The Shippon Land at John Street, Heyrod

Design and Access Statement Contents

Page Introduction 03 Location 04 Planning 05 Site 07 Design 09 Landscape and Access 13 Design Summary 14

Revision Date Revision 01 December 2020 Introduction

This Design & Access Statement has been prepared on behalf of Mr Mark Rigby. It explains how the proposed development is a suitable response to the site and its setting and demonstrates that it can be adequately accessed by the users. The statement should be read alongside the full suite of drawings submitted.

In addition to this Statement there is an accompanying Phase 1 Desk Study and Preliminary Geo-environmental Assessment of the site, an Ecological appraisal produced by Whitcher Wildlife Ltd Ecological Consultants. and a supporting Planning Statement which has been produced by Johnson Mowat Planning & Development Consultants.

The client brief was for an aesthetically pleasing environmentally responsive family home of exceptional quality, which lightly impacts the site. The client’s ambition for this project is to achieve a highly energy effi cient home. Location

Heyrod is a small village located in Tameside, Greater Manchester, which lies on the A635 between Stalybridge and Mossley, approximately 1 mile north of Stalybridge and 2 miles west of Ashton under Lyne. The site is located on the edge the Local Plan village boundary which is designated Green Belt, and it is essentially rural in character. Located off John Street, the land once housed the Shippon and cattle house. The original site dates back to 1900’s

The site in relation to the village of Heyrod and the A635 between Stalybridge and Mossley

Site birdseye view Planning

A separate planning statement has been Pre-Application Advice Preferred a pitched roof instead of fl at roof. previously granted consent must be considered produced by Johnson Mowat Planning & Forward projection is too much and needs to be a material planning consideration in the Development Consultants and is submitted with Request for Pre-Application Advice was made reduced. determination of this application. this planning application. and there were a number of discussions with Steven Kirkham, Principal Planning Offi cer of With these comments in mind the revised The approved scheme was on the basis of: Background and Previous Approved Tameside MBC, the fi rst was 26 February 2020 plans aim to hide as much of the house as Planning Permission (20/00007/PREAPP). possible from street view but still having a strong “It is considered that this approach to provide presence. an ecological house in the green belt would An outline planning application for a split-level The original proposal was considerable in terms be innovative and outstanding in terms of its dwelling on the application site was considered of scale and ambition, calling for three bedrooms A further meeting took place on 12/08/20: construction and sustainable use of materials by the Council in 2002 (02/00105/OUT). The and accompanying bathrooms, large open Response from Steven Kirkham prior to meeting and land. The removal of the existing prominent application was refused. plan living and a double garage, along with a 06/08/20: unsightly outbuildings on the site, which would swimming pool and associated landscaped I think on refl ection this is a more considered improve the openness of the green belt, coupled In 2014 planning permission was obtained to gardens. The building volume of the initial response and the property shows a better with the quality of design, highly sustainable demolish all buildings from the site and to build a scheme was 1475m3. understanding to its context. That said, it structure, and with measures to enhance the dwelling house (14/00954/FUL). The house was still remains a large property and the ability to environment, the proposal can be considered to be an eco-build in an ‘L’ shape, measuring Following the initial meeting, Mr Kirkham issued demonstrate Very Special Circumstances against outstanding and innovative and thus achieving 14.5 metres x13.5 metres with a depth of 5 feedback by email 28/02/2020: green Belt policy is a very high threshold/bar in the very special circumstances required for it to metres. The proposed house was to be built over In terms of the design then the mass / siting of terms of planning policy. be acceptable in the green belt.” three level with the basement being underground. the dwelling will be an important factor. The buildings relationship to the landscape and John The sites planning history, current condition In accordance with Government guidance Following planning approval work commenced on Street are important consideration and I would and precedents of nearby development will be the following matters are considered to be site with the demolition of one of the outbuildings draw upon the strengths/quality of the local material to this consideration. The case needs to ‘’Very Special Circumstances’ to overcome and the digging of a trench for a foundation. vernacular (where it exists) in either a traditional or be clearly and demonstrably presented that the the potential harm to the Green Belt by reason In accordance with Section 56(4)(a,b) of the contemporary manner. I do feel on refl ection that benefi ts of the scheme outweigh the perceived of inappropriateness, and any other harm, is Town and Country Planning Act 1990 a material too much is being asked for the site so a more harm. outweighed by other considerations: - operation had taken place. This was confi rmed in consider response is required i.e. a reduction to an email by Mr Stephen Penning, Senior Planning the size/scale and impact. Aside from the Green Belt issue in terms of • Permission has already been granted Enforcement Offi cer, of Tameside Council dated material and form it is possible to combine for a house on the site. Development has 25th April 2019. A residential caravan was also The feedback received was taken on board and successfully both traditional and contemporary. commenced on this development and could be brought onto the site by the previous owners and the scheme was reduced in size and mass, and The design needs to refl ect the quality of the completed. This planning approval provides a occupied for 3 years without planning consent. in terms of accommodation. locality which can be found in the historic ‘fallback’ position, which is a material planning An enforcement notice was served for it to be vernacular, the drawing do show this to an consideration that establishes the principle of removed and the land returned back to its original A further meeting took place on 09/06/20: extent, I do however, feel that the interaction residential development. condition. Notes from that meeting. to John Street could be strengthened by the He accepts the principle of development as long development framing the highway with a more • The approved scheme has an impractical Mr. Rigby purchased the site during 2019 and as we submit very special circumstances as active frontage. layout, level differences and low ceiling heights immediately complied with the Enforcement discussed. making it almost impractical to be occupied Notice by removing the caravan from the land. He still has signifi cant issues with the design, Further positive informal discussion were taken effectively as a family home. It involves an He has positively engaged with neighbours scale, massing etc. place, in which roofscapes, massing and excessive amount of unnecessary excavation and explained that he is to apply for planning He went through the scheme and raised the materials were discussed, particularly the use of a of the site and proposed untested construction permission for an alternative design. Whilst a following issues: contemporary material such as timber cladding. methods alongside traditional construction material start has taken place on the site keeping The house needs to refl ect the architecture of methods. the 2014 permission alive seeking amendments the surrounding area - stone walls/slate roof Justifi cation for Very Special Circumstances to it is not considered to be the best option. A etc. Rear and side elevations need to be more • The site is unsightly and been the source of more sensible approach would be to apply for traditional including window openings. The fact that permission was previously granted complaints from local residents, many of whom planning permission again to completely demolish The scheme needs to respond more positively to on the site for the erection of a similar sized want the development to be completed to the outbuildings and to construct a house of the street scene at John Street. dwelling does not necessarily mean that planning improve the appearance of the street scene. The architectural merit that is highly energy effi cient. Questioned the modernist design and thought it permission will automatically be granted on this site adjoins other built development and replaces was out of context. occasion. However, the fact that the Council has existing built form which does not presently make a positive contribution to the character of the street scene. It is located in a highly accessible location and close to key services such as a community centre, local shops and bus routes. 175730 Paragraph 134 (e) states that one of the primary purposes of the Green Belt is to assist in urban regeneration, by encouraging the recycling of 172430 derelict and other urban land. As was the case with Moorfi eld Farm the proposed development would result in the visual improvement of a derelict site within the Green Belt and as such 167720 result in urban regeneration of a sustainable site.

