PROPOSED DEVELOPMENT H A L L F O R A L L , P O T T O N
DESIGN AND ACCESS STATEMENT
17824| Hall for All | Potton | Bedfordshire Page 1 July 2017
Design and Access Statement | Hall For All | Potton | Bedfordshire
CONTENTS
1.0 INTRODUCTION
2.0 THE PROCESS
3.0 USE
4.0 LAYOUT
5.0 SCALE
6.0 LANDSCAPING
7.0 APPEARANCE
8.0 SUSTAINABILITY
9.0 SUMMARY
Appendix A Notes of Pre-App meetings
17824| Hall for All | Potton | Bedfordshire Page 2 July 2017
1.0 Introduction
1.0 INTRODUCTION
Hall For All Biggleswade Rd, Potton, Bedfordshire
This Design & Access statement has been prepared by Woods Hard- wick Ltd on behalf of Hall for All and Potton Town Council in sup- port of a Full Planning Application for the construction of a new building consisting of a general use hall, classrooms / meeting rooms and ancillary spaces. The form of the building is a single sto- rey building on a new site in Potton. The proposed new building forms part of the overall residential development. The planning application that covers the construction is CB/13/00921/OUT which also refers to the adjacent Residential Housing development, at present under construction .
The purpose of this document is to set out the design principles that have been considered as part of the development of the site to assist with the supporting submission documentation and it has been prepared in accordance with the requirements of section 62 of the Town and County Planning Act 1990 which requires the sub- mission of a Design and Access statement to accompany planning applications.
This document has been written in line with CABE publications De- sign & Access Statements, How to write, read and use them, based on the principles of inclusive design.
Please ensure that this statement is read in conjunction with all the supporting plans and documents, which make up the full planning application. figure 01: site identification aerial photograph
17824| Hall for All | Potton | Bedfordshire Page 3 July 2017
2.0 Design | The Process
2.1 ASSESSMENT
2.1.1 Physical (Site Location)
The Hall for All site is bounded by the area identified for “Future employment” to the north west and the existing Hollow Sports Ground to the south west. There is open country to the north east and south east.
The proposed site is located to the southern edge of the Town of Potton and is adjacent to the New Residential Housing development at present being con- structed and the associated designated site for employment. The site is a rec- tangular site running north to south with a cross fall towards the East, the site area is 0.52hectare. The existing site lies at the base of gently falling landscape and adjacent to Potton Brook and is generally grassed.
The proposed works are for the new Hall for All , provision of parking landscap- ing and associated drainage.
Figure 02 : Location Plan
17824| Hall for All | Potton | Bedfordshire Page 4 July 2017
2.0 Design | The Process
2.1 ASSESSMENT
2.1.2 Existing Site—Photographs
Fig 03. View looking South East Figure 02 : photograph looking across the site to the South
17824| Hall for All | Potton | Bedfordshire Page 5 July 2017
2.0 Design | The Process
2.1 ASSESSMENT
2.1.2 Existing Site—Photographs
Fig 04. View looking North Figure 02 : photograph looking across the site to the South
17824| Hall for All | Potton | Bedfordshire Page 6 July 2017
2.0 Design | The Process
2.1.3 Design Considerations (con)
INCLUSIVE DESIGN
Inclusive design is not just concerned with making design provision for peo- ple with impaired mobility, but is concerned with designing an environment that encompasses everyone's needs, and puts people at the centre of the design process. The needs of staff, performers and visitors will for example, be addressed by providing a quality environment, public and working setting which has a safe environment, easily accessible routes and spaces.
At the detailed design stage, the layout will incorporate appropriate stand- ards in order to achieve inclusive high quality design. This will consider all pedestrian movement in and through the site, to provide a functional oper- ation. The use of logical sight lines, visual markers and the choice of routes will all be encouraged, generating a pedestrian friendly environment which is accessible to all.
