Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
Design & Access Statement
Prepared for
Full Planning for Replacement Dwelling
At
Newgate, Tegryn Llanfyrnach Pembrokeshire SA35 0BQ
For
Mr & Mrs Fennell
Date: October 2014 Ref: C106/14
This statement has been prepared by Curtis Blain Limited, Chartered Surveyors, 15 St John Street, Whitland, Carmarthenshire SA34 0AN.COPYRIGHT.
The contents of this document must not be copied or reproduced in whole or in part without written consent of Curtis Blain Limited.
Curtis Blain Limited, Chartered Surveyors 1 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
CONTENTS:
1. Appraisal
2. Accessibility
3. Character (including amount, layout, scale, appearance and landscaping)
4. Community Safety
5. Environmental sustainability
6. Movement to, from and within the development
Curtis Blain Limited, Chartered Surveyors 2 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
1/ APPRAISAL
Introduction
This Design and Access Statement has been produced as part of an application for full planning permission. Curtis Blain Limited have prepared this statement as Agents for the new owner’s Mr & Mrs Fennell in support of a Full Planning Application for a replacement dwelling as the existing cottage is in a state of disrepair. Pre application advice has been sought after prior to making this planning application submission. (See appendixes)
Full Planning Permission is requested for a replacement dwelling. Detailed plans and location plans have been submitted as part of this application. The Pembrokeshire Local Development Plan has been used together with Planning Policy Wales in preparation of this application
Compliance of Planning Policy, Legislation & Guidance
Town and Country Planning Act 1990 (as amended) Town and Country Planning (GDP) Order 1995 (as amended) Town and Country Planning (GDP) Wales Order 2009 WAG TAN 12 – Design Disabled Discrimination Act 1995
Pembrokeshire County Council LDP Policies
SP 1 – Sustainable Development Policy GN. 1 - General Development Policy Policy GN. 2 - Sustainable Design Policy GN. 26 – Residential Development
Supplementary Planning Guidance
Requirements for the Validation of Planning Applications.
Curtis Blain Limited, Chartered Surveyors 3 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
Site and Location
Newgate is set within approx. 3 acres of land set in a quiet rural location on the outskirts of the rural village of Tegryn. The property is approached via a gated entrance leading into the front garden, as well as a static caravan which is situated within the garden. A further gateway leads into the yard which lies immediately to the rear of the cottage.
To the rear of the dwelling there is a yard that comprise of various outbuildings that have been divided to included uses as animal pens, stable blocks, feed stores and store rooms. From the yard there is access to a small paddock which has been unused for some time, but can be easily restored to good health.
Extract taken from Google Earth Images
Pre Application Enquiry – Ref: PR/0351/14
A pre application enquiry was submitted on 14 August 2014. A response dated 8 September was received on 12 September. In principal the application can be supported. Please see appendix 1 – Pre Application response for full details of the response.
Curtis Blain Limited, Chartered Surveyors 4 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
2/ ACCESSIBILITY
Objective – ensuring ease of access for all.
All inclusive design principles that deliver adequate provisions for all people including those with mobility and sensory impairments.
Reference
Planning Policy Wales – Technical Advice Note 18 - Transport
Proposed design solutions
It is proposed to use the existing site access point to reduce any ecological impact.
The new proposed layout will provide adequate parking and turning within the site cartilage also a disabled parking space near the principal entrance.
All entrances are of sufficient width to cope with wheelchair access; similarly for all internal doors and thresholds.
The parking area will be of stone chippings to allow for sustainable urban drainage (SUDs) although provisions will be made for wheelchair users by inclusions of a level firm hard surface.
The dwelling will have level access for ease of mobility and entrances will be controlled by passive infa-red (PIR) controlled low level lighting.
All access features around the development will be maintained by the new owner’s on a fortnightly and monthly basis. Duties of such include road resurfacing and sweeping when necessary, cleaning of road gullies and general maintanence of hedges and verges.
3/ CHARACTER
The proposed site will be in keeping with its vernacular I.e. by spans not exceeding 7 meters, roof to be covered with natural or sculptured edge composite slate, external walls to be undulated render, smooth sand/cement or traditional roughcast rendered and colour washed, all windows shall have a distinct vertical emphasis, the design shall respect the privacy of adjacent dwellings, any chimneys shall be mounted astride the ridge and that the dwelling shall be a maximum height of one and a half storeys in height.
Design principles and concepts This Design and Access Statement should be regarded as a communication tool setting out objectives and principles of good and inclusive design which can grow and be referred to throughout the lifetime of the project.
Landscape Design
All existing hedgerows, mature trees and grassed areas around the site are to be retained so that it does not harm the existing biodiversity. Tree Survey attached with application.
Curtis Blain Limited, Chartered Surveyors 5 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
Scale
The dwelling is to be 2 storeys and consist of kitchen, utility, dining, living room on the ground floor and 2 bedrooms and a bathroom on the first which will overlook the adjoining fields and the beautiful Pembrokeshire countryside.