• The current owner has positively engaged with 181100 neighbours and wants to ensure the development is acceptable to them. The house will result in his family home for a local family. By allowing the 177860 status quo to remain will involve the retention of 177000 176860 blight within an otherwise attractive area. 176060 175525

174310 • The proposed house is innovative and outstanding in terms of construction and use 171870 171870 of materials and will result in a strong energy 171270 effi cient home as well as having positive eco- 170700 credentials. The outer walls of the house will be built with hollow polystyrene and then fi lled 168300 with concrete (ICF construction) therefore minimising the amount of bricks used, which has an environmental knock effect as this limits the amount of travel and production of these materials. The innovative construction method will result in a highly energy effi cient house which will require less heating and energy consumption compared to a typical house. Good quality locally sourced sustainable and where possible recycled materials are to be used throughout the build. This will include the use of natural sandstone and larch cladding. A wildfl ower green roof on the lower roof is also proposed. Proposed elevations with approved scheme and Pre-App massing outlined for comparison Neighbour Consultation

In order to gauge the views of local residents the Key client carried out consultations direct with the residents of Heyrod by inviting local residents to Red dash - Existing building the site to present the proposal. Residents were Green line - Approved scheme able to view a copy of the proposed plans and Red line - Pre App 01 scheme discuss the project fully. There was considerable Blue line - Pre App 02 scheme support for the project from local residents and comments of support were gained. Site

Site Context

The site is located to the southern side of John Street, directly opposite a row of residential properties comprising No’s 58, 60 and 62 John Street.

The site itself contains several buildings, the largest of which is situated close to the road frontage at a lower level. There is an existing gated access point from the road which leads onto a stone fl agged area which serves the building complex.

The land has a moderate slope downwards in a south easterly direction away from John Street.

The land is devoid of mature trees.

Site in context

View looking West on John Street

View looking East on John Street Architectural Typology & Vernacular Context

In order to better understand the architectural context of the proposal, a built typology study of Heyrod was undertaken. Its residential vernacular is varied representing the evolving changes and fashions of many periods. Housing types include, Farmhouses, Victorian villas, Victorian terraces, 1960’s ex-council housing, a variety of private housing from the 1970’s to present and more recently the addition of larger executive style homes. The use of chosen materials and fi nishes Wakefi eld Road, Heyrod have changed over the years, refl ecting the markets, technologies and fashions of the time; Sandstone, red brick, render, clay tiles, cement tiles, slates and various cladding types can all be found throughout the village.