The following matters, amongst others, will be addressed through the de- tailed design stage as part of the development's commitment to inclusive design: Seeking to design where possible appropriate gradients and levels; Use of the natural site falls to Potton Brook and views to The Hollow sports ground. Ease of access to external doors and thresholds; Accessibility within and around the site spaces and individual opera tional zones; The use of surface treatment and design of footways and crossing points . Fig 05 Internal View Main Hall Wall The selection of appropriate landscape materials; The use of clear signage and visual way marking;
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2.0 Design | The Process
2.1.3 Design Considerations
The proposed development and design strategy incorporates the following design objectives, all of which provide a robust template for design quality:
Character - creating a destination with its own identity yet respecting the rural constraints, which builds upon good examples of locally dis- tinctive design; Continuity and Enclosure - a place where formal and informal Spaces are clearly distinguished. Quality of the External Realm - a place with attractive, enduring and successful outdoor areas that have a clear purpose; Ease of Movement- a place with a clear defined hierarchy of routes, and that is easy to move through. Legibility- a destination that has a strong image and a layout which are easy to understand.
In accordance with Policy requirements the development will embrace the following recommendations regarding designing a ‘safe place’
Access & Movement - places with well defined routes, spaces and entrances that provide for convenient movement without compromising security; Structure - so that different activities within the site operation do not cause conflict; Surveillance - potentially vulnerable spaces overlooked; Ownership - places promoting respect, responsibility, community; Physical protection - well designed security features.
Fig 06 Internal View from Hall proposed
17824| Hall for All | Potton | Bedfordshire Page 8 July 2017
2.0 Design | The Process
2.2 BACKGROUND INVOLVEMENT
2.2.1 Central Bedfordshire Council Planning Department
Planning Approval CB/13/00921/OUT has been obtained on the site and adja- cent Residential development and covers the construction of the community aspect of the consent by the provision of Hall for All. Within this approval men- tion is made and approval is granted to the principle of both the residential and community parts of the approved application. In discussions with the planning case officer on two separate occasions, in con- nection to the new proposals for the community component of the approved application, guidance was offered to submit a reserved matters plans applica- Fig 07. Existing View looking towards South East tion for the proposed Hall for All component, addressed within this Design and Access Statement.
As part of the discussions with the planning officer confirmation was received Refuse is intended to be collected from the building. that the supporting information submitted with the original application in 2013 Sustainability, the amount of glazing has been significantly reduced from the would still be current and would not need to be resubmitted. initial pre-app meeting, materials to be used on roofs and lower walls are to be light in colour reducing possible solar gains. Surface water from the building will The supporting approved information enclosed with the original Application be taken to on site soakaways and the car park is to be permeable providing included: natural drainage. Waterless urinal will be considered for male toilet provision. The scheme is proposed to meet and exceed the sustainable requirements of Ecological Appraisal. - Environmental Noise Survey.—Flood Risk Assessment. the Local Authority. Ground Investigation Report.—Travel Plan. Landscape, The removal of tree referred to in the initial pre-application meeting has already established as a discharge condition for the whole outline approved Two pre-Application meetings have been held with the planning officers of Cen- site. The Car park is to be permeable with mixed grasses and natural vegetation tral Bedfordshire Council at their offices on 4th August 2016 & 28th April 2017. encouraged to grow through the robust finishes, low level timber bollards are to provided discrete lighting. Comment received from both meetings has been taken on board and incorpo- Archaeology, the area of the Hall For All has not been identified as being of spe- rated into the submission; cial interest when reviewed as part of the outline approval and Pre-application Highways proposals, comment on car parking numbers has been increased from meeting, 80 to 100 incorporating 4 disabled spaces, with 2 additional motorcycle bays and 5 cycle hoops allowing for 10 secure cycle parking spaces For notes of pre app meetings pleases refer to Appendix A
17824| Hall for All | Potton | Bedfordshire Page 9 July 2017
2.0 Design | The Process
2.2 BACKGROUND INVOLVEMENT February 2013 – User Group Consultation meeting Attended by 27 user groups representing a variety of businesses, clubs, the Town Coun- cil, societies and individuals. We asked: ‘What does the hall need to be like for it to be 2.2.2 Community Engagement valuable to you?’ The results of this meeting have been fed forward into the design process. The overriding approach to the Hall for All concept has been that it must be appropriate for the needs of Potton people and be able to accommodate the August 2013 Older Person’s Survey (for Potton Consolidated Charity - PCC) sporting, cultural, leisure and commercial activities which are currently not ade- Sent to all households in Potton, aiming to identify the views of the Potton community quately accommodated. Accordingly, the Hall for All group has sought at nu- concerning provision for older people in Potton. This included the desire for daytime merous stages from the outset to engage with the population of Potton, in par- activities with suitable facilities (e.g. disabled access and WC).
