Former Haulage Yard, Sewardstone, Essex
Design Report incorporating Design & Access Statement Sewardstone Road, Essex E4 7RH July 2018 Site Area: 3.58 hectares Client: E W Davies Farms Ltd.
content
01 introduction - overview - team 02 site location - wider site ananlysis - sewardstone road - countryside edge - housing density - routes through sewardstone - key nodal points 03 site appraisal - existing site structures - site topography - sight lines - countryside boundary 04 the proposed scheme - density and land use - design philospohy - access - landscaping strategy - secure design - sustainable design 05 summary
Sewardstone Hall 3
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introduction
This document outlines the proposed redevelopment of the former haulage yard in Sewardstone. These proposals include the construction of forty private market and affordable dwellings on the existing industrial brownfield portion of the site. Additional elements of the proposed scheme include:
• Improvements to the junction with Sewardstone Road and Mott Street. • The management and improvement of the exisiting landscaping and tree stock. • Improved pedestrian and cycle connections to the neighbouring Enfield Island developments. • The provision of a new playing field and children’s playground.
Design Team:
+ Strutt & Parker Planning Consultant + MSMR Architect + iTransport Transport / Access Consultant + URS Environmental Consultant
former haulage yard, sewardstone 5
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site location
Sewardstone is located in the Epping Forest district of Essex. It is approximately 11 miles north of central London and sits just within the M25. It is bound to the East by Great Monk Wood and Loughton, and to the West by King George’s Reservoir with Enfield beyond.
Sewardstone is situated on the fringe of the Lea Valley Regional Park. The surrounding area contains a large number of open fields and wooded areas, some of which are designated nature reserves or sites of specific scientific interest.
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wider site analysis
Sewardstone is characterised by scattered and varied developments along the main North-South road, typical of a linear settlement; it has grown along a pre-existing route and it has no obvious centre other than the junction between the two primary roads, Sewardstone Road and Mott Street, and has no village green or square.
Sewardstone’s wider context varies from relatively high density residential to large scale industrial land uses (built or ‘occupied’ areas are shown shaded darker on the diagram). Large sections of open land are juxtaposed with these built areas, and a large portion of the land is agricultural or equestrian. There are significant wooded areas which are shaded green whilst the King George’s Reservoir and flood relief channels that run past Sewardstone are shaded blue.
Sewardstone road, the A112, joins suburban areas of North London to the M25, whilst the A10 to the West and the M11 to the East alleviate the traffic flow through the town.
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2 Image 1 view of grain silos from sewardstone road
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site boundary
pedestrian route
residential
commercial
public amenity king george’s reservoir wooded area
Image 2 view of nursery entrance from sewardstone road
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sewardstone road
The character of Sewardstone Road is varied as it is faced by either commercial land uses such as the numerous industrial scale nurseries (images 1 and 2), or by residential uses of varying scale and quality.
Developments such as the Premier Inn (image 4) are set back from the road and address the street scene with large car parks and hard landscaping, whilst others such as the Ashbrook Court care home (image 3) present a larger building mass closer to the street which is at odds with the overall character of Sewardstone Road, and is more Image 3 view of ashbrook court care home suburban than rural in its presentation to the street.
Image 4 view of premier inn hotel from sewardstone road
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Image 1 view of commercial greenhouses from mott street
site boundary
countryside edge
pedestrian route
residential
commercial king george’s reservoir greenhouses
public amenity
wooded area
Image 2 view of commercial greenhouses from countryside edge
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countryside edge
Sewardstone has numerous nurseries and commercial greenhouses (images 1 & 2) which in-part dominate the character of the settlement, and largely define the countryside edge, blurring the boundary between ‘built’ land and arable or recreational greenbelt (image 3).
The sprawling nature of these developments and the huge scale of the greenhouses make other residential areas of Sewardstone disconnected from each other, Image 3 view of commercial nursery at countryside edge heightening the problems associated with linear settlements; namely that they have no natural or distinct centre or focal point (image 4).
Image 4 aerial view of sewardstone countryside edge
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site boundary
20 - 29 d.p.h.
30 - 39 d.p.h.
40 + d.p.h. 3
king george’s reservoir
Image 1 aerial view of bungalows on sewardstone road
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housing density
The residential land use in and around Sewardstone is varied. Sewardstone Road has the oldest properties (due to the fact that Sewardstone is a linear development and has initially grown along Sewardstone Road), predominantly detached or semi-detached bungalows which are set back from the road, separated by a grass verge. The plots are relatively narrow, meaning that these houses are at a relatively high density for a linear settlement at typically between 20-29 dwellings per hectare.
