16 Allum Lane, Elstree, Borehamwood Wd4 3Ns
16 ALLUM LANE, ELSTREE, BOREHAMWOOD WD4 3NS.
DESIGN AND ACCESS STATEMENT
1299.E01 DAS V8
Rev: 21/12/2020 0.0 INDEX 21/12/2020
1.0 INTRODUCTION 3 4.0 DESIGN PROPOSAL 22 1.1 THE PURPOSE OF THIS DOCUMENT 3 4.1 SITE CONTEXT 22 1.2 THE OPPORTUNITY 3 4.2 DESCRIPTION OF PROPOSAL 22 1.3 THE PROJECT TEAM 3 4.3 APPEARANCE AND MATERIALS 22 1.4 HUB ARCHITECTS 4 4.4 USES AND AMOUNT 23 1.5 GRIGGS 4 4.5 SCALE 23 4.6 ACCESS 23 2.0 CONTEXT ANALYSIS 6 4.7 EVOLUTION OF THE DESIGN 24 2.1 INTRODUCTION 6 4.8 SCHEME DRAWINGS - EXISTING SITE PLAN & BLOCK PLAN 25 2.2 PHYSICAL CONTEXT 6 4.9 SCHEME DRAWINGS - EXISTING ELEVATIONS OVERVIEW 26 2.3 URBAN CONTEXT 6 4.10 SCHEME DRAWINGS - EXISTING FRONT BOUNDARY VIEW - STREETSCENE 27 2.4 EXISTING ACCESS AND MOVEMENT 7 4.11 SCHEME DRAWINGS - PROPOSED SITE PLAN & BLOCK PLAN 28 2.5 ARCHITECTURAL CHARACTER OF THE AREA 8-9 4.12 SCHEME DRAWINGS - PROPOSED GROUND FLOOR PLAN 29 2.6 LOCAL PLANNING CONTEXT 10 4.13 SCHEME DRAWINGS - PROPOSED FIRST FLOOR PLAN 30 2.7 HISTORICAL CONTEXT 11 4.14 SCHEME DRAWINGS - PROPOSED SECOND FLOOR PLAN 31 2.8 EXISTING CONTEXT 12 4.15 SCHEME DRAWINGS - PROPOSED LOFT PLAN 32 2.9 SITE PHOTOGRAPHS 13 4.16 SCHEME DRAWINGS - PROPOSED ROOF PLAN 33 4.17 SCHEME DRAWINGS - PROPOSED FRONT BOUNDARY VIEW - STREETSCENE 34 3.0 PLANNING 14 4.18 SCHEME DRAWINGS - PROPOSED ELEVATIONS 35 3.1 PLANNING POLICY 14 - 18 4.19 SCHEME DRAWINGS - PROPOSED ELEVATIONS 36 3.2 PLANNING PRECEDENTS 19-20 4.20 SCHEME DRAWINGS - PROPOSED BOUNDARY VIEWS 37 3.3 RECENT PLANNING APPROVAL FOR THE SITE 21 4.21 SCHEME DRAWINGS - PROPOSED BOUNDARY VIEWS 38 4.22 SCHEME DRAWINGS - PROPOSED MATERIALITY 39 4.23 PRECEDENTS - MATERIALITY 40 4.24 PRECEDENTS - LOCAL 41 4.25 PRECEDENTS - FORM & MATERIALS 42
5.0 CONCLUSION 43
2 1.0 INTRODUCTION 21/12/2020
1.1 THE PURPOSE OF THIS DOCUMENT 1.2 THE OPPORTUNITY 1.3 THE PROJECT TEAM
This Design and Access Statement has been prepared by HUB Architects to The site is located south west of Borehamwood and north east of Elstree. This report has been prepared with the support of a number of consultants, support the planning submission for a high quality residential development It is accessed off Allum Lane. The proposal is for the demolition of the whose technical reports will be submitted in support of the planning for GRIGGS. existing dwelling, which is to be replaced with a new apartment building application. The team includes: with 14 self-contained fats, each with generous amenity space. The proposal This document sets out the merits and acceptability of the proposal in seeks to utilise the topography of the site and road, to subtly integrate into Developer the context of National Planning policies and the development plan for the street scene. GRIGGS James Craig Hertsmere. 13 Beaumont Gate The proposal proposes a sensitively designed scheme for much needed Radlett, Hertfordshire, WD7 7AR new housing in a sustainable location whilst making best possible use of Tel: 01923 852322 previously developed land. Email: [email protected]
Architect HUB Architects & Designers Ltd. Simon Watkins Unit 15, Hoopers Yard Kimberley Road London NW6 7EJ Tel: 020 7328 2576 Email: [email protected]
Planning Consultant Warner Planning Simon Warner Regus House Fairbourne Drive Milton Keynes MK10 9RG. Tel: 01908 488793 Email: [email protected]
Flooding / Drainage & Highway EAS Unit 23,The Maltings Stanstead Abbotts Hertfordshire SG12 8HG
Arboriculturalist David Clarke Ltd. Willowbrook House Church Lane Fillongley CV7 8EW
Ecology - Environmental CSA Environmental Dixies Barns High Street, Ashwell Hertfordshire SG7 5NT
Energy & Sustainability Love Design Studio Fig1. The existing site, aerial view. 26 Shakespeare Road, Bexleyheath, London, DA7 4SE. 3 1.0 INTRODUCTION 21/12/2020
1.4 HUB ARCHITECTS 1.5 GRIGGS
