Design & Access Statement New House, Highmeadows, Baslow Sanei HopkinsPage Architects   August 2010 High Meadows

Introduction

High Meadows consists of a bungalow and surrounding gardens in Over Lane, Baslow and is situated on the northern edge of the village. High Meadows is bounded to the north, east and south by pasture, be- yond which are views of moorland. To the west are residential properties forming part of the village. To the South it enjoys distant views of Chatsworth across the valley.

We assume the given name is due to the house being on a relatively ‘high’ plateau of ‘meadow’ which over- looks the valley below and beyond. The village itself is not visible from the house due to its vantage point, nor are the immediately adjacent properties (due to screening by the exsiting trees). Various singular farm buildings are visible in the distance across the rolling landscape.

Apart from views of Chatsworth, the site has a fantastic panoramic view of Baslow Edge to the north/east and north. This view is particularly dramatic in the evenings when the low-lying setting sun hits the face of the cliffs with its warm amber glow.

The existing house and landscaping, which originally dates back to the early 1960’s, is wholly inappropriate on this very important location. The Bungalow is a particularly poor example of that genre and alien to the Park tradition and setting. The landscaping also jars with the setting due to the variety of non- indigenous species, their positioning and the artificial pond, rock garden, waterfall and associated features which resemble more a sub-urban ‘Surrey’ garden than an integral part of the Peak District.

The proposal is to demolish the existing house and replacing it with a new house which is of its time and it’s setting. The new house has been designed with sustainability at its core. Not only has it been designed to meet the current and future needs of a young and growing family with extended relatives, it has also been designed to minimise energy consumption, utilise both local and renewable materials as much as possible, generate electricity, recycle grey water, harvest the rainwater and use the energy in the surround- ing ground as its primary heating source.

We will demonstrate how contemporary architecture can effectively interpret the ‘Regional Vernacular’ , yet create a building which addresses the issues of its time. We do not want to create a pastiche of past buildi- ing types or forms. This is a unique opportunity for the Peak district to support excellent design within the context of the National Parks.

Page   Aerial Photo Aerial Photo

Approach Forecourt Forecourt South Elevation

Vegetable Patch View to the south Fake rockery Garages

Page   Baslow

Baslow is a busy little village delightfully situated in the Derwent Valley, with Chatsworth Park to the south and Baslow Edge rising to the north. Nowadays, the Devonshire Bridge, built shortly after the First World War, carries most of the traffic across the river. But it is the Old Bridge, close to the church built in 1603, which attracts most interest from visitors. With its impressive stone arches; it is the only bridge across the Derwent never to have been destroyed by floods.

Following the improvement of the road network it became easier for wealthy people from and other cities to visit the country for health or recreational reasons and for 50 years Baslow Hydro was the dominating feature in the village.

Although falling short of spa status, the Hydropathic Hotel was set in spacious grounds with a croquet lawn, tennis court and bowling green, all surrounded by gardens set out like a miniature park. There were nearly 100 bedrooms and in the 1890s an annexe was added providing a further 20 or so bedrooms. Until the First World War it was a profitable enterprise, but then trade dwindled and it gradually fell into disrepair before closing in 1936 and being demolished. All that remain are two stone gateposts.

In 1862 Lieutenant Colonel E M Wrench took over a medical practice in Baslow. He was a surgeon who had served in the army in both Crimea and India and was a great patriot. In 1866, he built Wellington’s Monument on Baslow Edge; the ten foot high cross can be seen over a wide area.

Standing in solitary confinement on Baslow Edge is a massive boulder known as the Eagle Stone. According to legend it took its name from the god Aigle, who it appeared had a habit of throwing boulders around. In the past no local lad was considered fit to marry until he had shown his fitness and agility by climbing to the top of the stone.

The most popular part of the village is Nether End with its hotels and little shops set around Goose Green, where people can sit in comfort and relax. From here the parklands of Chatsworth are approached over a 17th century Packhorse Bridge and past a row of pretty thatched cottages.

Situated just off the A623 is the private northernmost entrance to the Chatsworth estate. Once it had golden gates but following an accident, when an out of control lorry demolished them, the gateway had to be rebuilt. The village is well served for restaurants, cafes and shops. Across the road from the church are a group of shops housed in a handsome block of buildings.

Along the Bubnell Road is a group of cottages that were used for weaving and at one time for making felt hats. Fur- ther to the west is the 17th century Bubnell Hall, of which Baslow Hall, on the opposite side of the river is a copy.

High meadows covers an area of approximately 5.5 acres. The exiting bungalow is wholly out of keeping with the established local tradition but it’s impact has been mitigated upon the locality by its setting within a well (but inap- propriately) landscaped garden with very limited public views from long distances.

