No. 156 Barkham Ride, Finchampstead, Wokingham, RG40 4EL

Design & Access Statement February 2020

1097_200203_DAS001-Design&AccessStatement_Rev P1

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 1

MAS Architecture 37 Dinorben Close Fleet Hampshire GU52 7SL

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MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 2

Preface

This Design and Access Statement accompanies a full planning application submitted to Wokingham Borough Council (WBC) on behalf of HH Hilder & Sons in respect of the proposed new build & extension residential development at 156 Barkham Ride, Finchamptead, Wokingham, Berkshire, RG40 4EL

The proposal seeks to optimise land which at present accommodates a small 3-bedroom bungalow to comfortably extend the existing dwelling while creating a new single family dwelling house.

This application follows a successful pre-application planning consultation with the Council in late January 2020 (Ref:193418) where the principle of development was positively supported by the case officer.

This document sets out the development process which has led to this proposed development.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 3 1.1 CONTENTS 1

1.0 Introduction 5.0 Planning Context

1.1 Contents 4 5.1 National Planning Policy 29 1.2 Introduction 5 6.0 Summary 2.0 Site & Context 6.1 Summary 31 2.1 The Site & Context 7 2.2 Site Photographs 8 2.3 Contextual Building Massing 9 A Appendices 2.4 Scale & Massing - Building Heights & Alignment 10 2.5 Opportunities & Constraints 11 A1 Appendix A1 33-37

3.0 Architectural Response & Assessment of the Proposals

3.1 Architectural Response 13 3.2 Views & Orientation 14 3.3 Sunlight & Amenity 15 3.4 Site Layout 16 3.4 Access, Parking & Refuse Collection 17

4.0 Design Intent

4.1 Housing Quality 19-20 4.2 Planning Policy 21-22 4.3 Appearance 23 4.4 Appearance - Elevations 24-25 4.6 Landscaping 26 4.7 Security 27

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 4 N 1.2 INTRODUCTION 1 This planning application has evolved through pre-application discussions with Wokingham Borough Council’s Planning Officer (Ref: Appendix A1) to develop a proposal that meets the relevant planning policy and the Local Plan agenda & requirements.

The Council have set aside adequate mitigation for the Thames Basin Heathland Special Protection Area (TBHSPA) for this proposal and the Applicant is prepared to enter into an appropriate legal agreement to ensure mitigation and contributions towards infrastructure works are made.

The application site lies within the administrative area of Wokingham Borough Council and is situated within the South Easterly close to the village of Finchampstead. The site location does not fall within a conservation area or one of designated status and the building(s) are not locally or nationally listed.

The site currently accommodates a small 3-bedroom detached bungalow with a detached large single garage behind. Both are situated offset from the Western boundary. The remaining site provides a generous wrap around garden/ amenity areas with the buildings set back from Barkham Ride and the garage accessed along the Eastern boundary. A narrow strip of land separates the application site from the neighbour (no.152) and it is believed that the Council own this redundant strip.

The application proposals seek to extend the existing property (Plot 2) to create a 5-bedroom family dwelling house. A new build dwelling (Plot 1) is proposed adjoining the existing to create a 5-bedroom dwelling. The existing vehicle access will be stopped up and two new entrances formed to a centralised site position to improve visibility and improve the health and safety of vehicle movements which are currently limited due to the neighbours (no.158) fence position. There are 3 off-street car parking spaces proposed within the curtilage of each of the new dwellings.

The site has an combined area of approximately 256m2 (0.026Ha).

(Post Code: RG40 4EL, National Field Grid Reference: SU79657221 or 479723E & 165213N) Google Maps Aerial photograph indicating site location - 156 Barkham Ride, Finchampstead

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 5 2.0 SITE & CONTEXT 2

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 6 N 2.1 THE SITE & CONTEXT 2 The application site comprises a detached dwelling house with a standalone garage to the rear. There are no visible historic extensions to the property.

The existing dwelling is simple single storey red/ brown brick envelope with regular pitched concrete tiled roofs. The windows are white PVCu double glazed units with decorative lead BARKHAM RIDE lights and the doors are modern PVCu of varying styles and colours.

