Proposed Extension at The Coach House, Rhanberfedd Farm, 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) () Order 2009. The statement should be read giving full regard to the application drawings.

Physical Context The site lies to the South West of 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 and Hope, though in parts Caergwrle and Hope are separated by a river border.

The village lies on the and sits at the base of Hope Mountain, both of which are situated near to the development site.

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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.

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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

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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

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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 where alterations do not harm its character or special interest.

Strategic Policy: HSG12 House Extensions and Alterations Extensions or alterations to existing dwellings will be permitted provided that the proposal:

a. is subsidiary in scale and form to the existing dwelling, and does not represent an overdevelopment of the site; b. respects the design and setting of the existing dwelling and surrounding area; and c. will not have an unacceptable impact on people living nearby.

Strategic Policy: AC17 Safeguarded Routes

The following land, as indicated on the proposals map and inset plans, will be safeguarded for future road improvements:

a. A548 Greenfield - Ffynnongroyw Improvements (Stage 1) b. Plough Lane Link Road, Shotton c. A550/A541 Hope Caergwrle Bypass d. A494/A550 Drome Corner -

10.63 The villages of Hope, Caergwrle, Abrmorddu and y Bedd suffer from traffic congestion and associated problems, being located at the junction of the A550 and A541 which carry traffic to / from on routes linked to and Mold. These villages are close to the B5373 which serves Industrial Estate in . A preferred route exists for a bypass for these communities as safeguarded on the proposals map which would enable other related highway and environmental improvements to be undertaken in these communities.

Strategic Policy: MIN8 Protection of Mineral Interests

To ensure that known mineral resources are safeguarded for future use, Mineral Safeguarding Areas (MSA’s) have been identified and are shown on the proposals map.

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Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

Any non-mineral development within a MSA will require evidence as to what extent it may sterilize or restrict the working of mineral resources. Where the evidence is not forthcoming or demonstrates that there will be an unacceptable impact on mineral resources the application will be refused. However, where it is considered that the proposed development is of overriding importance, consideration will be given to the principle of pre-extraction of the minerals.

Strategic Policy: GEN4 Green Barriers

The following areas have been designated as green barriers on the proposals map:

1 - - - Ffynnongroyw 10 Mold - 2 Carmel - Gorsedd 11 Mold - //New Brighton 3 Flint - 12 Connah’s Quay - Hall - Ewloe - Shotton 4 Flint - Connah’s Quay 13 Shotton - - - Ewloe 5 Flint - 14 Hawarden - Mancot - Hawarden Airport - (S River Dee) 6 Flint Mountain - Northop 15 Broughton - Hawarden Airport - Saltney - Cheshire Border 7 - 16 Sealand - Cheshire Border (N River Dee) 8 Holywell - Carmel 17 Buckley - Little Mountain - Dobshill - Drury - Hawarden - Ewloe 9 Holywell – Greenfield – Bagillt 18 Hope - Caergwrle

Development within green barriers will only be permitted where it comprises the following:

a. justified development in association with agriculture or forestry; b. essential facilities for outdoor sport and recreation, or cemeteries; c. limited extension, alteration or replacement of existing dwellings; d. limited housing infill development to meet proven local housing need or affordable housing exceptions schemes; e. small scale farm diversification; f. the re-use of existing buildings; and g. other appropriate rural uses/development for which a rural location is essential. provided that it would not:

i. contribute to the coalescence of settlements; and ii. unacceptably harm the open character and appearance of the green barrier.

We believe that the application as presented, and with this accompanying Design & Access statement, will set out how the general principles of the Flintshire Unitary Development Plan and its associated policies above have been met.

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Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

ECONOMIC & SOCIAL CONTEXT

Being a small residential development, the factors to consider in the appraisal of social and economic profile relate more to: • how the proposed development can contribute locally; • issues related to crime and disorder; • market demands and deficiencies;

The actual development itself will be likely to be constructed using local labour and skilled trade construction workers. This will ensure there is a direct contribution to the local economy. Additional contributions will be made by purchasing materials locally.

The proposal does not provide any activities that would increase any crime or disorder. The new construction and fittings will in fact make the building more secure to reduce the risk of domestic burglaries etc.

The conversion and extension will not increase the number of bedrooms to the property. It will however provide a more up to date and efficient layout, which especially now with the increased ‘work from home’ effort will be much desired. This will ensure the dwelling is kept up to date with the housing market ideals and will ensure the building continues to work effectively as a modern home.