It is important to consider the new porposal at High Meadows within the context in which it is found. Baslow is a truly architecturally cosmopolitan village. It gains its architectural heritage from the presence (past and present) of such oppulent structures such as and The Hydro, and more modest stately homes such as Baslow Hall and Bubnell Hall. To this rich mix, we can add The Cavendish Hotel and surrounding typical farm building set within the landscape.

Page   Baslow Hydro Chatsworth House

Bubnell Hall Baslow Hall Cavendish Hotel Overlane House

Typical Baslow Typical Baslow Gorse Bank Farm Bramley Farm

Page   Baslow Plot Use

The diagrams opposite provide a graphic means of placing High Meadows within the context of Baslow. The diagrams of the buildings are all to a similar scale. The aerial photographs are also to the same scale as each other however differ in scale from the diagrams.

The diagrams for Baslow Hydro and the Proposed High Meadows are shown separately as they are cur- rently none-existent in Balsow, and are included as a reference only at this stage of the design statement.

Baslow Hydro

High Meadows (proposed)

Page   Gorse Bank Farm Bramley Farm

Overlane House

Highmeadows Baslow Hall

Bramley Farm Gorse Bank Farm

Bubnell Hall

Cavendish Hotel

Baslow Hall Bubnell Hall

Overlane House Cavendish Hotel

Chatsworth House High Meadows (existing) Chatsworth House

Page   Layout, Scale, Massing

Highmeadows site resembles an upturned triangle. The site has a moderate south facing slope with a fall off approximately 10m along this axis. It enjoys distant views to Chatsworth and the valley bellow.

The natural contours of the site curve very gently from east to west, with the crest of the curve facing south. These natural contours have been heavily disturbed by the ad hoc bungalow and its various exten- tions, outbuildings and landscape proposals (mainly the artificial pond and fake rock formations to the east of it). This is clearly shown on the topographical survey of the site.

The exsiting building is sensibly positioned to the north of the site and we see no reason not to position the new building in the same location. We have positioned the new house as far north as possible in order to create more open space to the south.

The aspirations for the landscape proposal is to re-instate a more natural scene which is more akin to a ‘meadow’, and these can be see on The Landscape Partnership’s designs and landscape report.

Our initial response to the site has been to re-instate the original site contours so that the site’s original form is reached (prior to the arrival of the bungalow). We propose that the new building should sit on and follow the gentle curve of a contour line. This would create a unique form which is derived from the prin- ciple of the traditional ‘ground-hugging’ forms of the isolated buildings set in the Peak District.

A combination of the south orientation and gentle curve produces the perfect aspect for this house, both in terms of maximising views, but also maximising the potential for harvesting the sunlight.

We have also considered the impact of this form and setting on the long distant views to the site. The pub- lic vantage points are very limited, the main one being the lower path parallel to the ‘Edge’. The orientation and massing will shield the majority of the house from that view point as it presents its ‘side elevation’ to that view point. The new Highmeadows has far less of an impact on the views than the current Overlane House.

Page  10 Proposed High Meadows

The existing house and its landscape have resulted in Initially, the exisitng bungalow will be demolished and significant harm to the landscaping of Highmeadows. the site contours will be re-instated to a more natural The insertion of the large artificial pond has resulted in landscape. It is intended that the existing soil be spread significant earthworks and it seems that debris from past on other parts of the site as much as possible to miti- conversion and extension projects have been used to gate having to remove soil from the site to dispose of create an artificial rock feature to the east of the pond. elsewhere. The vast extent of hard lanscaping associated with the cars has also created an alien landscape to the rear of the house.

Existing Overlane House

A suitable contour has been identified onto which the The main house is two storeys but is broken in the mid- new house can sit. The main house and the utility wing dle by a double-height glazed link to reduce the mass will follow this contour allowing the house to open up to of the building. The two single storey side wings are also the views to the south. This also results in the least gable separated from the main house by glass links which also view presented to the long distant views from Baslow help to articulate the composition. The swimming pool Edge. wing, which is furthest away from the distant views, will have a reverse curve and rather than opening up to the views will focus on the view of the garden. This ‘counter curve’ will also allow the west wing to nestle behind an exsiting cluster of trees which will shield it from view on arrival from the drive.

Page  11 Overlane House & High Meadows, a comparison 1962 The original High Meadows Overlane House & High Meadows are the two most recent prominently located houses in Baslow. Of inter- Total area 250 sqm est is that both houses are on a slightly higher plateau than say Balsow Hall & Bubnell Hall.