Simon Watkins and Kate Spence formed HUB in October 2006. As a GRIGGS was established in 1968 as John E. Griggs & Sons, building contractor partnership, we share a broad knowledge and experience of design and based in Borehamwood, Hertfordshire. Now in its third generation of family building, allowing our approach to be creative and inventive. directorship, the company has evolved to become a leading developer and contractor, operating within the northern home counties commuter belt. In setting up a new practice, we aim to discover the full potential of all our GRIGGS has built an enviable reputation for delivering the highest quality projects. We know that each project will involve, the dreams and ambitions construction in the area. of the client, the physical and practical constraints of the building, the valuable input of everyone involved in the construction process & thousands of GRIGGS have signifcant in-house expertise spanning Development, questions and decisions. Construction, Planning Permission, Cost Control, Architectural Design and Interior Design, that is crucial to ensuring the delivery of projects within We aim to shape and understand our clients’ dreams, to analyse and projected timescales and budgets. rationalise the constraints, to investigate and solve problems, to be open and responsive, to aid the communication and effective co-operation of The majority of the construction work undertaken by GRIGGS is within all parties involved with a project & to keep an open dialogue with the Hertsmere and the majority of employees working for GRIGGS live within client keeping their goals at the centre of all we do. At the end of a project, Hertsmere. Furthermore, with a network of more than 250 subcontractors we like to think that we have found solutions, added value, not missed who are all locally based, GRIGGS has become a signifcant provider of local opportunities, communicated effectively, behaved in a fair and ethical fashion employment. & built a great building.
4 21/12/2020
ALLUM LANE
HILL CREST LODGE APARTMENTS
Fig2. Contextual overview - aerial view with the site outlined in red 5 2.0 CONTEXT ANALYSIS 21/12/2020
2.1 INTRODUCTION 2.2 PHYSICAL CONTEXT 2.3 URBAN CONTEXT
This section analyses the existing character and setting of the site and The site is located between Elstree and Borehamwood. It is on the south- The site is located south west of Borehamwood and north east of Elstree. surrounding area. We have studied the site’s context with respect to western edge of Borehamwood town centre and within a short walk to the It is accessed off Allum Lane. It is approximately 0.4 miles from Elstree & the natural and human history, forms of settlement, buildings and spaces, local train station - Elstree & Borehamwood. The site is not located within Borehamwood railway station and a short walk to bus stops on routes 306, the site’s ecology and the routes that pass through it. A comprehensive the Green Belt, nor within a Conservation Area. 823 & 107. appreciation of the overall site context is the starting point for designing a successful place. Hertfordshire is one of the home counties and is bordered by Greater The area if predominantly residential, with a mixture of housing sizes, ranging London to the south, Buckinghamshire to the west, Bedfordshire to the from detached, semi-detached and larger residential apartment blocks. Our design process has included an assessment involvement evaluation north, Cambridgeshire to the northeast and Essex to the east. technique. The site’s immediate and wider context has been assessed in The site is within close proximity/walking distance to local amenities within terms of physical, social and economic characteristics and relevant planning Borehamwood, such as the post offce, the local Primary schools and to policies. Parkfeld Park to the north.
Fig3. Geographic location Fig4. Aerial view of the site Fig5. Local contextual overview - aerial view with the site outlined in red
6 2.0 CONTEXT ANALYSIS - SURROUNDINGS 21/12/2020
2.4 EXISTING ACCESS AND MOVEMENT The site is currently accessed via Allum Lane (B5378) via a single access road. This leads to the main forecourt of the dwelling.
The proposal seeks to re-site the existing crossover to facilitate access into the proposed development. Refer to section 4.0 ‘Design Proposal’ for further details.
Allum Lane (B5378) feeds into Elstree Hill North (south) & Watling Street (north) which are to the west of the proposal site. These roads connect to the A5183, the A411, the A41 and the M1 motorway which are to the south of the site, while Watling Street offers connections towards Radlett.
The site is within good proximity to the local railway station, which provides easy access into Central London, making it an ideal location for commuters into the city.
Fig7. Contextual overview of the main roads surrounding the site and the local railway station.
Fig6. Rail and Tube map to show the connectivity via trains.