2) ACCESSIBILITY

National Planning Approach

CABE defines Inclusive Design as an effort that ‘aims to remove the barriers that create undue effort and separation. It enables everyone to participate equally, confidently and independently in everyday activities’.

Planning Policy Wales (PPW) is the principal planning document of the Welsh Assembly Government, which sets out the context for the consideration and evaluation of all types of development. The main thrust of PPW is to promote sustainable development by ensuring that the planning system provides for an adequate and continuous supply of land, available and suitable for development to meet society’s needs in a way that is consistent with overall sustainability principles.

PPW acknowledges Good design is inclusive design. Development proposals should place people at the heart of the design process, acknowledge diversity and difference, offer choice where a single design solution cannot accommodate all users, provide for flexibility in use and provide buildings and environments that are convenient and enjoyable to use for everyone.

One of Planning Policy Wales (PPW) main objectives is to extend choice in transport and secure accessibility in a way which supports sustainable development and helps to tackle the causes of climate change by encouraging a more effective and efficient transport system, with greater use of the more sustainable and healthy forms of travel, and minimizing the need to travel. For example, ensuring that development is accessible by means other than

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Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement the private car will help to meet the Welsh Government’s objectives for social inclusion. Encouraging cycling and walking will contribute to the aim of improving the levels of health in Wales.

The above aerial photo shows the application site and nearby public travel provision.

The Existing Transport Network

Flintshire's transport context largely reflects its settlement pattern, transport corridors and public transport nodes. The spatial strategy highlights the need to consider where the most sustainable locations are with regard to the influence transport has on travel patterns. In particular public transport corridors can be seen:

• following the settlement pattern along the Dee, all the way from via Sealand or Saltney in the east (and via Broughton and Hawarden) to and Talacre in the west and on to and ; • Flint - Northop - Sychdyn - Mold; • Mold - Mynydd Isa - Buckley - - Broughton - Saltney - Chester; or Mold - Buckley - Deeside on to Chester; • Mold - - Caergwrle - Cefn y Bedd on to Wrexham; • the Coast railway line from Chester to Holyhead, via Shotton and Flint; • the Wrexham to Bidston railway line, via Cefn y Bedd - Caergwrle - Hope - - Buckley - Hawarden - Shotton - Hawarden Bridge.

Within the County there are a number of key transport interchanges including Shotton (Wrexham – Bidston railway line with North Wales Coast railway line & local bus services), Flint (railway station and local bus services), Mostyn (port/railway) and minor interchanges on the Wrexham – Bidston railway line at Cefn y Bedd, Caergwrle, Penyffordd, Little Mountain (Buckley) and Hawarden. Furthermore, there are transport hubs at Mold and Holywell Bus Stations. © Alison Parker Page 8 of 13

Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

The site although rural is located nearby to good public transport links as shown above. Along the A541 Mold Road, there are nearby bus stops taking you to the urban shopping towns of Mold or Wrexham. The service along here is frequent and every day. It is only a short drive to the nearest train station which allows residents to travel much further afield.

AC18 Parking Provision and New Development All new development, including changes of use, must provide appropriate parking in accordance with Flintshire County Council Parking Standards, which will be applied as a maximum. Reduced requirements may be applied where:

a. it is located in a town centre; b. it lies within 300 metres of existing public car parks which have sufficient spare capacity and are accessible by all users; c. onsite parking is not required by the development; d. the developer has entered into an agreement with the Local Planning Authority to contribute a commuted sum equivalent to the current cost of provision of non- operational parking spaces; and e. alternative provision is made for the use of public transport, cycling and walking, or other arrangements such as formal car sharing or private bus services; provided that surrounding residential or other areas would not suffer from an increase in on-street parking.

The original dwelling conversion made an allowance for acceptable parking space provision to the dwelling. The application submitted does not propose to increase the number of bedrooms to the dwelling or occupancy. There has been no change to the number of parking spaces provided.

PPW also advises that all Local Authorities should consider the issue of accessibility for all, including the needs of those with visual and hearing impairments and those with limited mobility such as wheelchair users, elderly people and people with young children.

In terms of inclusive access, the proposed redesign of the ground floor to the dwelling now provides a visitor accessible WC.

3) ENVIRONMENTAL SUSTAINABILITY

Sustainable Materials Locally sourced sustainable materials with a low environmental impact are to be used for the development. Any timber used will be sourced from sustainable managed forests and certified by the Forest Stewardship Council.