ticular with the clubs, groups, committees and individuals who would be pro- July 2014 – Hall for All Design Consultation Meeting spective users of the building. Indeed, it is the list of needs and requirements A meeting was held to update our consultees and find out more about their usage they have given the Hall for All committee that has been distilled into the build- patterns. There was good interest from new sporting groups. Arising from this work, we ing which is proposed in this application. Key dates include: were able to produce a targeted specification to the architect for requirements of the building. Survey July 1994 – Potton Hall Steering Committee 23 out of 24 local groups said that a new hall was needed, and 21 said they March 2015 – 2 x Design Consultation Meetings – to assess feasibility design options would use it. against community and user group requirements with 23 local community members or potential user group representatives.
Potton Town Plan 2009-2019 – Town Council March 2016 Design Consultation Meeting as above. Survey carried out as part of the Potton Town Plan. Around 25%of the town agreed that there was a need for a larger hall in Potton. AGM March 2016 – Open Forum where designs were available for discussion. Main points of discussion were layout and size of kitchen, storage, relationship with Cricket Survey March 2012 – Potton Hall Committee (reformed group) Club and how sites worked together plus timetable for Hall build. Where important con- Further survey of all households in Potton. 86% of responses were in favour of tributors could not attend the meetings called we arranged to meet them separately. a new hall. Informal Consultation Community Consultation - Land East of Biggleswade Road development, July Since the reforming of the Committee in 2012 we have exhibited at numerous 2012 community events (seasonal markets, May Day Fete, Flower Show, Apple Day The developers of the overall site ran an open consultation. Around 4% of etc.) where we have informally consulted with Potton residents, discussing de- households replied with comments on the type of facilities a new hall should signs, needs and issues. All comments received as informal events were record- have. ed and fed into the design sub committee work.
17824| Hall for All | Potton | Bedfordshire Page 10 July 2017
3.0 Use |
3.0 USE
3.01 Building.
The proposal consists of the provision of new community facilities, a new multi function hall with an associated kitchen/servery, 2 new meeting room / playgroup classrooms with supporting admin office with a gross internal area of 1000 m2 ( 10 763 sq ft) all located at ground level.
The proposals are in line with the “Hall for All” development plan to provide a lay- out that is flexible to address the their future requirements.
3.02 Acoustics
It is expected that the Hall for All will host events that will include amplified voice and music as part of the activities. This may be within the main hall or in the two meeting room spaces. It is not envisaged any loud activity occurring outside of the Hall for All Building. The design and location of the Hall for All will readily allow the proposed activity to occur without disturbance to nearby noise sensitive neigh- bours such as existing residences or proposed new residences. The Hall for All de- sign team includes professional expertise in the analysis of indoor acoustics, build- ing sound insulation, ventilation noise, environmental noise propagation and noise control. They are also fully aware of the assessment criteria applied by Central Beds Council and will work to ensure acceptable levels of noise breakout, including, where necessary, a specified limit for indoor noise levels within the building.
figure 08: Ground Floor Plan
17824| Hall for All | Potton | Bedfordshire Page 13 July 2017
4.0 Layout |
4.0 LAYOUT
The building has been positioned :
Maximising the potential floor area on the site within the constraints set out by the sewer wayleaves across and around the site.
Maximise possible use of natural light onto and into the building plan.
The site is located adjacent to the new residential development which provides both the vehicular and pedestrian access point from the Hall for All.
To suit the existing landscape, the existing contours and the building aspect have been developed with views towards Potton Brook and the Sports facilities located to the South of the site.
The layout provides new external permeable car park paving and new external low level lighting bollard to assist the flow of visiting personnel to and around the new building .
Fig 09 : Proposed Building Entrance External View.
17824| Hall for All | Potton | Bedfordshire Page 14 July 2017
5.0 Scale |
5.0 SCALE
The scale of the proposed new development as submitted compliments the form and the scale of the Residential development whist being of a suitable scale for the site on which it sits.
The proposed building is a bold crisp design composed of a variety of block forms from the main hall, the circulation zone and the supporting blocks. The materials include a mix of three grey brick types to the main hall, with grey window frames , a selection of vertical timber cladding to integrate the mass and scale of the main hall within the overall development.
