror the traditional building style already seen in the recent extensions which themselves relate to the original listed building.

Setting of the walled garden

The proposed development in the walled garden of the listed building has been designed as a modern structure to contrast with the old masonry walls. The circular form again is a contrast which has the mechanism of leaving larger spaces to the corners where the existing walls can be viewed in the context of a garden. The central garden theme is echoed by the open central area of the proposed scheme.

The proposed building is also cut into the gently rising landscape and partly sedum roofed all again to reduce impact and allow views of the original perimeter walls.

3.2 Character and Building Proposals

The Eastern Court The Plan layout of the proposed buildings to the east of the existing home is an “L” shape to enclose the existing patio area as an internal courtyard. The scheme allows for this court to be glazed over at first floor level to provide a sheltered “semi- external” space for residents.

These buildings contain mainly residential rooms and associated facilities except for the ground floor of the north block which houses the laundry and other storage facilities allowing the existing kitchen to be expanded into the present laundry to increase its capacity.

At the North West corner of the buildings a new lift and stairwell are proposed as a central circulation core for the home giving access via a bridge link to the proposed development in the walled garden

The Walled Garden This modern structure has been designed to “lie low” in the rising ground of this attractive walled garden space leaving a large central area for landscaping and external amenity. The residential rooms are located around the inside core of the building and open out to take advantage of this sheltered garden.

A low pitched faceted zinc roof structure defines the accommodation visually leaving the amenity and circulation areas covered by a sedum planted flat roof to blend in with the surrounding grass area and reduce the impact of the building.

Under the apex of the roof is located sloping clerestory glazing allowing light into the access corridor and ancillary accommodation behind.

A planted timber trellis is proposed around the internal façade to soften the building form and provide shade to the residential rooms from high summer sun. The trellis will harmonise with the proposed cedar cladding to the internal elevation.

3.3 Sustainable Design

With the exception of rendered masonry to receive an external paint finish, the external materials will be natural timbers and metals requiring no coatings or treatment. Hardwoods will be sourced from locally managed forests to reduce transport and embedded energy in the build process.

Heating proposals have yet to be finalised, however, it is intended to study the feasibility of ground source or ground solar heating systems to serve both the new development and to replace the existing aging oil fired system. There are sufficient grounds around the property to make either solution feasible. This would substantially reduce carbon emissions from the Nursing Home.

Further design studies will determine the feasibility of rainwater and grey water recycling schemes.

4. Access and Movement

The principles of inclusive design and access as informed by LDP Policies have been incorporated into the design of the proposed development underlining our client’s commitment to deliver a quality new development reflecting the character of the listed building, its setting in a rural area and meeting contemporary criteria to encouraging access for all into the development.

The main trunk road through Pembrokeshire, the A40, is less than half a mile from the site entrance via a good two lane C class road. It is reasonable to assume that the main transport artery can accommodate this modest increase in use.

The development is not a major trip generator by definition. It is anticipated that the traffic generated by the development would be similar to that associated with the current use of the site but increasing by a factor of 50% in respect of staff and visitors alike. The site is within walking distance of local public transport networks at the A40. The nursing home has its own mini bus service and mobility car service for resident’s trips to local centres and appointments.

Access to the development from the highway is proposed via the existing drive into the site. The proposal does not require any alteration to the existing vehicular access to the site other than a better definition of the in and out lanes at the crossover. A 10mph speed restriction applies within the internal site roads for safety of residents and visitors alike.

The design allows for residents, visitors and staff to alight from vehicles in close proximity to the home. Parking is proposed on Brick/stone sets presenting a manageable and maintainable near level platform suitable for young families or those with ambulant disabilities. PIR lighting will be installed to illuminate external areas during the hours of darkness.

Paving at gentle slopes will connect these areas to the main entrance of the home which are designed to have level thresholds and wide doors opening into 1800mm wide corridors. Entrance doors will be fitted with suitable hardware of a contrasting colour all in accordance with Part M of the Building regulations and the principles of access for all. There are twp lifts presently in the home and a further 8 person lift proposed in the new scheme. The lifts are of a suitable size to accommodate access for wheelchair users and attendant. All of the areas of the home have accessible toilet accommodation suitable for disabled access at ground floor level as required by Part M of the Building regulations.

15 There is space available immediately adjoining the development for the parking and storage of either motorcycles or bicycles.

The site will be administered by the existing management company which will have responsibility for maintenance of all areas to ensure that access and amenity within the site are sustained for the life of the development. Risk assessment and site safety method statements will form an integral part of the management strategy.

Steve Hole RIBA. June 2016