A search of the planning history for both properties has revealed that they were not intended as singularly 1968 large country houses, but were initially very modest in size. They have grown larger over the years by the piecemeal addition of extensions and outbuildings and there is no reason why this pattern would not Extension and addition of separate garage continue. Total area 430 sqm

Overlane House consists of a series of ancillary buildings; which along with the main house, form a cluster type dwelling. The massing of this cluster is alien to the Peak District National Park. However, its scale and materials help it blend in with the surrounding landscape. We have calculated the footprint of all the build- ings within the curtilage of Overlane House to be approximately 750 sqm. As part of this calculation we 1989 have assumed that the pool could very realistically be covered in the future and have included an area of Further additions and extensions 160 sqm for the pool enclosure. The appoximate first floor area of the main house is 220 sqm. Total area 560 sqm (total area 970 sqm)

High meadows consists of a large bungalow, a semi-detached garage, a greenhouse and a covered link which has been expanded over a period of 40 years in a haphazard manner. Potentially, High Meadows could be reasonably expanded further by inhabiting the glazed link, building a pool building extension to the rear of the property and adding a modest roof room by creating a first floor level. This could increase 2010 the total Footprint of the building to 815 sqm with a first floor area of approximately 150 sqm. (total area 965 sqm) Link between two single storey buidling filled in Total area 655 sqm In comparison, the new proposed house at High Meadows, will have its own distinctive character. It is robust, simple and horizontal in its form and sits comfortably in its surrounding landscape. The main house has two floors with a single storey swimming pool wing on the west side and a single storey garage/util- ity wing on the east side. The footprint of the house is 705 sqm with a first floor area of approximately 290 sqm. (total area 995 sqm) 2015?

Highmeadow and Overlane House both sit in large plots of land larger than 5 acres and are capable of New pool building at the rear and roof rooms comfortably accommodating a large house. High Meadows is a unique site as it occupies one of the most Total area 965 sqm on (815 sqm on ground and important sites in Baslow yet contains one of its lowest quality buildings. Comparing the size of the new 150 sqm on first floor) house at Highmeadows with Overlane House will not set a precedent for replacement dwellings in Baslow as there are no other sites within the vicinity with such an area and position. This development will be unique to Balsow and the Peak District.

A New Future? (2012)

The new Highmeadows with central two storey house and two single storey side wings Total area 705 sqm on ground and 290 sqm on first floor

Page  12 Overlane House Site Boundary Overlane House Buildings High Meadows Site Boundary HighMeadows Buildings

Overlane House in Relation to High Meadows Comparison of building heights bewteen High Meadows and Overlane House. Also, comparison of elevational extent if Over- lane House was arranged in a similar way as High Meadows.

Page  13 Materials Pallette

We have drawn our main inspiration for the new house at Highmeadows from the drystone walls which are a very attractive and prominent feature of the landscape in the Peak District.

Page  14 Drystone Walls Singular Stone Builings A Modern Interpretation Complimentary materials

A perfect example of form following function. The In isolation, stone buildings have a uniquely timeless Stone is used on contemporary buildings in many ways PV cells on the south facing ‘wing’ roofs will generate availability of local stone from thin bed strata led to the quality which derives wholly from their aesthetic con- such as a facing material , a rainscreen, cladding or still electricity. The ground floor walls,0 which will be visible development of this walling technique which dominates nection with the surrounding landscape through the use even as a structural element. There are many innovative from the outside, will be mainly joinery items with some the landscape of the peak district. It is the most appro- of strong yet simple expressive forms which are further methods e.g. the top image shows a rainscreen made of stone elements internally so that the interior and exterior priate and sustainable form of construction in the region. reinforced by the use of a locally sourced stone. gabion filled cages. Generally the detailing of modern are more coherent. The internal ceilings will be exposed The stone is readily available and lack of a ‘mortar’ in this contemporary stone buildings is more crisp and refined, timber beams with a stone soffit from a local quarry. This type of construction makes it extremely environmentally and the installation techniques varied, yet the material is similar in construction to a Tuscan villa where teracotta friendly and enhances it’s longevity. still evokes a sense of ‘belonging’ and ‘craftsmanship’ tiles span between timber joists acting as a permanent within its setting. formwork for a layer of screed and finishes above. This thermal mass helps to regulate the temperature of the building during the course of day and night.

Page  15 Use of Local Stone & Skills

One of the main aspirations for the new house is for it to be highly sustainable, which means the use of building materials from a local and/or sustainable source as much as possible. Therefore, the house has been designed primarily as a timber structured house with the stone as a rainscreen on the outside.

We have sought to use stone from one of the many local quarries. We visited several quarries, all of which are pictured opposite. We visited Grangehill, Daleview, Stoke-hall, Bradfield & Bretton Moore. The first three quarries offered a very high quality product however the stone from these qarries was more suited to more traditional stone buildings where the stone is used as a masonry element.