The proposed scheme respects the scale of the site with a building providing supportive functions which skirt the Hall element with extensive timber clad low level walling and two monopitch roofs with central link to reflect the space within and to inspire, excite and encourage greater interaction within the local environment.
figure 10: Proposed East Elevation
17824| Hall for All | Potton | Bedfordshire Page 15 July 2017
6.0 Landscaping |
6.0 LANDSCAPING
The proposed landscape principles have been based on the requirements of the site, falling as it does from north west to south east. The proposed building and the full integration of the scheme into the existing Residential and future employment zones, together with landscaping and pedestrian flows is an important aspect of the scheme. The Landscaping is to retain existing fencing provided by others to the Western facing boundaries of 2m high chain link fencing on concrete posts, the south eastern bound- ary is to retain existing timber post and rail fencing, the north east boundary is intended to be left open. Car parking is to have permeable surfaces of two varying materi- als , Cellular concrete blocks with grass infill and, cellular granular infill and the encouragement of grass and natural vegetation growth. Entrance and terrace areas associated with the building are to be of slab finishes similar to those used within the building linking the interior to the external parts of the building. All other areas are to be grassed.
The North west face of the building is to be intended to be provided with an open lattice work allowing for natural indigenous planting of climbing plants.
The aim of the design is to define and enhance external spaces, whilst creating a high quality setting for the proposals ensuring that the detailed design proposals can be integrated into the localised setting of the site. The proposals for landscape treatment will utilise a mixture of low level shrub species to the site perimeter and mix of natu- rally draining surfaces to provide visual interest and create habitats for native wildlife.
The whole of the landscaping scheme will incorporate both the hard and soft landscaping elements, to ensure a fully cohesive strategy has been designed to meet both the operational needs of the with that of the Hall for All and adjacent site neighbours privacy and outlook being managed .
The hard landscaping elements will include:
Path route allowing for dropped kerb at designated crossing point. Pedestrian area to front of proposed the building: to be finished in block paving to denote main entrances. A selected mix of permeable car parking surfaces to provide natural site drainage. Use of low-level bollard lighting to car park areas and circulation routes. Surface water drainage to soakaways. Foul water drainage will be taken to local sewers within the wayleave areas which have influenced the location of the building.
17824| Hall for All | Potton | Bedfordshire Page 16 July 2017
8.0 | Sustainability
8.0 SUSTAINABILITY
The proposed development will be designed to incorporate sustainability initiatives and reduce the buildings energy consumption. These initiatives will be driven pri- marily by statutory requirements.
The sustainability Initiatives include:
Create a building which satisfies relevant energy efficiency statutory require- ments, ie: Part L of the building regulations.
Landscaping within the site.
Provision of a surface water strategy for the building and the immediate area
Where practical, contractors will be encouraged to use locally sourced prod- ucts
17824| Hall for All | Potton | Bedfordshire Page 19 July 2017
9.0 Summary
9.0 SUMMARY
It is considered that the design parameters for the Hall for All are wholly consistent with the provisions of national and local planning policy guidance, which both encourage eco- nomic development and sustainable design .
The design for the Hall for All is intended to provide a building that can function for the communities' current needs as well as allowing for flexibility to future-proof the Hall .
The layout of the building itself, all access points and navigation of the site have been designed with the intention of providing the most efficient and intuitive use of the space pro- vided, in order to increase the Hall’s standing and operation needs.
Great care has been taken to integrate the proposed building both to the immediate neighbours, the residential development, the Cricket club and local rural environment in the scale and the materials employed and the school campuses, through the pedestrian routes and landscaping principles.
