Project:
PROPOSED REPLACEMENT DWELLING AT DYFFRYN, LLANDDEWI VELFREY, NARBERTH, SA67 7PA.
DESIGN AND ACCESS STATEMENT
Howard Eynon B.Sc. (Hons.), FRICS Chartered Surveyor 2 Larchwood Robeston Wathen, Narberth, Pembrokeshire SA67 8EN. November 2014.
PROPOSED REPLACEMENT DWELLING AT DYFFRYN, LLANDDEWI VELFREY, NARBERTH, SA67 7PA.
DESIGN AND ACCESS STATEMENT
Introduction
This statement is prepared as required under The Town and Country Planning (General Development Procedure) (Amendment) (Wales) Order 2009 and takes account in particular of Planning Policy Wales Technical Advice Note 12, Pembrokeshire County Council’s Local Development Plan (LDP) as adopted in February 2013 along with Supplementary Planning Guidance issued by the Local Authority.
Specific LDP policies taken into account include SP1, GN1, GN2, GN4 and GN26.
Proposed Development and General Description of the Site
The application is for a replacement dwelling on the site of the existing dwelling known as Dyffryn, Llanddewi Velfrey. LDP Policy GN26 permits the replacement of an existing dwelling.
Llanddewi Velfry is identified in the LDP as a service village. The existing dwelling at Dyffryn is located on the western edge of the village. While sited outside the boundaries of the settlement defined in the LDP it forms part of a cluster of isolated dwellings located in this part of the village.
The property is located some 100m south of the A40 trunk road.It is currently approached via an overgrown track running due south from the site entrance off the public highway.
The layout of the existing dwelling is shown on the drawings forming part of this application.
Existing dwellings in the village range in type from original detached houses to modern bungalows. Dwellings adjacent to the site are predominantly detached semi detached houses of traditional design.
Existing Dwelling and Previous Use.
The existing dwelling on the site is currently unoccupied and some repair work has been carried out to preserve and maintain the building.
The dwelling comprises the original dwelling (construction estimated late 19th century) with a solid stone wall extension added at some time after the construction of the original dwelling. The original roof has been replaced / overlaid with asbestos cement and profiled steel sheeting. The dwelling is supplemented with a detached Washroom and Toilet.
1 The overall footprint occupied by the dwelling and associated accommodation is approx. 84 m2.
In considering the options for the existing dwelling the applicant has appraised whether to improve and extend the existing dwelling but it has concluded that while feasible a replacement dwelling would result in a more energy efficient building that would be better able to be adapted to meet present and future housing needs.
Planning History
No planning history identified.
Design Principles
In considering the design for the replacement dwelling and the site, account has been taken of Pembrokeshire County Council’s Planning Policies and Guidance and the LDP. The following aspects have been considered and are expanded as appropriate in the following report. Access Character Community Safety Environmental Sustainability Movement
Access
In considering access to the site reference has been made to the requirements of LDP Policy GN1 (5) and (6) which states development will only permitted where:
“It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network;” and
“Necessary and appropriate service infrastructure, access and parking can be provided”.
Access to the existing dwelling is gained via an overgrown track leading from a gateway fronting a redundant section of the A40 Trunk Road. This redundant section which has developed following highway improvements to the trunk road some years ago also forms an access approach to an additional 5 dwellings. The junction between the redundant section of the highway and the trunk road provides a safe joining point for vehicles with good visibility in both directions.
The development will have little impact on the existing highway infrastructure which has the capacity to serve the development without detriment to the highway network 2 or the environmental characteristics of the road. The proposed access point in highway terms is considered safe and sufficient.
Some alterations are proposed at the existing access gate fronting the highway in order to allow improved vehicle manoeuvring. The scheme proposes to close off the existing access track by infilling and finishing with grass seeding. The rationale for this is to improve the shape and size of the existing paddock through which the track traverses. A new access drive is proposed through the paddock adjacent to the existing track. This paddock is larger than the paddock through which the existing access track runs and is better able to support the area required to form the access.
To minimize the visual impact a cellular concrete grassed paving surface is intended as the surface for the proposed access drive. This type of surfacing will also reduce the volume of surface water runoff to be managed.
A public footpath runs through the existing property and the applicant will seek a diversion for this should planning consent be forthcoming. In the event that diversion of the footpath is not approved it is possible to accommodate the existing footpath within the proposals.
Sufficient vehicle parking and turning space will be provided within the cartilage of the proposed replacement dwelling.
While the applicant is committed to the principles of inclusive design the gradient of the proposed access drive will be dictated by the gradient of the existing ground levels and will not be able to accommodate wheelchair bound persons. However it would be anticipated that any such persons would arrive by car and the access to the dwelling and the parking area will comply with Approved Document M of the Building Regulations.
As the length between the access point of the existing public highway and the site of replacement dwelling is 100m approximately a low energy lighting system will be provided controlled by passive infrared switching. Lighting will be designed to avoid negotiating approaches in shadow and will also take account of ecological requirements.
The applicant will set up a maintenance regime to ensure that the drive, pedestrian routes and parking areas are kept clean, stone free with repairs to surfaces executed as required. Lighting will be inspected regularly with any defective lamps replaced.
The development is not considered to be a major trip generator and will not be accessed by the public.
Character
The design of the proposed dwelling reflects the guidance laid down in TAN 12 and has due regard for LDP Policy GN1 (1), (2) and (3) and GN2 (1), (2), (3) and (4) which require that:
3 “The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located”;
“It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels”;
“It would not adversely affect landscape character, quality or diversity”;
“It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context”;
“It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements / layout”;
“It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions”;
“It achieves a flexible and adaptable design”.
