Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA Design & Access Statement 1) GENERAL Introduction This Design and Access Statement should be read in support of a full planning application for the extension and remodel of an existing dwelling located adjacent to a Listed Building. The proposed application relates to the internal conversion and extension of a previously converted Coach House. The Coach house was originally converted to a new Class C3 dwelling. This statement responds to the requirements of the Town and Country Planning (General Development Procedure) (Amendment) (Wales) Order 2009. The statement should be read giving full regard to the application drawings. Physical Context The site lies to the South West of Flintshire County, within the settlement limits of Caergwrle, as defined by the current Flintshire Unitary Development Plan maps (UDP 2000-2015, Adopted 28th September 2011). The aerial photograph below identifies the application site dotted red in the context of its surroundings. Caergwrle is a village in the county of Flintshire, in north east Wales. It is contiguous with the villages of Abermorddu and Hope, though in parts Caergwrle and Hope are separated by a river border. The village lies on the River Alyn and sits at the base of Hope Mountain, both of which are situated near to the development site. © Alison Parker Page 1 of 13 Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA Design & Access Statement NATIONAL & LOCAL POLICY CONTEXT National Policy National Policy is set by Planning Policy Wales (PPW – Edition 10, December 2018) which sets out the land use planning policies of the Welsh Government. It is supplemented by a series of Technical Advice Notes and ensures Local councils can keep Wales’s commitment to sustainable development through the planning system. Technical Advice Notes used to aid the proposal submitted are: Technical Advice Note (TAN) 12: Design (2016) Technical Advice Note (TAN) 15: Development and Flood Risk (2004) Technical Advice Note (TAN) 24: The Historic Environment (2017) TAN 12 “Design” examines what is meant by Design: “the relationship between all elements of the natural and built environment. To create sustainable development, design must go beyond aesthetics and include the social, environmental and economic aspects of the development, including its construction, operation and management, and its relationship to its surroundings.” Delivering Good Design: Approach Design is a process of analysis and synthesis: analysing, identifying and diagnosing problems and barriers, then solving them through critique, research, development and testing. Design is a creative means by which to realise innovation and add value. Design for the built environment plays a key role in economic growth and in raising the quality of the places where we live and work. National Planning Policy 9.3 The Welsh Government sets out in para 6.1.1 of Planning Policy Wales the following objectives for the conservation and improvement of the historic environment: • preserve and enhance the historic environment, recognising its contribution to economic vitality and culture, civic pride and the quality of life, and its importance as a resource for future generations; and specifically, to: • protect archaeological remains, which are a finite and non-renewable resource, part of the historical and cultural identity of Wales, and valuable both for their own sake and for their role in education, leisure and the economy, particularly tourism; • ensure that the character of historic buildings is safeguarded from alterations, extensions or demolition that would compromise a building’s special architectural and historic interest; and to • ensure that conservation areas are protected and enhanced, while at the same time remaining alive and prosperous, avoiding unnecessarily detailed controls over businesses and householders. © Alison Parker Page 2 of 13 Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA Design & Access Statement Local Policy The development plan consists of the current Flintshire Unitary Development Plan (2000 – 2015), written statement and proposals map. Extract from the current UDP ‘Proposals Map’. The Following Are The Specific Local Policies That Apply To The Application Site. Strategic Policy: STR8 Built Environment The built environment of the County will be protected and enhanced in terms of: a. the setting and integrity of the historic environment of the County, including listed buildings, conservation areas, archaeology and historic landscapes, parks and gardens; and b. the regeneration of areas through the sensitive improvement, renovation, and redevelopment of appropriate suitable brownfield land and buildings. Strategic Policy: GEN1 General Requirements for Development Development that requires planning permission and is in accordance with the Plan’s other policies, should be located on land, or within suitable buildings, which satisfies the following requirements: a. the development should harmonise with the site and surroundings in terms of the siting, scale, design, layout, use of space, materials, external appearance and landscaping; b. the development should take account of personal and community safety and security in the design and layout of development and public/private spaces; c. the development should not have a significant adverse impact on recognised wildlife species and habitats, woodlands, other landscape features, townscapes, built © Alison Parker Page 3 of 13 Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA Design & Access Statement heritage, features of archaeological interest, nor the general natural and historic environment; d. the development should not have a significant adverse impact on the safety and amenity of nearby residents, other users of nearby land/property, or the community in general, through increased activity, disturbance, noise, dust, vibration, hazard, or the adverse effects of pollution; e. the development should provide, where appropriate, safe and convenient access for pedestrians, cyclists, persons with disabilities, and vehicles, together with adequate and suitably located parking spaces and servicing/manoeuvring space; f. the development should not have an unacceptable effect on the highway network as a result of problems arising from traffic generation, and should incorporate traffic calming measures where appropriate; g. the development should have, where appropriate, convenient access to public transport, and wherever possible is well related to pedestrian and cycle routes; h. the development must have regard to the adequacy of existing public services (e.g. gas, water, electricity), with new infrastructure capable of being provided in reasonable time and at minimum public cost; i. the development should not result in/be susceptible to problems related to drainage, land stability, contamination, or flooding, either on or off site; j. the development should not prejudice land or buildings safeguarded for other uses, or impair the development or use of adjoining land; and k. the development should not result in the permanent loss of the best and most versatile agricultural land where either suitable previously developed land or land in lower agricultural grades is available Strategic Policy: D1 Design Quality, Location and Layout All development must incorporate good standards of design. Development will be permitted only if: a. it respects the scale of surrounding development, its location, siting, and layout make the best use of land, minimise the need to travel, and provide a safe and attractive environment; b. it is of the highest net density appropriate to its setting and function; c. it relates well to local topography, aspect, microclimate, street pattern, orientation and views; d. it creates positive and attractive building alignments and frontages; e. adequate provision is made for space around buildings, setting of buildings, imaginative parking and landscaping solutions; f. maximises the efficient use of resources, minimises the use of non-renewable resources and minimises the generation of waste and pollution; and g. it is accompanied by design information commensurate with the scale and type of development proposed. Strategic Policy: D2 Design Development will be permitted only where: a. the proposed building and structures are of a good standard of design, form, scale and materials; and © Alison Parker Page 4 of 13 Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA Design & Access Statement b. it protects the character and amenity of the locality and adds to the quality and distinctiveness of the local area. Strategic Policy: HE2 Development Affecting Listed Buildings and their Settings Any development affecting listed buildings or their settings, including internal or external alterations or change of use will be permitted only where: a. there is no adverse effect on the building's special architectural or historic character and appearance and the setting of a listed building; b. it can be demonstrated that the loss of, or damage to its historic fabric is unavoidable, has been minimised and that works which would result in the loss of, or which would conceal parts of a listed building, and which contribute to its interest, will be recorded by a photographic or drawn survey; and c. a change of use of a listed building or structure would increase the likelihood of the survival of the building and