The existing dwellings have parking within the curtilage and this private frontage parking arrangement is typical for the area.

The site topography is flat and it is surrounded to the South, West and Eastern boundary by residential gardens with access to the Northern boundary.

No.40 With reference to the Environment Agency Flood Risk Mapping, the site lies within Flood Zone 1 (low flood risk area). The site lies within a high risk area for surface water flooding.

The neighbouring property (no.158) has been granted planning permission to demolish and replace the existing property with a large 2-storey dwelling house (ref 192237). Furthermore, the compulsory purchased site to the rear accessed from Arnett Avenue has consent for a new residential develop (ref 181951).

No.45

No.45 - 49

Existing Site

LEGEND

No.156 Barkham Ride Existing single storey garage No.43 No.158 Barkham Ride

Approximate Application Boundary

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 7 2.2 SITE PHOTOGRAPHS 2

3 1 6

2 4 5 7

1

4 6

2

3 5 7

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 8 2.3 CONTEXTUAL BUILDING MASSING 2 N

LEGEND KEY POINTS

• Residential area with predominantly two storey dwellings and clusters Two Storey Dwelling Existing Single Storey Garage of single storey intermingled bungalows; • There are strong building lines to each frontage with distinct blocks and Single Storey Dwelling marginal stepping to suit the estate road layouts.

Chalet Bungalow

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 9 2.4 SCALE & MASSING - BUILDING HEIGHT RELATIONSHIPS 2

Existing roof eaves height along Somerville Crescent & Manor Drive

Existing window head & cills

no.160 no.158 Proposed New Dwelling Existing Dwelling Extended no.154 no.152 (Plot 2) (Plot 1) Grey hatched area denotes profile of consented new building KEY POINTS Street Massing Context - Barkham Ride dwelling house (no.158) - Wokingham Borough Council Plan- ning Application Ref: 192237 • This group of bungalows have differing ridge heights where some accommodate habitable rooms within the roof space. The proposals maintain this ridge height pattern; • The ground floor windows form a strong horizontal rhythm to the street- scene which is carried through into these proposals; • The simple block massing is reflected in the elevations which have a combination of predominantly gable & hipped roofs. The proposal continues the gable aesthetic contributing to the character; • There are a variety of materials ranging from different brick colours, timber boarding & render finish which give Barkham Ride it’s charac- ter. The proposal adopts some of the material principles in a balanced design approach; • There is a strong building line which these proposals maintain.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 10 N 2.5 OPPORTUNITIES & CONSTRAINTS 2 KEY POINTS

The size of both proposed dwellings follows and betters ‘The Department for Communities and Local Government’ ‘Technical Housing Standards - Nationally Described Space Standard’.

The proposed building form has developed through the physical, contextual, practical and aspirational factors. The site offers clear potential for development and this should be considered with due regard to the overall development objectives, opportunities and constraints. 15.4m CONSTRAINTS 9m Prominent building frontage alignment

Existing Garage Footprint to be demolished

Private amenity spaces of adjacent properties to be considered & respected 2.5m Existing garage access and impact upon existing car parking provision to be considered

OPPORTUNITIES 29.5m Comfortable offset dimensions to neighbours

Unrestricted views with no overlooking into neighbouring buildings/ habitable rooms Flank walls with frosted glazed windows and no overlooking possibility Unhindered aspect enables good provision for sunlight into habitable rooms/ accommodation & garden amenity. Limited scope to overshadow neighbours rear garden amenity areas

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 11 3.0 ARCHITECTURAL RESPONSE & ASSESSMENT OF THE PROPOSALS 3

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 12 3.1 ARCHITECTURAL RESPONSE 3

Aluminium roof-lights Concrete interlocking tiles

PVCu barge boards & fascias

Aluminium double glazed windows

Frontage aligns with neighbouring properties respecting street scene building line

Timber effect weather boarding

Timber posts & canopy roof over

Smooth rendered wall

New brickwork multi-stock red/ brown facing brick to match existing property

Landscaped frontage to screen building from Manor Park Drive

Permeable paving

Front Perspective View 3No. Car parking spaces in accordance with Councils vehicle parking standards & within site curtilage

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 13 N 3.2 VIEWS & ORIENTATION 3 KEY POINTS

The proposed dwelling has been orientated parallel to the neighbouring properties to follow the existing street scene pattern of development. This aims to integrating the proposal into the context while maintaining the character of the area.