Immediate context materiality Design

Holistic Design Approach

The design of The Shippon encompasses all aspects of the holistic relationship between; environmental context, architectural context, the client’s requirements for a family home and aspirations for elegant low energy design.

The proposal avoids a single form in favour of an assemblage of smaller elements, akin to the typology of farm buildings and is respectful of the existing buildings. This arrangement helps to reduce what would be a more signifi cant massing for a typical single volume over this area. Inspiration and cues are taken from the local vernacular that is woven into the social and historical fabric of Heyrod, allowing for more imaginative boundaries to be explored. The modern proposal is intended to respond to and complement its setting. The design will allow for a clear narrative to be maintained along John Street and promotes high quality construction, with a concern for current and future environmental issues.

Site analysis Concept Proposal the approved scheme as a reduced footprint mezzanine level. Architecturally, the house is defi ned by its thick stone walls, and which encases the ICF The proposed dwelling is intended to refl ect concrete shell, the use of concrete is part of the the scale and proportions of existing houses overall energy control strategy. The solid wall within the village, and has been separated construction anchors the house in the landscape, into two linked volumes to achieve this. The giving the impression that you are really secure extruded forms and gabled end elevations of the and protected when you enter the building. surrounding buildings have also been replicated, The Shippon is a bespoke, contemporary family enhancing the established street frontages and home that’s partially subterranean. Resembling a emulating the informal group composition to modest dwelling from the roadside, the property reinforce the distinctive local character. The is partially buried within the hillside allowing the proposal has sought to utilise the existing landscape to encase the plinth from the roadside. topography for a number of intentions primarily When viewed from the valley however, the house to limit the visual impact of the building in the opens up to reveal a contemporary glass, stone landscape. By cutting into the landscape, the and timber structure. building sits lower than the existing properties on John Street. From the road, the form looks like a traditional single storey house, sitting at the level of the The height of the proposed new house is existing brick building, albeit a highly modern designed to complement the neighbouring interpretation wrapped in a timber clad skin. Two buildings, with the ridge height of the taller contrasting accommodation blocks interlocked proposed volume 1000mm lower than the eaves around a central entrance hall defi nes an ‘L’ of the neighbouring house at 58 John Street, and shape which creates an enclosed courtyard 140mm lower than that of the approved scheme. Massing view looking from John Street which responds and interacts with the street. The following is a breakdown of volumes: Guest bedroom accommodation and a family • Existing buildings volume - 287m3 bathroom is contained within a timber-clad • Approved building volume - 892m3 volume beneath a sedum roof, the master • Proposed building volume – 1122m3 bedroom suite and double garage are within a more traditional stonewall and slate roof volume, The volume of the proposed scheme is greater with a familiar gable end fronting John Street. than the approved scheme. In terms of scale These buildings do not touch, but have glazed and massing the proposed scheme will have a link to maintain their distinct identity. A large open similar visual impact as the approved scheme. By plan kitchen-dining-living space is beneath the keeping the overall height the same, the outlook upper fl oor with a fully glazed wall to maximise from the houses on John Street will no greater the view. than the approved scheme.

Amount and Scale

The proposed dwelling has a gross internal fl oor area of 265 square metres, of which 152 square metres is at upper ground fl oor level and 113 square metres is at lower fl oor level. This has been reduced by 25% from the 347 square metres proposed at the pre-planning consultation with the local authority. The proposed gross internal footprint is 9% larger than the approved scheme, which 238 square metres, however Massing view looking back from the valley Layout

The key challenge of this brief was to evolve a contemporary architectural language which would sit comfortably within the context of the local vernacular. The brief was considerable in Garage terms of scale and ambition, calling for three bedrooms with open plan living, making the most of the views and associated landscaped outdoor space.

The response was placing all the principal living Hall spaces on the lower ground fl oor, the open-plan living area benefi ts from the insulation of the earth and the privacy offered by the sloping land, but Bath through glazed walls opens up considerably to W/robe the south, taking in both the commanding view Bath down the valley while welcoming in the winter Master Bedroom Bedroom Bedroom sunlight. At the back of the lower ground plan, 22 m´ 16 m´ 15 m´ ancillary spaces such as WC, pantry, storage, utility and plant rooms are provided.

Stacked above are three bedrooms and associated bathrooms. Contrary to the spaciousness of the ground fl oor, the private Ground fl oor plan retreats on the upper fl oor are more densely organized. The master bedroom sits at the end of the house and has a large window, along with a private balcony to enjoy a south-facing aspect and allowing the best views out over the landscape. Also, on the upper fl oor is the primary WC Hall entrance, link corridor and double garage.

