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2015 HLGD High Lees, Kirstead Green TaylorHare Architects TaylorHare Architects The Cowshed The Cowshed Overland Lane Overland Lane Ash, Kent, CT3 2LE Ash, Kent, CT3 2LE 2015 HLGD High Lees, Kirstead Green Design & Access Statement December 2020 RIBA Chartered Practice 01227 668 073 TaylorHare is a trademark of RIBA Chartered Practice 01227 668 073 TaylorHare is a trademark of Registered in England & Wales [email protected] TaylorHare Architects Ltd Registered in England & Wales [email protected] TaylorHare Architects Ltd Company No. 10695684 taylorhare.com VAT No. 268 165 870 Company No. 10695684 taylorhare.com VAT No. 268 165 870 Page Left Intentionally Blank 2015 HLGD, High Lees Design & Access Statement 2 Contents 1.0 Introduction 1.1 Background 1.2 Design Team 1.3 Planning History 1.4 Document Structure 1.5 Scheme Principals 1.6 Proposal Overview 2.0 Site 2.1 Wider Site 2.2 Site Photos 2.3 Site Analysis 2.4 Existing Materiality 2.5 Existing Light 2.6 Norfolk Vernacular & Precedent 2.7 Planning History 2.8 Planning Policy 2.9 Case Law - Fall Back Position 3.0 Design Response 3.1 Sketch Masterplan Proposal 3.2 Sketch Masterplan Proposal Adjacency 4.0 Design Development 4.1 Concept & House Type 4.2 Proposed Unit Sketch Plans & Elevations 4.3 Concept Barn Conversion Plans 4.4 Concept Site Programmed Plan 4.5 Concept Massing Model 1:500 5.0 The Proposal 5.1 Massing 5.2 Visual Impact Assessment 5.3 Landscaping 5.4 Refuse Collection 5.5 Precedents 5.6 Materiality 6.0 Summary 6.1 Conclusion 2015 HLGD, High Lees Design & Access Statement 3 1.0 Introduction 1.1 Background 1.4 Document Structure 1.5 Scheme Principals This design and access statement has been prepared by TaylorHare This document will provide information about the existing site, planning The architectural language of the buildings will be agricultural. This makes a Architects, on behalf of Gregory Darling, owner of High Lees Farm. context and the proposal. The design and access statement will also provide clear aesthetic between the old pan tiled barns and the principal existing farm evidence of design development and how through the design process the house, which is appropriately the largest building on the site of a residential Site address: proposal was improved and rationalised to suit the site and existing buildings. typology, as to be expected. High Lees Farm, Kirstead Green, Norfolk, NR15 1EA Chapter 2 - Site The scheme offers a range of dwelling size and conditions, inclusive of a wide market audience. The document is for the purpose of a full planning application for the The initial chapter will examine the existing site - providing photos, historic conversion of existing barns to three residential dwellings alongside the maps and architectural history of the region. Additionally, the planning New road access into the interior of the development forms the basis for a construction of four new residential dwellings. section will provide further references to the existing planning permissions strategy to unlock the site's potential. to establish the background of the project. Looking forward, the planning policy section will outline South Norfolk's commitment to providing additional The site falls within the South Norfolk Village Clusters Housing Allocations 1.2 Design Team houses and will show through our response to the National Planning Policy Plan and the proposal aims to fill a small quantity of the very many houses Framework how the design aims to provide dwellings in line with the values of proposed for construction in the region to meet demand. The redundant TaylorHare Architects is a team of architects and designers spread across today's society. farmstead, with a strong existing set of permissions, is an excellent three studios: one in rural Kent, another in the heart of Bristol and a satellite opportunity to meet the county's housing need. office in Aarhus, Denmark. Chapter 3 - Design Response The practice is a young, ambitious and energetic architecture studio, The third section will demonstrate the initial masterplan strategy set out who respond creativity to our clients with the aim of creating for the development of the site. This includes proposed means of access, simply crafted buildings that are grounded in their context, unit location and approximate scale along with landscaping and parking unfussy, subtle and of the highest quality. implications. We have extensive experience re-purposing existing agricultural buildings, Chapter 4 - Design Development redundant farmsteads and rural sites, working sensitively to create sustainable developments that retain a strong connection with their existing context. Section 4 will show how the architecture was developed using a craft based approach of model making and sketching whilst remaining aware of the site's character and our design influences. Developing layouts for the existing 1.3 Planning History buildings together with a new bespoke house type for a rural lifestyle will be illustrated. It became clear at this point in the design process that the scale High Lees Farm