As a result of the orientation, the views from the proposed dwelling have been purposefully restricted so that only perpendicular and oblique sideways views can be achieved. This arrangement is intended to maintain privacy and overlooking and follows the existing arrangement found in the neighbouring properties.

The position of the private amenity spaces to the front and rear follow the

Privacy existing neighbouring garden arrangements.

The proposed building form has been offset approximately 1metre from the boundary with no.45. The gap between buildings mitigates immediate

Privacy terracing while reflecting the typical relationship evident between the other existing neighbouring properties.

The flank walls of no.40 and the rear fenestrations of no.43 & 45 have an identified requirement to maintain privacy. As such, overlooking has been avoided by positioning non-habitable rooms to the flank walls. Small modular windows with opaque privacy glass has been incorporated into the design.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 14 N 3.3 SUNLIGHT & AMENITY

no.156 no.152 3 no.158 no.154 KEY POINTS

The sunlight studies demonstrate that the proposed development will not have a significant impact upon the sunlight afforded to the existing neighbouring properties, in particular the rear gardens of no.158 & 152 which remain unaffected.

TP TP The South facing orientation of the rear gardens to these TP properties enable them to retain sunlight throughout the day. The July slides demonstrate shadows cast across the adjoining properties which maintain the current relationship, the separating strip of land (no.154) also continues to minimise any overshadowing impact to LP no.152. March 21st - 9AM March 21st - 2PM March 21st - 5PM LP

LP The midday and late afternoon slides demonstrate shadows cast to the front gardens/ parking areas allowing the rear gardens to be bathed in sunlight.

In conclusion, the existing South facing aspect to these properties provide quality private amenity spaces for the occupants.

TP TP TP

July 21st - 9AM July 21st - 2PM July 21st - 5PM

LP LP LP

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 15 3.4 SITE LAYOUT

N 3 Private Garden/ Private Garden/ Amenity Amenity LEGEND

Bicycle Storage

Refuse & Recycling Bin Store

Existing Access

Proposed Re-Positioned Access

Brick paver Permeable Surface Defining Parking Spaces

PLOT 2 PLOT 1

Parking provision Parking provision & front garden & front garden amenity space amenity space

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 16 Free standing secure bike store (2no. bikes): https://www.shedstore. co.uk/garden-storage/bike-storage/trimetals-bicycle-store-metal-unit- 3.5 ACCESS, PARKING & 6-by-3#undefined1 REFUSE COLLECTION Refused bins store 1x 140L refuse bin, 1x 240L recycling bin and 1x 44L glass box: https://www.shedstore.co.uk/garden-storage/wheelie- 3 bin-storage/5x3-store-plus-bi-fold-double-bin-store KEY POINTS

(1) VEHICLE ACCESS The existing car parking spaces will be repositioned under these proposals which seek to stop-up the existing dropped kerb cross over and to form new access central to the plot, subject to County Highways approval. The existing access does not comply with current Highways design guidance due to the neighbour (no.158) fence position and poses a health and safety risk to vehicle egress and pedestrians.

(2) PEDESTRIAN ACCESS The existing footpath that flows along Barkham Ride will provide pedestrian access into the site via the new entrance. This pattern of access is common to all neighbouring properties.

(3) VEHICLE PARKING The proposed development incorporates 3no. dedicated car parking spaces within the site curtilage and adheres to the District Council ‘Parking Standards Study Report Consultation Document October 2011’.

(4) BICYCLE STORAGE The proposals include for dedicated secure bicycle store positioned within the rear garden with private side access passage.