Image 2 view of bungalows on sewardstone road The houses and bungalows along Sewardstone Road are largely semi-detached in brick construction with tiled, hipped pitched roofs.
Image 3 view of bungalows on sewardstone road
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20 - 29 d.p.h.
30 - 39 d.p.h.
40 + d.p.h.
king george’s reservoir
Image 1 aerial view of butlers road estate
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housing density
Also symptomatic of linear developments are the introverted cul-de-sacs that branch from Sewardstone Road such as Butler’s Drive and Godwin Close.
Butler’s Drive has housing that achieves a similar d.p.h. figure to Sewardstone Road by virtue of its relatively generous gardens and relaxed layout. However the houses are also placed quite close to each other, the majority being semi-detached or terraces. These houses are constructed of brick with tiled pitched roofs.
Image 2 view of housing on butlers drive estate
Image 3 view of housing on butlers drive estate
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site boundary
20 - 29 d.p.h.
30 - 39 d.p.h.
40 + d.p.h.
king george’s reservoir
Image 1 aerial view of godwin close estate
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housing density
Godwin Close is similar to the Butler’s Drive development but also includes some flats. As this development is later and the layout more urban in nature, the density is higher at over 40 d.p.h.
The houses are tightly arranged with minimal gardens and green spaces; the provision of parking for the number of flats within the development has resulted in a large majority of the site being covered in hard standing. The buildings on the estate are constructed
Image 2 view of houses on godwin close estate of brick with pitched tiled roofs and due to their cramped layout, private gardens are frequently overlooked by neighbours. The development is introverted and does not address the countryside edge.
Image 3 view of housing on godwin close estate
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20 - 29 d.p.h.
30 - 39 d.p.h.
40 + d.p.h.
king george’s reservoir
Image 1 aerial view of manton road estate
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housing density
A larger, more recent development to the West of Sewardstone is the Manton road Estate, part of the Enfield Island Village. Like Godwin Close, this also combines flats and houses of varying size but has an overall density lower than Godwin Close at between 30-39 d.p.h. However, owing to the development’s expanse, the impact on the countryside edge is arguably more extensive.
The properties range from detached houses set within small gardens to a number of
Image 2 view of housing on manton road estate low-rise apartment complexes. There is an apparent hierarchy of housing quality and value between the properties that face the countryside edge and the Knights Pits gravel pits to the East, and the properties that face West towards Enfield.
These properties are constructed in brick with tiled roofs with a mixture of hipped and gabled constructions, and are all of a material quality higher than that of the Godwin Close and Butlers Drive estates.
Image 4 view of housing on manton road estate
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Image 1 approaching sewardstone along sewardstone road from the north
lo oop wa ute nd on l lking ro
primary road
lond secondary road
on lo op walking pedestrian & cycle route
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Image 2 passing along sewardstone road from the south
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routes through sewardstone
As Sewardstone is a linear settlement, it is dominated by Sewardstone Road which creates the main axis through the settlement. The road is a single carriageway, and is for the most part bound by grass verges or ditches. The M25 is a 5 minute car journey to the North (image 2), and Chingford a similar distance to the South (image 1). Central London is approximately 11 miles to the South.
There is a bus route (the 505) that runs frequently in both directions along Sewardstone Road and connects Waltham abbey with Chingford. It is approximately 10 minutes to Image 3 mott street approaching junction with sewardstone road Chingford Station from Sewardstone by bus, and then 30 minutes to central London by train.
Mott Street is the only other primary road through Sewardstone, and forms the only main junction with Sewardstone Road. Mott Street is narrower than Sewardstone Road, is largely bound by hedgerows, and has a much lower traffic flow.
There are numerous pedestrian and cycle routes that bisect Sewardstone, one of which forming part of the London Loop; a walking route of over 150 miles just within the circumference of the M25. Other pedestrian/cycle ways connect Sewardstone with the Manton Road estate and Enfield to the West and Waltham Abbey to the North.
Image 4 view into current site entrance
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Image 1 baker’s arms pub
natural axis line
existing focus
natural node
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Image 2 the plough pub
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key nodal points
Sewardstone’s evolution as a linear settlement means that it is void of a natural centre, however the junction with Mott Street is adjacent to The Plough Pub (image 2) and close to the Baker’s Arms (image 1). As these two pubs are the only local amenities, aside from a petrol filling station incorporating a small shop towards the south of Sewardstone Road (image 3), this junction is the strongest natural node in the settlement.