Please note that careful consideration has been taken on board and the scale of the dwelling his been scaled down following the pre application response, thus the proposed dwelling is to be of similar footprint as to what is being demolished.
Amount
The proposal is for a single dwelling. The shape and volume of the proposed House is compatible with the surrounding properties and takes particular account of aspect for sunlight gain with pleasant adequate garden space to the front and side, giving privacy but without loss of security.
Layout of Development
The location of the proposed dwelling will be a like for like replacement and the layout will have minimal impact to the existing provision.
Appearance
The choice of external material has been influenced by the adjoining residential dwellings. They consist of natural looking roof slates, U.P.V.C dry verge system for easy maintenance. Brown U.P.V.C rainwater guttering and downpipes, brown fascia and barges, smooth or undulated render to all walls for easy maintenance.
Full regard has been given to SPG Principals of Good Design in Residential Development Oct 08 and Welsh Assembly Government Planning Policy Wales, Technical Advice Note 12: Design (TAN12) and the Carmarthenshire Unitary Development Plan.
4/ COMMUNITY SAFETY
Objectives – Security through natural surveillance and ensuring attractive, safe public spaces.
Natural surveillance is achievable due to the properties location and access details provided, its location is adjacent the main road and also surrounded by neighbouring properties it would be very difficult for unwanted guests to have access without intimate knowledge being impossible.
Boundary walls and fences define the line of public and private area. The rear garden will be enclosed with security lighting fitted to the front and rear accesses. The windows on the front elevation will provide natural surveillance to the parking area located at the front of the property, as well as rear elevations facing the garden and side accesses. Windows will be fitted with locks and doors will have lever locking systems.
5/ ENVIRONMENTAL SUSTAINABILITY
Objectives –
- Achieve efficient use of protection of natural resources
- Enhancing biodiversity
Curtis Blain Limited, Chartered Surveyors 6 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
- Designing for change
Achieve efficient use of protection of natural resources
The site is ideally situated to make use of renewable energy sources.
Solar panels are to be used in the development along with under floor heating and double glazing. A wood burner will also be used.
Other renewable energy sources being considered for this site are rainwater harvesting through SUDS, ground source heating and domestic wind turbines maybe considered under a separate planning application.
The construction and materials to be used in the new dwelling will be locally sourced and where possible be natural products.
Energy efficiency/carbon reduction
High insulation standards above the minimum required by the building regulations to Code for Sustainable Homes Level 3 or will help to reduce the energy demands on the dwelling.
Low energy light fittings will be used internally. All external lighting will be solar powered.
Waste Management
A system is to be established to sort and recycle waste during construction and the building process.
Domestic waste will be similarly dealt with and done to suit the Local Authority at the time of occupation.
A secured bin area is to be conveniently located to the entrance site of the property.
Enhancing Biodiversity
New planting will be selected to encourage wildlife. Where trees are planted care is to be taken to provide suitable specimens with preference to small, low growing trees attractive to birds and smaller varieties of fruit or berry growing shrubs rather than conifers or cypress leylandi.
As the proposals is for a single dwelling, free standing bird houses and bird feeders maybe placed for easy maintenance. Construction of a small pond or a bird bath maybe placed if the client intends to do so.
Following all information on our proposed environmental sustainability, please take into consideration that Detailed Planning Permission is sought after. This Design and Access Statement is an organic document that evolves with the development of this project, and that the above information will be implemented at the detail stages.
Curtis Blain Limited, Chartered Surveyors 7 Newgate, Tegryn, Llanfyrnach, Pembrokeshire SA34 0NQ
Extract Taken From TAN 22
From the above renewable energy resources we are hoping to achieve high levels of energy efficiency as shown from the diagram above.
Full regard has been given to Welsh Assembly Government Planning Policy Wales, Technical Advice Note 22 (TAN 22) Planning for Sustainable Buildings and MIPPS 01/09 – Planning for Sustainable Buildings and the Pembrokeshire Local Development Plan.
6/ Movement to, from and within the development
Newgate is situated on a public highway (unclassified). The nearest classified road is the A478 that leads to Cardigan.
The site is extremely rural and movement to, from and within the development mainly exists with private car ownership. With no public footpaths, it is difficult to access any settlement by cycling or even foot.
The nearest train station is Fishguard and Whitland offering access to the wider transport network.
Movement within the development will be achieved by disabled access in compliance with guidance set out in Approved Document M of the Building Regulations.
Movement around the site will be of level access from car park to main entrance via ramp as shown, with gradients to be no less than 1:12
Consultation Documents
1. Plan for Pembrokeshire (LDP).
2. Welsh Assembly Government Planning Policy Wales Technical Advice Note 12: Design (TAN12).
3. TAN 22 Planning for Sustainable Buildings and MIPPS 01/2009.
4. SPG – Principals of Good Design in Residential Development Oct 2008
Curtis Blain Limited, Chartered Surveyors 8