(5) REFUSE COLLECTION A dedicated refuse and recycling store is proposed within the rear garden. Bins will be presented to the site curtilage by the occupier on collection PLOT 1 PLOT 2 day and can be accessed from Barkham Ride by refuse collect vehicles/ personnel. This approach to collection adopts that currently used.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 17 4.0 DESIGN INTENT 4

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 18 Dashed line denotes existing garage to be demolished

rwp rwp rwp 4.1 HOUSING QUALITY e g e g Snug Snug 4 4 5 .00 rwp /Stora rwp The proposed scheme satisfies & exceeds the ‘Technical Housing Standards - ° g /Stora Dining g e

g Nationally Described Space Standards’ set out by the Department for Communities and

Dining Shelvin Shelvin

/Stora Local Government March 2015 g Shelvin

rwp No. 152 rwp svp RESIDENTIAL ACCOMMODATION SCHEDULE

No. 154 W/M The proposed development provides the following approximate Gross Internal Areas (GIA): T/D e g GF 1st Total /Stora g Library Kitchen Shelvin Kitchen Utility/ PLOT 01 - 5bed 9person dwelling 115.8m2 60.4m2 176.2m2 Boot Room Redline denotes application boundary 1246.4 sq.ft 649.7 sq.ft 1896 sq.ft

Tall Tall Tall Unit Unit Oven Tall PLOT 02 - 5bed10person dwelling 105.6m2 57m2 162.6m2 Oven Tall 1136.8 sq.ft 613.3 sq.ft 1750 sq.ft Unit F/F Utility/ Tall Tall F/F Boot Room Unit Unit Tall PARKING PROVISION per unit Unit Loft hatch over Bedroom 5 W/M closed up 3no. car parking spaces (2.4 x 4.8metre) provided for each property within the curtilage. T/D Childrens Playroom

Ex. Manhole WC 3no. bicycle spaces will be provided within a secure store located within the rear garden. Covers Study

War'd Note: Floor areas standards meet the ‘Nationally Described Spaces Standards & parking War'd provision meets Wokingham Borough Council’s park standards

UP Study/ Bedroom 5 UP

Cloaks

Bedroom 4 Bedroom 4 Entrance Hall Entrance Hall Ex. WC Manhole Cover

No. 158 TP ! rwp rwp Overhead cables

rwp rwp rwp PLOT 1 Ex. Gas PLOT 2 Meter relocated

PROPOSED GROUND FLOOR PLAN

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 19 4.1 HOUSING QUALITY

Roof light Roof light Roof light

Flat Roof 4 The proposed scheme satisfies & exceeds the ‘Technical Housing Standards - Nationally Described Space Standards’ set out by the Department for Communities and Local Government March 2015 Roof light 2mheadroom 1.5mheadroom RESIDENTIAL ACCOMMODATION SCHEDULE

No. 154 No. 152 The proposed development provides the following approximate Gross Internal Areas (GIA): Bedroom 1 Bedroom 1 Under Eaves Storage GF 1st Total

PLOT 01 - 5bed 9person dwelling 115.8m2 60.4m2 176.2m2 Redline denotes application boundary 1246.4 sq.ft 649.7 sq.ft 1896 sq.ft En-suite War'd PLOT 02 - 5bed10person dwelling 105.6m2 57m2 162.6m2 Bathroom 1136.8 sq.ft 613.3 sq.ft 1750 sq.ft

En-suite PARKING PROVISION per unit Landing Landing Bedroom 3 3no. car parking spaces (2.4 x 4.8metre) provided for each property within the curtilage.

A/C 3no. bicycle spaces will be provided within a secure store located within the rear garden.

Bedroom 3 Bathroom En-sutie Note: Floor areas standards meet the ‘Nationally Described Spaces Standards & parking provision meets Wokingham Borough Council’s park standards

War'd

Bedroom 2 Bedroom 2

War'd

! No. 158 Overhead cables

PLOT 1 PLOT 2 2mheadroom 2mheadroom 2mheadroom 1.5mheadroom 1.5mheadroom 1.5mheadroom

