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94 Chalkshire Road – FPA– January 2021 1 Design and Access Statement (Planning) Project: Proposed Extension of Dwelling along with Redevelopment of Garage, 94 Chalkshire Road, Butler’s Cross, Aylsebury HP17 0TJ On behalf of: Mrs & Mrs D Close 94 Chalkshire Road, Butler’s Cross, Aylsebury HP17 0TJ Design and Access Statement 94 Chalkshire Road – FPA– January 2021 1 Preamble: This report is the property of Create Architecture Ltd along with accredited authors as listed and remains confidential to the Client designated in the report. The report is protected under the Terms and Conditions of the Copyright Act 1956 and infringement by reproduction, publishing or broadcasting of the report is forbidden without prior written consent from the authors. Create Architecture Ltd along with all authors certifies that the report and the works associated with it have been carried out with due care and diligence, and to its best belief and knowledge based on the information available. Thus any reliance placed on the advice and/or details given in the report should be considered in view of the information available and/or accessible at the time of writing. CREATE Architecture Ltd 2021 Issue log: Rev A – 15.01.2021 – FPA Design and Access Statement 94 Chalkshire Road – FPA– January 2021 2 Contents: 1.0 Introduction 2.0 Policy 3.0 Site and Context 4.0 Use 5.0 Amount 6.0 Layout 7.0 Scale 8.0 Landscaping 9.0 Appearance & Design Strategy 10.0 Access statement Appendix 1: Existing Photographs Appendix 2: Drawings Design and Access Statement 94 Chalkshire Road – FPA– January 2021 3 1.0 Introduction This Design and Access Statement is prepared by Create Architecture Ltd on behalf of Mr & Mrs D Close. This statement has been prepared to accompany a full planning application in relation to a proposed extension to the existing dwelling and redevelopment of the garage. The proposed development proposal is to enlarge and modernise the living accommodation of the existing family home. This statement provides an assessment and evaluation of the site’s and existing dwelings physical context, before exploring the design principles and concepts that have been applied to the proposal. It demonstrates how this context, evaluated constraints and opportunities has influenced and shaped the design aspects of a sustainable scheme. In terms of access, this statement sets out the approach to access the dwelling and move around within the dwelling, including discussing regulation and best practice requirements. Heritage and Conservation Area impact is discussed as the existing proposal is located within the conservation area. This statement thereafter draws conclusions on the design and access issues relating to the development. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 4 2.0 Policy National Planning Policy The National Planning Policy Framework (NPPF) is a key material planning consideration, which sets out the Government’s planning policies for England and how these should be applied. It state planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. Local Planning Policy Wycombe District Local Plan was adopted in August 2019 setting out the long term vision for the District identifying where new development will be created and protecting the special environment given a large area of the district is within the Chilterns Area of Outstanding Natural Beauty and Green Belt. Policy DM30 The Chilterns Area of Outstanding Natural Beauty is relevant to this application, along with the supplemented Policy DM32 Landscape Character and Settlement Patterns. Policy DM 30 requires development with the AONB to Conserve and where possible enhance the natural beauty of the AONB, be appropriate to the economic and social wellbeing of the local communities within the AONB, or to promote the understanding or enjoyment of the AONB and deliver the highest quality design which respects the natural beauty and built heritage and enhancing the sense of place and local character. Development within the AONB must not have significant adverse impact on the natural beauty. The Chilterns AONB is a recognised as a living landscape encompassing a vriety of character areas and a range of settlements. Policy DM 32 requires development to protect and reinforce the positive key characteristics of the receiving landscape and existing settlement patterns. The application dwelling also sits within an area of green belt, meaning the application is to be assessed against further specific Wycombe Local plan Policy’s CP8 Protecting the Green Belt, DM42 Managing development in the Green Belt and DM43 The Replacement or extension of dwellings in the Green Belt (including outbuildings.) Policy CP 8 states the council will protect the Green Belt identified on the policies map from inappropriate development. