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Residential Development at Safle'r Hen Orsaf, Station Road, Bethesda, Gwynedd

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Residential Development at Safle'r Hen Orsaf, Station Road, Bethesda, Gwynedd DESIGN AND ACCESS STATEMENT RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD 2 PROJECT DIRECTORY APPLICANT Grwp Cynefin Ty Silyn, Penygroes Caernarfon, Gwynedd LL54 6LY Contact: Alan Southall ARCHITECTS Ainsley Gommon Architects The Old Police Station 15 Glynne Way, Hawarden CH5 3NS T: 01244 537100 F: 01244 537767 E: [email protected] Contact: Gethin Jones / Simon Venables PROJECT DIRECTORY PROPOSED RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD AINSLEY GOMMON ARCHITECTS 3 CONTENTS: Page No: 1.00 BACKGROUND TO THE PROPOSAL 4 2.00 CONTEXT 5 3.00 FACTORS AFFECTING DEVELOPMENT 7 4.00 DESIGN OBJECTIVES 8 5.00 CHARACTER 10 6.00 ENVIRONMENTAL SUSTAINABILITY 13 7.00 ACCESS 15 8.00 MOVEMENT 16 9.00 COMMUNITY SAFETY 17 10.00 CONSULTATION 17 CONTENTS PROPOSED RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD AINSLEY GOMMON ARCHITECTS 4 1.00 BACKGROUND TO THE PROPOSAL 1.01 INTRODUCTION The developmental proposals have been prepared on the basis of a briefing process carried out by Grwp Cynefin in conjunction with Gwynedd County Council Housing Department. The housing mix reflects the results of that dialogue and the proposed development responds to housing need data prepared by the RSL and the Local Authority. The scheme consists of 17 social rent houses/bungalows to provide good quality homes for families, couples and the older person. In addition, the Local Authority’s Housing Strategy identifies a need to provide this type of accommodation for people living in the local area. This Design and Access Statement accompanies the application for full Planning Consent in conjunction with the drawings prepared by Ainsley Gommon Architects. 1.02 VISION STATEMENT The intended development is to provide bungalows for social rent : 8 x 4P2B, 3 x 5P3B, 1 x 6P4B houses and 5 x 3P2B bungalows for local people. The design provides modern, attractive housing that raises the standard for social developments in the area. Manageable private gardens are also provided to each residence. Hard landscaping of new railings protecting front gardens supplemented by barrier planting provides legibility and a sense of a defensible space for the residents. The new homes are arranged to maximize natural surveillance of the site and adjacent approaches. The proposed scheme at the Station Road site will provide high priority housing on a vacant site, on the outskirts of Bethesda. The design seeks to use the most positive features of the site, its open and sunny aspect and its accessible location adjacent to established residential developments and amenities. It is proposed the new homes will use render and stonework, similar to the neighbouring area and samples will be provided for approval. Grey upvc windows are proposed and these will be framed with grey artstone sills. Roofs will be a slate tile to reflect materials used on the existing surrounding properties. These material choices are sympathetic to the local building traditions and represent an improvement in the quality of housing in the area. The housing scheme fulfils the need for affordable rental homes in the area for families, couples and the older person. 1.00 - BACKGROUND TO THE PROPOSAL Images 01 and 02- The proposed scheme will provide housing for small families, couples and active 01 older people. The scheme aims to promote a sense of community, allowing all residents access to their PROPOSED RESIDENTIAL DEVELOPMENT AT private gardens and shared area spaces . SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD 02 AINSLEY GOMMON ARCHITECTS 5 2.00 - CONTEXT 2.01 LOCATION The scheme is located on the outskirts of Bethesda within half a mile away from the Town Centre. The site is approximately 0.,506 hectares in area including the access road. Located on the edge of a residential area, the site is adjacent to a Medical Centre to the North-East, an industrial unit to the South-West, to the North West by a Builders Yard and to the South East by a residential property and open countryside. The site is located on a raised plateau of made ground which allows views over the factory unit located on the river flood plain below to open country. 2.02 PLANNING POLICY WALES This Design and Access Statement explains the approach to creating a sustainable development through good design in accordance with Planning Policy Wales. This goes beyond aesthetics to include the social, environmental, economic and other aspects of the development. This Statement also aims to explain how the principles of Inclusive Design referred to in Planning Policy Wales have been incorporated to create a development that will be accessible, provide flexibility in use, and an environment that is convenient and enjoyable to use for the residents. 