PROPOSED FIRST FLOOR PLAN

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 20 4.2 PLANING POLICY (1) SUSTAINABLE DESIGN CONSIDERATIONS 4 The proposals seek to utilise previously developed and under utilised land while retaining the environmental CP9 - Scale and Location of development proposals: The Council have advised through the pre-application value which is identified within the NPPF. In particular ‘Making effective use of land’ as outlined within process that the scale of development in this location is wholly acceptable and it is subsequently understood Paragraph 117/ 118 (pg 35) states: “Planning policies and decisions should promote an effective use of that the criteria for modest development are met, stating: land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions..... promote and support the development of under-utilised “Whilst the proposal would result in a semi-detached bungalow on a thinner plot than currently established, land and buildings, especially if this would help to meet identified needs for housing where land supply is it is considered the setback from the road, the respect of the building line and the extant application constrained and available sites could be used more effectively”. 183364 in terms of the extensions would ensure that the proposal would not harm the character of the area identified above. The overall design of the proposal is considered appropriate to the host dwelling as well The proposed development carefully considers and achieves the key ‘Design Quality’ criteria goals, which if as neighbouring dwellings given that it would respect roof heights and pitches and would not appear out of followed will be permitted as set out within the Wokingham Borough Council Local Plan: keeping with the street scene”.

CP1 - Sustainable Development: The proposals enhance the local environment through good attractive CP17 - Housing Delivery - The Council recognised housing delivery standards are subject to possible delay design and quality living accommodation. Where appropriate, renewable technologies will be implemented and these proposals seek to bolster these delivery targets while making best use of under utilised land with to achieve Building Regulation and to minimise energy & water consumption. the Borough.

CP3 - General Principles for Development: Following a pre-application meeting with WBC Planning on site, CC01 - The National Planning Policy Framework (NPPF) states as it’s ‘golden thread’ “a the Council advised “The overall design of the proposal is considered appropriate to the host dwelling as presumption in favour of sustainable development and states that for decision taking, well as neighbouring dwellings given that it would respect roof heights and pitches and would not appear out developments that accord with the development plan should be approved without delay and of keeping with the street scene.”. The proposal is an appropriate scale of development adopting a simple where the development plan is absent, silent or relevant policies are out-of-date, permission should be granted unless any adverse impacts of doing so would significantly and demonstrably material palette found with the existing context. More importantly in seeks to ‘use the full potential of the outweigh the benefits, which when assessed against the policies in the Framework taken as a site’ as outlined in local planning policy. whole or specific policies in this framework indicate development should be restricted”.

CP4 - Infrastructure Requirements: The applicant is willing to enter into a legal contribution arrangement CC02 - Development Limits: The proposal lies within an established residential area. subject to further clarification by the Council. CC03 - Green Infrastructure, Trees and Landscaping: The application site is not within a ‘green route’ CP5 & TB05 - Housing mix, density & affordability: The addition of one dwelling to this site does not meet or ‘green route enhancement area’. Nevertheless, policy 2(d) protects and retains the existing tree & the Council’s threshold for affordable housing provision. The proposed dwelling sizes follow those found landscape features, 2(e) will incorporate high quality planting & landscaping. within the existing neighbour properties while maintain a sympathetic density. CC04 - Sustainable Design & Construction: Building Regulation and National standard requirements will be CP6 - Managing Travel Demand: The application site is located within 75metres of public transport bus met to deliver this development. stops and 250metres from a ‘One Stop Shop’ for convenience shopping. Due to the sites primarily residential nature, residents are reliant upon private transportation. As such, car parking and bicycle CC07 - Parking: The development meets the Council’s parking standards. storage have been provided for both properties with their curtilage in accordance with the Council’s standards. CC09 - Development and Flood Risk - The site is low risk (flood zone 1) and the submitted drainage strategy report addresses the existing overland flow route. CP7 - Biodiversity: The trees within the site will remain unaffected by these proposals to maintain natural habitats while new landscaping will promote further biodiversity. The new development is proposed to the CC10 - Sustainable Drainage: A specialist drainage consultant will be appointed to undertake a soil existing access road which currently does not benefit from landscaping. investigation report and to prepare a SUDs assessment/ proposal for the surface water drainage.