currently benefits from full planning permission to convert the of the existing buildings is relatively small - therefore the proposed buildings traditional barns into three dwellings under ref: 2019/0207. Additionally to this, needed to respond in a way which provides a building of modern space the property also has Class Q prior approval on two agricultural buildings to be standards yet feels part of the existing farmstead scale as a whole. converted into a further three separate dwellings. These approvals amount to a significant level of development and effectively would result in the complete Chapter 5 - The Proposal redevelopment of High Lees Farm yard. The final chapter will define the proposal. It will show key existing and The option to part use the existing permissions along with their footprint proposed views of the development. It will show this by providing further and skyline were discussed. However, there are a number of reasons why the information on the landscaping, maintenance and materiality of the proposal. existing permissions would be a missed opportunity: The section will evaluate the finalised massing and how it responds to the existing buildings together with a visual impact assessment of the scheme - The viability of the scheme may well be putting off potential with respect to the surrounding neighbourhood. developers from purchasing this site. The accompanying drawing package will demonstrate the extent of the - The conversion costs of the large agricultural buildings will be proposed development. It is proposed to remove 635sqm of existing building relatively high due to their scale, leaving potentially very little profit footprint from the site and replace it with 385sqm of new building footprint for any would-be developer. (including a covered vehicle parking area). This would result in a gross reduction in footprint of 250sqm. - The scheme does not well place gardens or accommodate a rural lifestyle in the way it could. The proposal of efficient two storey dwellings alongside the conversion of the retained barns will make for a scheme, which radically optimises the - The conversion of the modern barns provides very little in the way of site's capacity. The overall volume of space occupied will be less than what community social interaction and living experience. is existing, resulting in a reduced visual impact for the neighbours, whilst providing seven well designed and desirable homes for the open market. We therefore propose a scheme for the entire redevelopment of the yard into a sympathetic farmstead-style development; the new architecture replacing the language of the modern barns rather than typical houses. 2015 HLGD, High Lees Design & Access Statement Section 1.0 Introduction 4 1.0 Introduction 1.6 Proposal Overview Existing Aerial Photograph View Proposed Aerial Perspective View Looking South-West Looking South- East 2015 HLGD, High Lees Design & Access Statement Section 1.0 Introduction 5 2.0 Site 2.1 Wider Site The site is 9 miles south of Norwich (shown in diagram below). Coastal towns including Great Yarmouth and Lowestoft are located to the east of the site. The region is defined by a relatively flat topography and fertile agricultural land interspersed by villages as part of a very rural condition. Kirstead Green was once the stopping place for the driving of cattle from Norwich to marshland at Bungay to the south. The surrounding fields around High Lees were likely used for that very purpose. In more recent years Kirstead Green has had a bypass constructed to divert traffic to the west of the site and village. This creates a quiet village area suitable for pedestrian use. The bypass has two bus stops providing public transport connections to Norwich and Bungay. The site is accessed from the village via a private track heading from east to west. A planted site boundary to the west of the site minimises noise pollution caused by the bypass. Norfolk Kirstead Green (bus stops shown red) (Kirstead Green shown red; Norwich shown white) 2015 HLGD, High Lees Design & Access Statement Section 2.0 Site 6 2.0 Site 2.2 Site Photos The existing site is a former cattle yard - unused for this function for many years. The site is a combination of historic structures (see photos 06-08) and also some twentieth century additions in the form of four barns (see 02-03, 05). The modern barns include a large open sided barn visible from the entrance track, an infilling of the original courtyard, a further cattle housing barn and nissen hut to the rear. The site has large areas of twentieth century concrete hard-standing and fenced pounds which are in a unkempt condition through lack of use. 01 02 03 04 05 06 01 Driveway Approach; Looking W 02 Yard; Looking SW 03 Looking NW 04 Looking E 05 Looking S 06 Looking NW 07 Internal; Looking S 08 Internal; Looking N 09 Internal; Looking E 07 08 09 2015 HLGD, High Lees Design & Access Statement Section 2.0 Site 7 2.0 Site 2.3 Site Analysis 1884 Ordnance Survey Showing through route from driveway (east) to cattle yard and pond (west).
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