Biodiversity and Local Environment No works are proposed to any of the existing landscaping and Biodiversity in the locality of the site.

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Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

Water The Tan 15 Development and Flood Risk Map show that the site is situated in Zone A – “considered to be at little or no risk of fluvial or coastal/ tidal flooding”.

Application site shown centrally and dotted red

Zone A is described as being ‘considered to be at little or no risk of fluvial or coastal/ tidal flooding’. The development will not be a risk of flooding, nor will the proposals increase the risk elsewhere.

Energy Efficiency/ Carbon Reduction New, more efficient windows and doors are proposed to the dwelling which will increase the air tightness and retain heat in the colder months, whilst allow cool air in the summer months. This reduces the demand for heating or cooling appliances.

The proposed mostly glazed extension will increase solar gains during the colder months to provide warmer, ambient temperatures internally. The new proposed porch and hallway will act as a draft lobby to the dwelling when the front entrance door is opened. Again, this reduces the demand for heating to the ground floor.

A new boiler and space and water heating system will be using modern technology with more efficient results.

Waste Management: The proposed development will not provide any additional waste to the dwelling in the long term. In the short term there will be normal waste produced during the construction phase of the development. © Alison Parker Page 10 of 13

Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

4) CHARACTER AND SCALE

Layout The Coach house forms part of an old farm holding. It is accessed using a singular track from the A541 Mold Road, which opens into a courtyard surrounded by other outbuildings and the farm house itself. Most of the outbuildings have also been converted to residential previously. The Coach house was originally converted to a 3-bed dwelling using only the existing external stone walls. It was a typical example of a Coach house in size and rectangular shape.

The main internal stone supporting wall to the ground floor was retained and split into two rooms – the Kitchen/ Dining and the Lounge. Both with a fireplace. The upstairs was simply sectioned off into three bedrooms with a hall and bathroom.

On the Ground floor, it is proposed to reconfigure the Kitchen/ Dining down stairs to be subdivided to provide a WC and Utility, a separated hallway to the stairs and main entrance. A glazed extension is proposed built off the kitchen which will become open plan. The existing window opening will be taken down to the floor to join the new Dining room and the Kitchen together. A Porch canopy will be built over the main entrance as part of the roof form of the proposed extension.

No amendment is proposed to the Lounge, or any other existing openings other than new windows/ doors.

Appearance & Scale The local area to the development site is generally made up of traditional stone-faced farm buildings.

Rhanberfedd Farmhouse is Grade 2 listed. The impact of the proposed application on the existing Grade 2 listed farmhouse will be covered in a separate Heritage statement.

Rhanberfedd Farmhouse

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Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

The Coach House existing front elevation facing the courtyard

The Coach House existing rear elevation, other converted outbuildings can be seen in the background

The existing building has a slate roof, Stone external walls with dark brown timber dilapidated windows, doors and fascia’s. Brown UPVC gutters and downpipes and a facing brick full height chimney stack adorn the rear of the dwelling facing the road.

Adjacent converted farm buildings have various ridge and eaves heights but always have pitched roofs. They are generally all built in a similar stone in size and shape to that of the Coach house and the original farm house.

It is proposed to provide new dark grey windows and doors to the dwelling. The proposed extension will be timber shiplap board faced with oak frame detailing to the glazed areas. The roof will be slate to match those of the surrounding area and the existing dwelling. © Alison Parker Page 12 of 13

Proposed Extension at The Coach House, Rhanberfedd Farm, Caergwrle LL12 9HA

Design & Access Statement

5) COMMUNITY SAFETY

During the design progress design measures have been carefully assessed to help to prevent crime. It is not considered that the proposed development will increase opportunity for crime or reduce the existing Community Safety.

A safety aspect to be considered for the proposal however is the increased chance of injury during the building works and the possibility of increased accessible areas to the building site for break-ins. It is suggested that the building works should be carried out by qualified contractors who follow health and safety guidelines with regard to the local community, local residents and all contractors.

6) MOVEMENT TO, FROM AND WITHIN THE DEVELOPMENT Matters relating to accessing the proposed development have been dealt with in detail in section 2 of this statement. No amendments are proposed in terms of movement to or from the dwelling.

7) CONCLUSION This statement has identified that all Design and Access matters have been fully considered at the design stage and that the scheme presented offers a development that complies with National and Local planning policies.

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