The link has been developed as a transitional Plant space between the two blocks, an intermediate environment between the internal and external condition. Bright natural light from the glazed Fire Living Room Kitchen & Dining Pantry double height wall penetrates deep into the 36 m´ 31 m´ entrance lobby and stair as well as allowing views directly down the valley on arrival. The Utility gallery over the double height space also allows a connectivity between the entrance lobby and lower level living area.

Lower ground fl oor plan Elevation Treatment

To maintain the simple building form, the external envelope comprises a relatively simple pallet of materials and includes a mixture of sandstone, timber cladding and slate. A sedum grass roof facing the existing housing stock will help minimise the impact of the scheme and mitigate the environmental impact. The mixture of these materials references the local buildings and are appropriate for a building on the fringe of the green belt so that the building sits comfortably South elevation within the site context.

Sustainability

The house will be highly sustainable and designed using PassivHaus principles with regard to air tightness, the thermal performance of the building envelope and the building’s orientation. The ICF build system along with high quality glazing will help reduce energy consumption from the dwelling. In addition, the house will have an integrated system for grey water harvesting. Renewable energy is be provided through a West elevation photovoltaic roof panel array is proposed to generate supplementary energy and an air source heat pump will provide any additional heating requirements.

North elevation

East elevation Landscaping allow cars to turn around so they can enter and leave the site in forward gear without having to The environmental impact caused by the reverse onto the highway. development shall be kept to a minimum. The intention is to blend together the surrounding From a sustainability point of view the site is close landscape and the proposed development in to urban areas with access to facilities, including order to create a largely ‘invisible’ dwelling. Due public transport. Wakefi eld Road carries a bus .4052- .4/60- .4106- .4/11- to the requirement for a relatively fl at site, reduced service with the 353 and 354 buses connecting .4/52- level excavations will be required as the existing to the Saddleworth villages, Mossley, Stalybridge .4/52- .41--- .404/- .401-- .4/14- ground falls away from the site frontage. Gabion and Ashton. .4/32- .4/--- .4.6-- .4/--- walls will provide a transition in levels to perimeter

.4/40- areas. .4.54- .4/-2-

The site is currently occupied by large areas of grass meadow and shrubs, so the landscaping proposals are viewed as a light touch and follow .4.54- a principle of minimal intervention on the site. CCIΩ.4.54- The lower part of the site will be maintained as .4.5/- .4.5/- .4.55- meadow whilst the upper part of the site will be seeded with native species wild fl ower mix to .4.42- also increase the biodiversity of the greater site. To the lower front of the house will be an area of paved hardstanding which allows level access .4-/1- directly from the open plan living areas, whilst the driveway is proposed as permeable resin bound gravel or similar. Additional landscaping of the .3554- .3554- .362-- site will result from the use of ponds for collecting water. K Existing hedgerows and scrub are to be retained and enhanced. A close board timber fence will be formed to the boundary to shield views from the neighbouring allotment.

Key A bat survey undertaken by Whitcher Wildlife Existing timber post fence and hedge Proposed timber post and wire fence with Ltd Ecological Consultants did not reveal the native species hedge presence on bats and it is highly unlikely that Timber closeboard fence the existing building is a suitable roosting site for Gabion cage retaining wall bats. Raised kerb to footpath Perimeter banking

Access Permeable resin bound gravel or similar

Sandstone paving

Vehicular access to the site will be gained via Sedum green roofing the existing access from John Street. The Proposed native shrub mix Scale (m) proposed access arrangements are adequate for H]j`ˆ^aukj`ˆhabpˆ]oˆi]ejp]eja`ˆia]`ks - / the development and will not have an adverse Proposed low growing species grass impact on highway safety. Good visibility in both Proposed wildflower grass mix directions along John Street is available and Stormwater / grey water attenuation pond ample parking and suffi cient turning space has been provided within the property curtilage to Proposed location of septic tank Proposed landscape plan Design Summary

It is not disputed that the proposed development would not normally be acceptable in the Green Belt. However, the very special circumstances accepted by the Council in 2014 to overcome the harm to the Green Belt are still relevant. The site has increasingly become an eyesore to the area and the proposed development aims to bring an underused parcel of land back into benefi cial use for the applicant. The design concept is for a low energy building, partially underground, that will become part of the surrounding landscape.

Sustainable materials and construction methods will be complemented by a design that incorporates local vernacular building styles with a contemporary approach to ‘green’ architecture. The intention is to provide a building that will enable the applicant to pursue a sustainable lifestyle and will help promote the delivery of additional family accommodation within a residential setting.

The scheme will provide an outstanding example of sustainable ‘green’ architecture and provide a unique dwelling within Tameside that will be of considerable benefi t to the image of the Borough. Proposed view from John Street Proposed view from the valley