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 5 Policy DM 42 states Development within the Green Belt is inappropriate, however identifies exceptions which include 1.b.iii. the replacement or extension of dwellings only when they accord with DM43. Policy DM 43 states the extension or replacement of a dwelling will only be considered appropriate development in the Green Belt when it satisfies conditions, which we will discuss later within this document. Condition b. state ‘ the dwelling Is within a built up village shown on the policies map. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 6 3.0 Site Location & Use The proposal relates to the existing dwelling and domestic garage of 94 Chalkshire Road, a dwelling which is located to the north of Butler’s Cross, Aylesbury. The dwelling is occupied by the applicant as their family home. Wider context arial view, showing site location. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 7 Butlers Cross is a hamlet within the Parish of Ellesborough, in Buckinghamshire, England within Wycombe District. It is located in the South of the Parish at the crossroads between the road and from Ellesborough to Little Kimble and the road from Terrick to the Chequers Country House. Site location plan / OS Extract. The Hamlets name refers to the junction of the two roads and historically where the Chequers Country House Staff would of once lived. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 8 Arial view, showing site location and context. A topographical survey of the site including heights of adjacent buildings was under taken in order to allow a good understanding of the existing topography of the site, adjacent areas and context of adjacent buildings and roof scape, to ensure that the proposal sits comfortably within context. This identifies a slight drop from a level 121.5 at the kerb side by approximately 0.9m to the rear garden levels to a level of approximately 120.6, with the existing ground floor level being around level to the drive entranceway at 121.29. The neighbouring dwellings, sit well in context with similar roof heights, with the exception of the more recent dwelling constructed to the South which is a dormer bungalow and therefore has elements over lower eaves and roof levels. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 9 Topographical Survey. Specific Local Planning Policy Butler’s Cross and the application dwelling sit within the Chilterns Area of Outstanding Natural Beauty, as is a large proportion of Wycombe District. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 10 4.0 Use: The application site is an existing dwelling and detached domestic garage in which the applicant and their family live. The proposal is for and extension and refurbishment works of the same, with a planning use of C3 dwelling house. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 11 4.0 Amount: Proposed Accommodation schedule Location: Area (m²) Area (ft²) Volume (m3) Bedrooms Existing Site - Existing House 548 Ground Floor 102.5 1027 First Floor 90 915 4 Existing Garage 37 376 162 Existing Total 229.5 2318 710 4 Proposed Extension 212.76 Proposed Extension GF 43.77 Proposed Extension FF 41.71 1 Converted Garage 37 162 Proposed Total 285 3066 922.76 5 The proposal is for the redevelopment of the existing garage and side extension which links and brings the garage space into the dwelling, forming a modern layout and arrangement. There is an existing large private driveway which is comfortably able to accommodate upto 4no. private cars. Policy DM 43 states the extension or replacement of a dwelling will only be considered appropriate development in the Green Belt when it satisfies one (or more) conditions P.DM43 – 1 a – g. Condition e. states ‘where the volume of the original dwelling is between 240 and 720 cubic metres, the total volume of the resulting building is no more than the volume of the original building plus 50%. The Volume calculation / figures as identified within the accommodation schedule above, identifies the existing dwelling as 710m3 and with the proposed (which now includes the garage / outbuilding, as the proposal joins this to the house and converts this to living space,) as 922.76m3. This meaning an increase of approximately 30%. Design and Access Statement 94 Chalkshire Road – FPA– January 2021 12 5.0 Layout: The layout proposal has been considered against and informed by the constraints and opportunities of the site and context. These include proximity of surrounding buildings / dwellings, heights of the same, existing topography, existing house and garage, all of which have been considered at an early stage within the design process and have influenced the design response. Due to the orientation of the site and adjacent dwellings there are no window to window privacy distances concerns, with the neighbouring properties. neighbouring properties. existing dwelling existing dwelling - 2 storey - 2 storey existing dwellings – 2 & 3 storey Proposed site plan showing context.
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