2.03 TAN 12 - DESIGN The development has been designed in accordance with the principles of Technical Advice Note (TAN) 12 - Design. The revised version of TAN 12 - Design was originally published in June 2009 and this Design and Access Statement has been formatted to reflect the revised content of TAN 12 (2016). The scheme reflects the planning policy of Gwynedd County Council and Planning Policy Wales. The policies that apply to the site include the following; POLICY C1 - LOCATING NEW DEVELOPMENT - As the site’s situated within the development boundary as is the ‘main focus for new development’ within Gwynedd. 4.2.2 states that ‘locating new development within towns and villages or within the built form of Rural Villages, where there are existing facilities and services, offers an opportunity to: reduce the need to travel, regenerate communities and reduce the pressure to develop greenfield sites in the countryside’ POLICY B12 - PROTECTING HISTORIC LANDSCAPES, PARKS AND GARDENS - As the proposed development replicates a similar scale to the surrounding buildings they don’t cause significant harm to their character, appearance or setting’. 01 Image 01 - Existing Aerial Photograph of the site outlined in red. 2.00 - CONTEXT Image 02—OS Map PROPOSED RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD 02 AINSLEY GOMMON ARCHITECTS 6 EMPLOYMENT – STRATEGIC POLICY 16 - The development will provide short term employment within the construction period and provide housing for local families and the elderly. POLICY CH3/CH4 - AFFORDABLE HOUSING ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES. The development will provide 5No. Affordable houses for local need on a site that’s unallocated within the development boundary of Bethesda on an infill site. 2.04 TAN-18 –TRANSPORT: Housing should be promoted at locations with good access by walking cycling and public transport. The development will facilitate access by new residents to public transport stops, local shops and facilities by walking and cycling. Parking should be managed and the street layout should mitigate against inappropriate parking and avoid the obstruction of pedestrians or emergency access. Refer to Transport Statement Revision 2 produced by RBA Ltd. 3.00 - CONTEXT Image 01 & 02 - Site images of the site and the surrounding area 01 PROPOSED RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD 02 AINSLEY GOMMON ARCHITECTS 7 3.00 - FACTORS AFFECTING DEVELOPMENT 3.01 FLOODING Natural Resources Wales website confirms website that the site in question is not within a Flood Area C1 or Flood ZoneC2 3.02 EXISTING GROUND CONDITIONS A ground investigation and engineers reports will be carried out on the site and this information will be made available to the Council. 3.03 ARCHAEOLOGY We are unaware of any archaeological finds being made in this area or any significant sites of historical interest nearby, which would warrant any investigation of the site. 3.04 EXISTING SERVICES All service utility searches have been sought for the scheme including electricity, gas, waste/ mains water & BT telecom. The information currently available shows that currently all services are available and provided to the site along the main road. FLOOD ZONE C2 Image 01 - Image from the flood risk plan (Natural Resources Wales) 3.00 - FACTORS AFFECTING DEVELOPMENT 01 PROPOSED RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD AINSLEY GOMMON ARCHITECTS 8 4.00 - DESIGN OBJECTIVES 4.01 THE BRIEF As expressed in the ‘Vision Statement’, Grwp Cynefin and Gwynedd County Council are seeking to develop housing on the land at Station Road, Bethesda This housing is to meet the needs of local families on the local authority waiting list and those in housing need. There is a shortage of small to medium 2 to 3 bedroom accommodation in the area for families couples and the older person. The type of new housing offered responds to the demands of individuals and smaller families seeking good quality housing in the area. The aim is to create a modern, well equipped housing scheme that is sensitive to the local context meeting a range of differing housing needs. The new homes will need to be domestic in scale and appearance, attractive and energy efficient, encouraging ease of operation and convenient in use. The scheme needs to respond the local built form and should use a pallet of building materials that is compatible with the local vernacular. The scheme brief aims to meet the Welsh Government’s housing technical standards including Lifetime Homes and Design Quality Requirements. 4.02 DESIGN CONCEPT AND PRINCIPLES The development consists of 12 general needs houses and 5 bungalows for the elderly built to Welsh Assembly Design Quality Requirements and Lifetime Homes Standards for future adaptability. The layout offers the following: 8No. four person two bedroom houses 3No. Five person three bedroom houses 1No. Six person four bedroom house 5No. Three person two bedroom bungalows The short rows of terraced dwellings will respect the surrounding residential streets formed of terraced cottages and more modern terraced town houses providing a positive streetscape to Lon Sarnau & Station Road.
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