CP8 - Thames Basin Heaths Special Protection Area: The Council have set aside adequate mitigation If feasible, the proposal will be to retain surface water within the site which will drain through a soak-away for the Thames Basin Heathland Special Protection Area (TBHSPA) for this proposal and the Applicant located minimum 5metres away from any property. is prepared to enter into an appropriate legal agreement to ensure mitigation and contributions towards infrastructure works are made.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 21 4.2 PLANING POLICY

TB06 - Development of Private Residential Gardens: The Council have identified the positive contribute made by this proposal to the Barkham Ride street scene and character which directly responds to policy 4 2(a)

“Whilst the proposal would result in a semi-detached bungalow on a thinner plot than currently established, it is considered the setback from the road, the respect of the building line and the extant application 183364 in terms of the extensions would ensure that the proposal would not harm the character of the area identified above. The overall design of the proposal is considered appropriate to the host dwelling as well as neighbouring dwellings given that it would respect roof heights and pitches and would not appear out of keeping with the street scene”.

Careful consideration has been given to the building form relationship with it’s context while ensure the layout integrates and respects the existing pattern of development & openness. Appropriate landscaping & hard-standing have been incorporated into the design with building materials in keeping with the palette found in the local vernacular. The parking provision as set-out above has also suitable access/ egress in forward gear to meet Highways standards.

TB07 - Internal Space Standards: The proposals exceed the Governments ‘Technical housing standards - nationally described space standards’ and the Council’s policy standards.

TB21 - Landscape Character: The submitted landscaping strategy demonstrates the enhancement of the landscaping features and character to the existing plot.

TB23 - Biodiversity and Development: The proposals fully comply with policy CP7 and enhance the existing landscaping design to promote biodiversity. The landscaping has been developed specifically to respect the front & rear garden green corridors.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 22 PROPOSED FORM & MATERIALS 4.3 APPEARANCE

The wider context to the application site is entirely residential of two and single storey properties. There is a building line character to the bungalows (chalet) comprising medium pitched concrete tiled roofs and brown/ buff facing brickwork, render & timber cladding. The 4 fenestrations is typically windows/ door openings to all elevations with front entrance doors typically to the side.

The proposed scheme respects the building line and height/ scale/ massing vernacular. The materials have been sympathetic and borrow from the existing context.

The chosen materials are a palette of facing brickwork, render bay with a timber effect boarding to the first floor. Concrete roof tiles are to match the existing colour and profiles. The pitched roof retains a clean profile to the street elevation which is reflected to the rear. The windows/ doors will be Aluminium (grey) with PVCu (white) fascias/ soffits and barge boards. The proposed gutters and downpipes be aluminium (grey) half round gutters and down-pipes bracket/ face fixed to the fascia and brickwork respectively.

Roof Tiles Aluminium Double Glazed Roof Light 3D Rendered Image of Proposed Dwelling

PVCu Double Glazed Casement Windows PVCu Fascia/ Soffit & Barge Boards Timber Effect Cladding Render Pressed metal feature profile

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 23 4.4 APPEARANCE - ELEVATIONS 4

Dashed line denotes consenting new building dwelling house (no.158) - Wokingham Borough Council Planning Application Ref: 192237 Proposed ridge level (no.158)

Ex ridge level (no.160)

Proposed new build dwelling profile Ex ridge level (no.156)

Pressed metal feature profile - PPC grey

Ex. eaves level

no.158 no.156 no.154

PROPOSED FRONT ELEVATION (FACING - BARKHAM RIDE)

Dashed line denotes consenting new building dwelling house (no.158) - Wokingham Borough Council Planning Application Ref: 192237

Proposed new build dwelling profile (beyond)

Proposed new build dwelling profile (beyond)

PROPOSED SIDE ELEVATION (FLANKING - NO.154)

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 24 4.5 APPEARANCE - ELEVATIONS 4

Dashed line denotes consenting new building dwelling house (no.158) - Wokingham Borough Council Planning Application Ref: 192237 Ex ridge level (no.160)

Proposed new build dwelling profile Ex ridge level (no.156)

Ex. eaves level

no.152 no.154 no.156 no.158

PROPOSED REAR ELEVATION

Dashed line denotes consenting new building dwelling house (no.158) - Wokingham Borough Council Planning Application Ref: 192237

Proposed new build dwelling profile (beyond)

Proposed new build dwelling profile (beyond)

PROPOSED SIDE ELEVATION (FLANKING - NO.158)

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 25 4.6 LANDSCAPING 4 Existing timber fencing retained