figure 12 : Proposed Building View towards South East figure 13: Proposed view towards North East
17824| Hall for All | Potton | Bedfordshire Page 20 July 2017
Appendix A
Notes of Pre-Application meetings Highways had no objections but we had only 80 car parking spaces shown on the plans. A development of this size would be expected to require up to 116 spaces. We explained that Notes on Meeting with Central Beds for the 1st Pre App meeting with Planners 4th August any overflow could use the Cricket Club parking. We should mention this regarding peak 2016 time use in our Application. We would need to speak to Highways Dept re a Traffic Plan ( [email protected] – Phone 5793 ). We need to consider a bicycle Present Alex Harrison Planner and Sarah Hughes Community Engagement Officer shed that can be seen from the Hall. There are guidelines on the Planning Web site which Geoff Emery & Phill Banks from Potton Hall for All explain the full requirements for cycle parking. Trees & Landscape. The Oak Tree has a preservation order and we have to prepare an appli- The Pre application involved obtaining outline responses from various Council Officers (not cation to include an Arboricultural Impact and Method statement to cover the construction external agencies) on their view of the proposals. stage. No services will be allowed to be routed within the root zone of the oak tree. They As a preliminary comment, AH said that he is familiar with the site and gave us an update of will put us touch with Pat (♂). his understanding of the progress of the Kier residential site (i.e. Phase 2 is now fully per- Sustainable Growth. This needs to show how the building is efficient in energy and Water mitted and is ready to go). etc. There were lots of suggestions not requirements. Look at Policy DM2 within the CBC core strategy. The current requirements for Building Regulations should be more than Design enough to satisfy most points. As regards the Hall for All plans, Alex said the design of the Hall was good and was on the Archeology. No objections as actions covered under the main development of the site. right lines for a Community Hall. He said that a community building had a lot more scope for That is, the information submitted at the outline stage is sufficient. ‘quirky’ design than residences which are more based on developer’s pattern-books. He said We have not seen any response from the Ecologist or the Pollution & Environment depart- that the proposed elevations generate interest which was appropriate. The size and scale ments. are appropriate. He would like to see a sign or some other architectural feature on the The Hall has Outline Planning Permission already with conditions attached. There are how- north east wall as one approaches from the Car Park and not a plain brick wall. (PJB wrote ever 5 Reserve Matters to be covered. Access, Landscaping, Layout, Appearance, & Scale. down ‘ more activity / detailing / variation / feature / signage’). He was happy that the balco- Access has effectively already been addressed but will need to be referred to. ny did not overlook any houses and could see no problems with the Hall’s relationship to the Phill produced Kier’s Planning Tracker showing the 35 Planning Conditions attached to the Industrial area. He was happy that the size and placement of the windows in the building outline that Alex read through. He indicated which conditions will apply to the Hall devel- followed function (e.g. blackout requirements in the hall). In general there were no con- opment. Phill was handed the list (attached). It is still possible to have further conditions cerns with the design but we may need to look at the landscaping around the car parking attached to the reserved matters approval if these are relevant and not already covered by (plant trees etc ). He accepted that the location of the carpark is where it has to be but that existing conditions e.g. the floodlighting of the car park etc. Phill asked for more guidance landscaping should enhance the setting and suggest connection with the Hall. on the information to be submitted for the Reserved Matters and the cost of Consultants / We mentioned that Kiers have an excess of spoil that we have agreed with them would go Architects. Alex said there is a check list on their Web site. beneath the Hall as part of flood mitigation. AH made no negative comment about this. We will need to prepare a planning statement including a justification and description of the Even if the owner of the industrial land were to submit an application for change of use in design development as well as a travel plan (i.e. similar to a design and access statement). the future, they would have to do so in the context of the Hall as it is proposed / permitted. We need to submit a reserved matters application, the approval of which would be subject That is, any residences proposed in this location would have to mitigate against any impact to conditions which would then be discharged at a later stage. As the Hall is less than 1000 within their own development and the Hall would not be constrained by any of these consid- square meters the Planning Application consultation period would take 8 weeks. The con- erations. sultation period for the Conditions would also take 8 weeks. Alex had circulated the relevant departments and their feedback letters were handed to Phil.
17824| Hall for All | Potton | Bedfordshire Page 21 July 2017
Appendix A
Notes of Pre-Application meetings
Once we have the reserved matters approval we only need to make a substantial start on the development and then it is up to us how construction is phased. Providing the uses within the building don’t change, we can alter the internal lay- out (e.g. 2 meeting rooms to 3 etc.) We need to make the reserved matters within the timescale shown on the permis- sion. This is by 29 July, 2017. Further information available on their website under reference 03 check list D. Phill asked for details of other similar applications so we could look at the type and extent of information submitted for a similar development. We were asked to look at Shillington Memorial Hall full application CB/15/02104/FUL. Alex was asked what will happen at the Pre App meeting number 2. He said it would be similar and he could run through our Reserved Matters Application or simply answer questions. Alex left the meeting at this stage.
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Appendix A
Notes of Pre-Application meetings
17824| Hall for All | Potton | Bedfordshire Page 23 July 2017