Image 3 texaco garage and shop The numerous pedestrian and cycle routes that lead to or near this junction also contribute to its potential function as a ‘village centre’. This means that the Eastern boundary of the site is a tangible location for a more structured centre to Sewardstone.
Image 4 site entrance to former haulage yard
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baker’s arms
d a h o a r we s e site appraisal la n n o e t s d r a w e s The site is situated just to the south of Gunpowder Park cob fields, which gradually bank up away from Hawes Lane. To the North-West are Knight’s Pits; a wooded recreational area containing small lakes in former gravel pits. A small brook runs from
existin g entrance these pits along the North-East edge of the site. to the plough shop s & scho ols: 1 0min cycl e A small copse of established trees runs along the Eastern side of the site, partially
m ot un-n t s shielding it from Sewardstone Road, whilst the South boundary of the site is along an amed r tr oad ee t un-named secondary road which is currently blocked by a gate at the Sewardstone
but lers drive Road end. Beyond the un-named road is the Butler’s Drive estate, which addresses the road and the Sewardstone Hall site with a row of back gardens.
To the West of the site open fields lead to the gravel pits beyond and King George’s Reservoir to the South-West.
The entrance to the site is adjacent to the junction between Mott Street and un-na me d r oad Sewardstone Road, and there is a bus stop immediately South on Sewardstone Road. The M25 is 5 minutes to the North by car, and Central London is approximately 45
site boundary minutes to the South by public transport.
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d r residential o f g n i h c commercial
banking public amenity
sun path wooded area/trees
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brook or stream
public road
hardstanding
brownfield
commercial
other buildings
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existing site structures
The site is currently divided into two sections. One containing the former haulage yard and associated buildings, and the other open field.
The occupied portion of the site is dominated by large expanses of hard-standing and large-scale sheds constructed from corrugated sheet metal. It also contains a number of oil tanks and various items of machinery.
Image 1 aerial view of sheds on the site from the north The site is generally in a dilapidated state with numerous abandoned cars and other vehicles including caravans, piles of tyres and a large amount of debris such as old building materials.
Image 2 haulage yard viewed from main entrance
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brook or stream
public road
hardstanding
brownfield
residential buildings
other buildings
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existing site structures
The site currently has two residential dwellings in addition to its agricultural buildings. The larger of the two is the house facing East towards Sewardstone Road, and the other is a smaller cottage tucked behind the house to the West. The smaller cottage faces the yard and a single storey garage structure to the North.
The larger of the two dwellings is locally listed and is a double fronted detached house, probably constructed in the early 20th century. The external walls are finished
Image 1 front view of the main dwelling in a painted render, and it has a clay tile pitched roof with a valley in the centre. An extension to the rear is a later addition. The house is set far back from Sewardstone Road, and has a large garden to the front and a smaller garden to the Southern side.
The cottage is considerably smaller and is of later construction with a brick front and side elevation, and two painted render elevations. It has a small garden to its Southern side. This dwelling is not considered to be of any architectural merit.
Image 2 view of the rear of the main house and the smaller cottage behind
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brook or stream
public road
hardstanding
brownfield
buildings
trees
marsh/water logged
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site topography
There are numerous groups of established trees and hedges on and around the site. The most notable are the two small copses to the East of the site, partially obscuring it from Sewardstone Road. In addition to these are lines of established trees and significant hedges to the south boundary with the un-named road, and to the North with Hawes Lane. A line of hedge also separates the open section of the site from the open field to the West.
Image 1 view of established trees on sewardstone hall site from mott street junction A small brook runs just inside the North and East perimeter of the site, and there is a lower area of marshy or boggy land just before the brook turns around the first of the two copses.
The site is largely flat, with the landscape banking up to the North on the other side of Hawes Lane, and away to the West towards Knights Pits to the North West and King George’s Reservoir to the South West.
Image 2 view of brook / boggy land to the north from farmhouse towards gun powder park
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brook or stream
natural site axis
viewing angle
public amenity
buildings
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sight lines
The existing entrance to the site is located on the Eastern boundary, adjacent to the junction between Sewardstone Road and Mott Street. Its location creates a natural nodal point within Sewardstone.
The junction and site entrance creates a natural axis line that runs through the site from East to West, towards the countryside edge at the opposite end of the site. The Plough pub (one of only three public amenities in Sewardstone) is located on the corner of Mott
Image 1 view into site along existing entrance Street and Sewardstone Road, and becomes the focal point from the view out of the site, framed between the two copses on either site of the site entrance.
The view into the site from the Mott Street junction is also framed by these copses, and opens out to the open land and countryside edge beyond as you enter the site.
Image 2 view of the plough pub from existing site entrance
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