Treated timber boundary fencing

Permeable Block Paving Permeable Block Paving New timber fencing retained

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 26 4.7 SECURITY 4

• Double glazed modern windows are Approved Document Part Q compliant doors/ window. • Lockable gates and new fences provide an overlooked barrier to improve risk of rear gardens being crossed over for opportunistic burglaries. • Existing car park arrangement is remote from activity and vulnerable to theft/ vandalism. The proposed dwelling introduces overlooking and people movement into this otherwise remote area.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 27 5.0 PLANNING CONTEXT 5

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 28 5.1 NATIONAL & LOCAL PLANNING POLICY 4

(1) NATIONAL PLANNING POLICY

The National Planning Policy Framework (the NPPF) states in paragraph 14 that there is a presumption in favour of sustainable development, which for decision-taking means, “…approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out of date, granting permission unless…any adverse impacts would significantly and demonstrably outweigh the benefits..”.

The NPPF in paragraph 17 states clearly that the role of the planning system is to “pro-actively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.”

In terms of the economy paragraphs 18 and 19 of the NPPF advises that the Government is committed to securing economic growth in order to create jobs and prosperity and that significant weight should be placed on the need to support economic growth through the planning system. The small scale residential development proposal will support this national planning policy aim in providing for short term employment opportunities in relation to the build phase which is a material consideration.

In relation to the consideration of housing proposals paragraph 49 of the NPPF states that “Housing applications should be considered in the context of the presumption in favour of sustainable development”. The proposal represents an enhancement of the existing dwelling and seeks to use under-utilised land at 156 Barkham Ride, Finchampstead and given the appropriate scale, careful siting and attractive design of the residential development proposal it will have no recognisable adverse impact on the natural and built environment.

In consideration of the design of development proposals paragraph 57 of the NPPF is clear that it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces.

In terms of design considerations, it is evident that the development proposal, as presented on the planning drawings, is of an attractive and appropriate design which is in keeping with the local environment and the street scene.

The guidance advises in paragraphs 186 and 187 that, “Local planning authorities should approach decision taking in a positive way to foster the delivery of sustainable development” and “Local planning authorities should look for solutions rather than problems, and decision takers at every level should seek to approve applications for sustainable development where possible.”

Further chapters of the NPPF that are also generally of relevance to the application proposal include: (a) Chapter 7 – Requiring good design. (b) Chapter 11 – Conserving and enhancing the natural environment. (c) Chapter 12 – Conserving and enhancing the historic environment.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 29 6.0 SUMMARY 6

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 30 6.1 SUMMARY

Summary 6

This application for the creation of one new family dwelling and the extension of the existing property has been carefully considered and developed in close consultation with Wokingham Borough Council Planning & Highways. In additional, specialist consultant design has been incorporated to form a well considered.

The proposals provide an entirely acceptable and sustainable development proposal while providing a positive addition and enhancement to the Barkham Ride street scene and local character. The new residential property will best use the under utilised site and promote visual cohesion to the chalet bungalows. It will also provide a rejuvenated and reinvigorated street scene that optimises the available land and is compatible with the surrounding area. The design has been well considered to respect the vernacular and character of the local area while providing a modern home to a popular residential area that meets modern family needs and local housing demand while positively and sympathetically contributing to Barkham Ride street scene.

The site has been assessed in detail to understand the local context and how these proposals will contribute to and enhance them.

The development will provide a significant number of planning and environmental benefits, which include:

• The rejuvenation of an under utilised site within an established residential area of Finchampstead; • Improved security through active frontage and occupation; • The extension & alteration of an unattractive building which is utilitarian in appearance and does not contribute to or enhance the local character; • The provision of new buildings which is of a scale and mass compatible with the local area and is of a high design quality and in-keeping with the local vernacular; • The provision of a further residential offer to add to the local mix of tenure that cater for the local housing demands; • The provision of off street parking; • A sustainable development that takes advantage of the existing public transport network while being in close walking to local shops and services.

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 31 A APPENDICES A

MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 32 MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 33 MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 34 MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 35 Appendix Three – Consultee Responses MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 36 MAS Architecture PROJECT: 1097 156 Barkham Ride, Finchampstead CLIENT: HH Hilder & Sons DESIGN & ACCESS STATEMENT Page 37