Design and Access Statement
For
Proposed new dwelling at Clover Park, Tideford, Saltash, Cornwall, PL12 5JY
CONTENTS
1. Introduction
2. Application and Site Layout
3. Site and Design Context
4. Design Solutions
1. Use 2. Amount/Density 3. Layout 4. Scale and Appearance 5. Landscaping 6. Performance
5. Access
Prepared for Mr & Mrs A Ralph January 2021
1. Introduction
This Design and Access Statement is to be read as one of the main supporting documents to this planning application. It provides key information on the proposed site and design.
Furthermore, this Design and Access Statement should be read in conjunction with the application forms, plans and site survey.
Extract of Location Plan
2. Application and Site Layout
This application is a reserved matters application for the erection of a new, 3 bedroom detached dwelling with detached garage. The following reserved matters are to be dealt with by this application:-
• Access • Appearance • Landscaping • Layout • Scale
The proposed location of the new dwelling is indicated on the submitted Proposed Site Plan (21-002/SP1).
The site was recently granted outline planning permission by Cornwall Council under planning reference PA19/08367.
The proposed site is to be accessed from the existing access off Tideford Cross Lane.
3. Site and Design Context
The site is located on the west side of Tideford Cross Lane, Tideford Cross. Tideford Cross is located to the north west of the small village of Tideford, which is to the west of the large town of Saltash.
To the north of the site are sporadic residential properties. To the east, south and west of the proposed site is agricultural fields. The aerial view below clearly identifies the site as well as its relationship to the surrounding environment.
As previously mentioned, the site was granted outline planning permission for a new dwelling under Cornwall Council planning application reference number PA19/08367. This was approved with all matters reserved.
The following conditions were attached with the approval:-
1. Details of the access, appearance, landscaping, layout and scale (hereinafter called the reserved matters) shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.
2. An application for approval of reserved matters must be made no later than the expiration of 3 years from the date of this decision and the development hereby approved shall commence no later than 2 years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.
There were a number of other applications prior to this, these are as follows (as detailed in the outline planning application):-
Planning History: • 09/01347/FUL - Siting of temporary timber cabin for use by agricultural worker (removal of existing timber building and touring caravan) - Refused (no agricultural or other special need demonstrated) 16.11.2009, and subsequent appeal dismissed 14.06.2010 (no functional need for the provision of an on-site dwelling).
• PA10/08186 - Retention of a temporary timber cabin for use in connection with the existing agricultural enterprise - Refused 28.03.2011 (sporadic residential development in the open countryside, for which no functional need demonstrated, nor that functional need could not be met by existing accommodation in the area).
• After a period of drift, research of the planning history shows an Enforcement Notice was eventually issued 17.12.2013, found to be technically incorrect in its detailing, and subsequently withdrawn 07.02.2014.
• PA14/01649 - Certificate of Lawfulness for retention of building used as a dwelling house - Granted 11.04.2014 with the following justification: The aerial view below clearly identifies the site as well as its relationship to the surrounding environment.
The evidence submitted with the application is sufficiently clear and unambiguous to establish that, on the balance of probability, the use of the timber building identified on the site location plan submitted with the application, PA14/01649, as a residential dwelling house is lawful'.
The above Certificate of Lawfulness relates to Clover Park and which since granted in 2014 has been occupied as a dwelling house by the applicant. The extent of the curtilage of the confirmed residential use is shown on Appendix 1.
• PA14/09142 - Prior Notification of proposed change of use of agricultural building to a dwelling house - Refused 29.10.2014, and subsequent appeal dismissed 23.03.2015. This application related to a property now outside the current applicants overall holding of about 1 hectares (outlined blue on the location plan) and is little if any relevance, but is included for the sake of completeness.
• PA16/00180/PREAPP Pre application advice for erection of replacement dwelling at Clover Park. The conclusion of the rather lengthy officer report was that "It is considered that any future application for the construction of a replacement dwelling would be expected to put forward details of a proposal for a new dwelling of a size and scale similar to that of the building being replaced and sited on the footprint of the existing dwelling".
The site is outside of the Cornwall Area of outstanding natural beauty (AONB) and the Cornwall Area of Great Landscape Value as illustrated on the on the map below (areas in green are within the Area of Outstanding Beauty and Great Landscape Value).
Extract from Cornwall Council Interactive Map The site is not within a flood zone as illustrated on the following extract from the Environment Agency flood map.
The proposed site is virtually level and measures approximately 0.06 hectares in size. It has clearly defined boundaries on all sides.
The north boundary, with the adjacent property, has 2 meter high close boarded fence along its length.
The east boundary, with Tideford Cross Lane has a well-established Cornish hedge along its entire length.
The south boundary, with the adjacent property Clover Park has a 2.0m high close boarded fence along its length.
Finally, the west boundary with adjacent track has a 1.3m high close board fence along its length.
The requirement is for a 3 bedroom detached dwelling with detached garage.