We were more interested in stone that was suitable for being dry-stacked (resembling the variety of dry- stone walls found locally) and therefore rejected the first three quarries.

Through the Derbyshire Drystone Walling Association we contacted Richard Meller, who is a master dry- stone waller, and drew upon his knowledge on the local quarries which may have a more suitable stone that meets our needs. We visited two further quarries with him, one being at Bradfield and the other being Bretton Moore.

The stone from Bradfield had the layering we were seeking, with the added benefit of having a rich and warm colour with a variety of hues in the different strata. There were sufficient quantities of the material to cope with a project of this size, which is also an important consideration.

We engaged David Meller to construct a sample mock-up so that we could explore the possibilities of us- ing stone in this manner as a rainscreen.

A mock-up frame was built, onto which David started laying stones drystacked vertically and held back with lime mortar to a robust steel mesh substrate. This would mimic the actual construction we had in mind which would consist of a timber framed and sheathed house with a 100-150mm thick rainscreen of drystone walling on the outside. After a couple of attempts at the wall, we agreed on the right size and grain of walling, the results of which can be seen on the opposite page.

We wanted to extend the stone aesthetic to the roof plane as well by using the same drystone technique. We have designed the roof to act as a ‘brown roof’ , which has a layer of drystone stacked ‘ballast’ on top. The stone surface is a protection to the membrane underneath and will weather over time to develop character and Lichens in a similar way to the copings of the drystone walls of the peak district.

The wall and roof sollutions for this building are unique and novel, probably a first in this country. They are a modern interpretation of a traditional material by responding well to the issues of sustainability, regional- ism and contemporary architecture in sensitive settings.

The sample wall is still standing at Highmeadows since it was erected 7 months ago and will be monitored for signs of weathering and performance over one seasonal cycle if not more. It will also be used as a con- trol sample for the new house once a contractor has been appointed.

Page  16 Grange Hill Daleview

Stoke Hall Bretton Moore

Bradfield Frame

First try (rejected) Second try (approved) First try Roof (rejected)

Page  17 Planning Policy

As the proposal is for a replacement dwelling, it will be evaluated against policy LH5 of the local plan, which assesses proposals in relation to their impact on the National Park. Policy LH5 requires that unlisted replacement dwellings meet five separate criteria in order to be permitted. We respond as follows:

“It is not preferable to repair the exsiting dwelling”

The exsiting building is wholly alien to the character of the Peak District and lacks any architectural or his- toric merit. There is no tradition for this building type in the region and they are an un-welcomed addition to this setting. It would therefore not be preferable to repair/modernise/extend the existing house.

“It will not have an adverse effect on neighbouring properties”

The exsiting house is well screened from neighbouring properties and the photomontages opposite show how the proposed new house can have a lesser impact on the landsape when seen from a distant vantage point than the current dwelling.

“The replacement dwelling contributes to the character or appearance of the area”

Architecturally, the replacement dwelling will make a significant contribution to the character of the area due to its form, scale, use of materials, detailing and positioning. It will also make a contribution in a wider arena; that of sustainability and environmental design. We believe this house can set a very good standard and precedent in both Architectural and Environmental design within the Peak District National Park.

“It will not be more intrusive in the landscape, either through increased building mass or the greater activ- ity created”

The proposed new dwelling will not create greater activity by its use. The mass of the proposed dwelling is greater than the current dwelling. However the photomontages opposite demonstrate how this increased mass (2 storeys) is actually less instrusive in the landsape than the existing dwelling (single storey)

“The proposed dwelling is of a similar size to the dwelling it will replace”

The size of the proposed dwelling does not have an adverse impact on its setting. We have demonstrated how ‘High Meadows’ & ‘Overlane House’ are comparable yet unique sites within Balsow and this should al- leviate any concerns regarding setting a precedent for larger replacement houses.

Page  18 Page  19 Page  20 Page  21 Landscaping

We are working with ‘The Landscape Partnership’ who have been appointed as Landscape Architects for this proposal. It has always been our intention to re-instate the garden to a more natural landscape; one that is in harmony with it’s surroundings.

Access

The main house has level access from ground floor. The bedrooms are mainly on the top floor however a guest room on the ground floor is available for visitors who are unable to use the stairs to go upstairs. The house meets the current ‘Life time home standards’.

The house is approximately 0.5 miles form the nearest shop in Baslow. There is a footpath at the most southern end of the garden which leads on to Over Lane. Our clients have a young family and it is their intention that the childen walk to their local primary school using this path.

Page  22 Sustainability

We are working with ‘Max Fordham & Partners’ who have been appointed as the Sustainability Consultants for this proposal.

Page  24 Reduced Drawings

Page  25