7 2.0 CONTEXT ANALYSIS - SURROUNDINGS 21/12/2020
2.5 ARCHITECTURAL CHARACTER OF THE AREA The architectural character of the immediate context is varied, with differing building styles, forms and building scales. Most properties typically include spacious accommodation with driveways and private gardens. There is an extensive network of green buffers which facilitate natural screening between properties.
Fig8. View of Primary Access onto the Proposal Site from Allum Lane. Fig9. Building frontage of Allum Lodge. Fig10. View of Watling Chase Timberland Trail access which runs parallel to the side boundary of the proposal site. No. 16 is on the left.
Fig11. Building frontage of no. 47Allum Lane. Fig12 Large residential block opposite the site - Hill Crest Lodge, viewed from Fir Tree Fig13. Hollywood Court apartment block. Court.
8 2.0 CONTEXT ANALYSIS - SURROUNDINGS 21/12/2020
2.5 ARCHITECTURAL CHARACTER OF THE AREA - continued
Fig 15. Boreham Holt apartment block.
Fig 14. Large residential block opposite the proposal site. Hill Crest Lodge, viewed from the front forecourt. Fig 16. Grade Close residential development.
9 2.0 CONTEXT ANALYSIS - SURROUNDINGS 21/12/2020
2.6 LOCAL PLANNING CONTEXT
Fig17. Hertsmere Map
10 2.0 CONTEXT ANALYSIS - THE SITE 21/12/2020
2.7 HISTORICAL CONTEXT
Elstree, which includes the hamlet of Boreham or Barham Wood, is a small parish of 1,510 acres, bordering on Middlesex and divided from that county for three-quarters of its length by the Bushey and Barnet Road. Its western boundary follows the slight curve of the Watling Street which parts Elstree from the parish of Aldenham and brings it into connexion with London and St. Albans.
The greater part of Elstree parish is a slightly undulating plain, but in the south the land rises steeply to some 480 ft. above ordnance datum. The village is on a hill in the extreme south-west at the crossing of Watling Street and the southern highway, and it spreads into the neighbouring parishes of Aldenham, Little Stanmore, and Edgware. Its chief street is part of the Watling Street along which it extends for nearly half-a-mile. Fig20. Allum Lane - 1900
Boreham village is to a great extent built on land which was formerly part Fig19. Elstree Station Road, now Allum Lane with Nicoll Farm on the left. 1910 of the manor estate. Up until the mid-20th Century a substantial house theundergroundmap.com called Hillside or Barham House stood near the site. Allum Lane links Borehamwood with Watling Street just north of Elstree Currently there are nationally important flm studios nearby in Elstree. Village. The image above is of Station Road, now known as Allum Lane, with Nicoll Farn to the left. Originally the road was much straighter but encroachment by landowners altered the course slightly.
Allum Lane is mentioned as far back as 1437 and at that time was known as Alwynlane. Following the Enclosure Act of 1776, which divided up Borehamwood Common, roads such as this were improved from what would originally have been simple dirt tracks.
Fig21. Allum Lane - 1969 Along the road many grand houses were slowly built including Hillside built in 1789. In the 1860s, the Midland railway reached the area and Elstree station was built at the Borehamwood end of the lane. Allum Lane then became more used as Elstree people used it to access their station. Lord Aldenham built a carriage drive from Aldenham House to meet Allum Lane at the Elstree end so that his estate could easier access the station.
Though many of the larger houses made way for housing, Allum Lane and the road remained rural at the Elstree end, even after the development of Fig18. Hillside aka Barham House which was near to the site. the estates of Borehamwood. theundergroundmap.com Allum Lane Spinney was historically parkland, (i.e. not Ancient Woodland) forming part of the grounds of Boreham House. Its 3.25 hectares are now semi-natural in character, with oak, hornbeam, ash, lime, horse chestnut and sycamore. Fig22 Allum Lane - 1984
11 2.0 CONTEXT ANALYSIS - THE SITE 21/12/2020
2.8 EXISTING CONTEXT
Green buffer Rear garden with The existing Green buffer trees screening the dwelling boundaries Barham Avenue Private Road
Radlett Park Golf Club
Watling Chase Timberland Tennis court within Trail access. private garden This includes authorised vehicle access
Main access from Allum Green buffer Lane onto the proposal site
Woodside
Apartment blocks opposite the site Allum Lane
Fig23. Site Overview with surrounding context
12 2.0 CONTEXT ANALYSIS - THE SITE 21/12/2020
2.9 SITE PHOTOGRAPHS
Fig24. View from Allum Lane, with the existing approach onto the property. Fig25. Front elevation of the existing house. Fig 26. View across the tennis court within the rear garden, towards the south western corner of the property.
Fig 27. Partial rear & side elevation of the existing house, viewed from the rear Fig28. Rear elevation of the existing house, viewed from the rear garden, Fig29. Northern view of the rear garden, with the tennis court enclosure on garden. the left.
13