The new development would utilise a mix of modern and local materials and, where appropriate, reflect the architectural styles of newer surrounding properties, which are quite varied. An rural vernacular would best describe the sites location. The intended use of local materials will complement the variation of design surrounding the site.
4. Design Solutions
One of the key considerations for the scheme was to create a new, highly efficient, property that would site well in the existing street scene whilst adding an interesting and refreshing addition to the area.
The proposal of a single story dwelling will ensure the impact on the surrounding environment is kept to a minimum, and ensure correlation with the adjacent properties.
Materials have also been chosen to reflect the local vernacular. As such, the property will be clad in the following materials:-
i. The walls will feature a local stone plinth (and chimney) with light coloured render above. ii. The roof will be natural slate. iii. The windows will be grey coloured UPVC. iv. The external doors will be grey coloured aluminium/UPVC.
The use of these materials is in keeping with other properties constructed in the immediate and wider area. It should be noted that all the materials proposed will be of a high quality to maintain the appearance of the development. The property will be subject to high quality robust detailing to maintain the quality finish over time.
Finally, the overall design of the dwelling will comply with part M of the building regulations and have been prepared to take the best advantage of the outlook of the surrounding as well as to obviate any possibility of interference with the amenities of adjacent properties.
A bicycle store will be provided within the garage.
i) Use
Residential.
ii) Amount/Density
The proposal is for the erection of a new 3 bedroom detached dwelling with detached garage.
iii) Layout
From the submitted Site Layout Plan (20-002/SP1) it can be seen that the proposal is to set the dwelling in the north east corner of the site.
This ensures that sufficient amenity space is provided to the south of the new property and the property benefits from the wonderful views of the Cornish countryside to the west.
The orientation of the dwelling ensures no disturbance of adjacent properties takes place and its proximity ensures that no over-shadowing or loss of privacy occurs.
Sufficient parking and turning provisions are also afforded to the new dwelling.
iv) Scale and Appearance
The scale of the proposed development has been kept within the context of the existing street scene.
The overall height of the proposed dwelling is consistent with the adjacent dwellings as illustrated on the levels shown on the proposed site plan.
We therefore consider the scale and footprint of the proposed development is in keeping with the surrounding context.
v) Landscaping
As already described, the north boundary, with the adjacent property, has 2 meter high close boarded fence along its length. No changes are proposed to this boundary.
The east boundary, with Tideford Cross Lane has a well- established Cornish hedge along its entire length. Other than pruning and tidying of the hedgerow no changes are proposed to this boundary.
The south boundary, with the adjacent property Clover Park has a 2.0m high close boarded fence along its length. No changes are proposed to this boundary.
Finally, the west boundary with adjacent track has a 1.3m high close board fence along its length. This will be removed as part of the development to open the site to the paddock.
The proposed driveway and parking and turning area will be a permeable material such as gravel.
Other than the patios and footpaths around the proposed dwelling, the garden will be laid as lawn.
vi) Performance (Sustainable and Environmental Approach)
Sustainable and environmental concern is a key design driver of this development. The proposed development will be sustainable and environmentally friendly by adhering to the following:
1. The property will be heated by an air source heat pump which will completely remove the properties reliance on fossil fuels.
2. In addition to the ASHP, a wood burner will also provide heating for the large open plan living area.
3. The property will be heated by a full underfloor heating system allowing each room to be individually controlled and requiring less energy to heat the property.
4. The orientation of the proposed dwelling and site layout is predominantly dictated by the constraints of the site, although where possible larger windows have been provided to maximise solar gain.
5. High quality triple glazed windows and doors will help to reduce heating and energy consumption and prevent the release of considerable emissions of CO2.
6. The house is provided with large areas of opening windows and doors to allow good natural ventilation.
7. The proposed construction of the dwelling will be timber frame and will be highly insulated to provide minimal heat loss through the external envelope.
8. The large areas of glazing prevent the need for artificial lighting during the daytime.
9. Solid construction to internal floors will provide a good level of thermal mass to the buildings, absorbing heat during the day and releasing latent heat during the night.
10. All light fittings will incorporate low energy lamps.
11. The overall design and construction will incorporate performance and disabled needs, as per the current building regulations.
5. Access
Access to the site will be through the existing access off Tideford Cross Lane.
Access to the dwelling and will be disabled friendly and fully compliant with the Part M of the building regulations. The intention is to provide a level hard surface ramped approach. Ideally this ramp will be formed as part of the footpath works and will be laid to run to the level threshold of the principle entrance door. The hard surface will be a minimum of 900mm wide with cross falls of no greater than 1 in 4. There will be a 1.2m long flat landing at the top and bottom of the ramp exclusive to any door or gate swing. For ramps up to 5m long, the maximum gradient will be 1 in 12, for ramps up to 10m long the gradient will be a maximum of 1 in 15. Internal arrangements within the dwelling will be fully compliant with Part M of the Building Regulations.
Means of escape from the dwelling will also be in accordance with the Building Regulations with sufficient space provided around the dwelling to afford easy dispersal in case of emergency.