The design of the proposed replacement dwelling to a large extent has been led by the contours of the site that it sits on and takes regard of the form of the original dwellings forming the settlement and in particular those dwellings closest to the site which are double fronted with limited gable spans roof pitches at around 35° and distinct vertical emphasis fenestration. The principle of the design has been to produce a completed project which respects the existing developments and complements existing scale, finishes and materials while at the same time satisfying the brief laid down by the applicant.
A defined boundary ensures a clear demarcation between public and private space. The location of the replacement dwelling does not contribute to any loss of amenity to adjacent properties and being located at virtually the lowest point in a local valley does not affect visual outlook from properties located at the head of the valley due south some 400m away from the site.
The orientation and layout of the proposed dwelling ensures that all but one of the habitable rooms can face south to take account of natural lighting and minimize the requirement for artificial heating.
The footprint of the existing dwelling on the site including the detached adjacent wash house and toilet occupies an area of 84m2. The replacement dwelling occupies a footprint 102m2. The proposed replacement dwelling takes advantage of the gradient of the site to form an upper level utilizing the higher level of the site with a ground floor level at the lower site level. The existing dwelling is cut into the gradient of the site and the replacement dwelling replicates this. The site section drawings accompanying the application serves
4 to illustrate this.
The location, mass and scale of the proposed dwelling results in a structure which is compatible with the capacity and character of the site and the scale parameters and format of the existing buildings adjacent to the site. It does not detrimentally impact on local amenity in terms of appearance or enjoyment.
The layout of the proposed dwelling allows minimal load bearing walls with most of the internal partitions being constructed in timber stud with plasterboard cladding allowing easy future adaptation as required.
Community Safety
LDP Policy GN2 (5) requires developments to address community safety:
Secured by Design is a police initiative to encourage the building industry to adopt crime prevention measures in the design of developments to assist in reducing the opportunity for crime and the fear of crime, creating a safer and more secure environment. The aims are to achieve a good overall standard of security for buildings and for the private and public spaces around them.
Secured by Design aims to achieve a good overall standard of security for buildings and for the private and public spaces around them. These design features include secure vehicle parking, adequate lighting of communal areas, fostering a sense of ownership of the local environment, control of access to individual and common curtilages, defensible space, and landscape design supporting natural surveillance and safety.
The site and proposed dwelling will reflect the recommendations of “Secure by Design” publications.
The proposed site allows the “ownership” parameters to be clearly defined in that the land beyond the public highway may be seen as a defensible space with clear demarcation between what will be “common space” for the approach and private space.
Existing boundary features comprise mature hedgerows forming a natural feature providing site security.
The access point to the site benefits from natural surveillance from existing adjacent properties. There is no “through road” to the site thus preventing criminal opportunities for “pass by / through”.
Lighting suitably designed to prevent light pollution will be provided along the proposed access drive with lighting around the dwelling provided with motion and light level detectors.
5 The replacement dwelling will be target hardened by the provision of external doors and windows designed to PAS24.
It is the applicant’s intention to seek guidance from the police architectural liaison officer in order to certify “Secure by Design”.
Environmental Sustainability
LDP Policy SP 1 requires that:
“All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimized”.
LDP Policy GN2 and 4 requires development to be resource efficient.
The existing dwelling is unoccupied. A replacement dwelling will provide employment and create a materials supply economy during its construction. Post completion and occupancy it will contribute to the local economy with demand for consumer items and use of local services available in the village. Occupancy will also see a contribution to the local authority council tax.
The proposed dwelling will exceed the energy conservation requirements of Approved Document L of the Building Regulations. In addition the scheme includes the provision of both photo voltaic and thermal solar collector panels. The heating and hot water primary source will be by a ground source heat pump installation. Space heating will be supplemented by a log burning appliance.
Foul water will be disposed of by a pumped system to the existing main foul sewer. However, as a contingency should Welsh Water refuse connection to the sewer adequate space has been left on the site to install a private treatment plant with final effluent discharged to drainage fields.
Surfaced areas will be covered with self draining setts or porous macadam material to minimise the need for run off drainage.
Surface water arising from the replacement dwelling will be directed to a rain water harvesting system with overflow to a local water course.
While the applicant does not have an “Environmental Policy” he would wish environmental matters to be above the minimum required by Building Regulations.
Construction materials would incorporate those obtained from sustainable and ethical sources. Every opportunity would be employed to use materials produced via low carbon processes. Salvaged natural stone from the demolition of the existing
6 dwelling will be reused in the construction of the replacement dwelling and all suitable demolished hard material will be used for on site fill.
In order to encourage natural habitat the northern boundary to the site will be formed of a new hedge bank planted with beech hedging and incorporating indigenous hardwood trees (rowan). All existing hedge banks and existing trees on the site where not affected by the construction work will be retained and the existing garden area cultivated and planted. Other green spaces available on the site will be planted with mixed species shrubs, flowers and plants all aimed at encouraging wildlife.
A protected species report has been provided and the recommendations of the report will be considered for inclusion in the proposed replacement dwelling.
The detailed design of the dwelling will avoid internal structural components to allow future internal adaptations. Roof construction will allow open spaces to allow use of the roof void immediately or as a potential for future space change / creation.
A Study / Office is included in the design fitted out for home / office use. An external Store will be provided which will have sufficient space to provide secure cycle storage. Ground floor accommodation will provide a cloakroom with hand washing and wc facilities.
Movement
The site is within walking distance of all the village amenities (general provisions shop, petrol station, places of worship and public house). In addition the site is within walking distance of the local bus stop with regular bus services to Narberth, Haverfordwest and Carmarthen and all points between. Such stops thus allow further travel by public transport to further afield locations.
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