Design & Access Statement

POPLAR HOUSE, 24-26 ST ANNES ROAD EAST, ST ANNES,

February 2021

Development House 261 Church Street FY1 3PB Tel: 01253 649040 Email: [email protected]

DOCUMENT ISSUE RECORD

Revision Date Details

Full February 2021 Issued for action

POPLAR HOUSE, 24-26 ST ANNES ROAD EAST, ST ANNES, LANCASHIRE

Report Approved by D.W.Hadwin B.Eng(Hons) C.Eng MICE Signature……………………………….. For Keystone Design Associates th Date……….17 February 2021…..… CONTENTS

1. Introduction

2. Site Assessment

3. Proposal

4. Access

5. Transportation Statement

6. Heritage Statement

Poplar House, 24-26 St Annes Road East A020/230

1.0 INTRODUCTION

1.01 This statement is being made in accordance with The Town and Country Planning (Development Management Procedure) (England) Order 2015. It sets out the proposed development’s context in terms of planning policy, the design of the proposal and accessibility.

1.02 The application is for the conversion of the existing building to form 2no offices to the ground and 7no flats located at Poplar House, 24-26 St Annes Road East, .

1.03 The site is located approximately in the centre of St Annes Road East, Lytham St Annes. This statement seeks to support the planning application.

Keystone Design Associates Ltd

Poplar House, 24-26 St Annes Road East A020/230

2.0 SITE ASSESSMENT

2.01 Context of Town 2.01.01 The site is located approximately in the centre of St Annes Road East, Lytham St Annes as recorded in photograph no 1 below. This site is included in the St Annes Conservation Area.

2.02.02 Lytham St Annes is a seaside town in the of Fylde in Lancashire. Lytham St Annes is located on coast, directly south of Blackpool on the Ribble Estuary. The town is almost contiguous with Blackpool but is separated from it by .

Photograph no01: Aerial View of 24-26 St Annes Road East

2.02 Current Land Use 2.02.01 The property is a vacant building formally a doctors surgery located between St Patricks Road South and Carlton Road. The property is located along a line of dwellings on St Annes Road East and St Patricks Road South.

2.03 Neighbouring Properties 2.03.01 The site is surrounded by residential properties. Alistre Lodge care home is located to the north of the proposed site. Hope street park community pavilion is located to the north east of the site and to the south west is St Annes Beach.

Keystone Design Associates Ltd

Poplar House, 24-26 St Annes Road East A020/230

3.0 PROPOSAL

3.01 Description 3.01.01 The application is for the conversion of the existing building to form 2no offices to the ground and 7no flats located at Poplar House, 24-26 St Annes Road East, Lytham St Annes.

3.01.02 The flats consist of one and two bedrooms, kitchen, lounge and bathroom. The size varies between 40m2 and 100m2.

3.01.03 The development will consist of the erection of a single storey side extension and internal alterations. .

4.02 Amount & Scale 4.02.01 The plot area is 875m2. The total internal floor area is 505m2.

4.02.02 The proposed development is principally a conversion of the existing building with a single storey side extension.

4.02.03 External works are limited to the proposed side extension.

4.03 Site Layout & Landscaping 4.03.01 The site layout is shown on drawing A020/230/P/03 Revision A.

4.03.02 Landscaping is proposed to the side of the development to form an additional six car parking spaces.

4.03.03 The 2no offices to the ground floor will have individual access doors. The signs are to be approved prior to occupation.

4.03.04 Proposed landscaping is shown on drawings A020/230/P/03 Revision A.

3.04 Appearance of Development 3.04.01 The majority of the development is contained wholly within the existing building; of which there is no proposal to change the external appearance apart from the new single storey side extension.

3.04.02 All windows are to be double glazed to match the existing windows. All doors are to be timber to match existing.

3.04.03 The single storey extension will be constructed in materials to match the existing building.

3.04.04 The basement, first and second floor will consist of 6no of the new dwellings and the ground floor will facilitate 1no flat and the two offices. The bin store will be located on the ground floor.

3.04.04 The development will be contained within the site boundary.

Keystone Design Associates Ltd

Poplar House, 24-26 St Annes Road East A020/230

4.0 ACCESS

4.01 Access to Development 4.01.01 The site will be accessed from the existing access off St Patricks Road South. This is shown in photograph no02 below.

Photograph no02: View of the proposed access

4.01.02 The access way has adequate space for cars entering the site to turn around and exit in forward gear.

4.01.04 The visibility is not obscured by any boundary hedges or other treatments.

Keystone Design Associates Ltd

Poplar House, 24-26 St Annes Road East A020/230

5.0 TRANSPORTATION STATEMENT

5.01 Adjacent Road Infrastructure 5.01.01 The site is fronted by St Annes Road East, B5233. To the north east of the proposed site is Blackpool Road, B5261 which leads to Blackpooland to the M55 which leads to Preston.

5.01.02 Speed limits are 30mph to St Annes Road East and 20mph to surrounding roads.

5.02 Transport Links 5.02.01 The site is located within the settlement of Lytham St Annes, and Lytham and Lytham St Annes can be accessed on foot by well lit pedestrian footpaths.

5.02.02 Within walking distance of the site, there are 6 schools, convenience stores, churches, as well as the array of public amenities in Lytham and Lytham St Annes.

5.02.04 There are bus stops located near to the site, the closest being 472ft from the application site. Bus service 11 route is Lytham to Blackpool Town Centre via St Annes and bus service 68 route is Blackpool to Preston.

5.03 Consultation 5.03.01 Council Officers No consultation has been undertaken.

5.03.02 Resident Associations No consultation has been undertaken.

Keystone Design Associates Ltd

Poplar House, 24-26 St Annes Road East A020/230

6.0 HERITAGE STATEMENT

6.01 This assessment is submitted to comply with the LPA’s requirement for properties in Conservation Areas.

6.02 St Annes Conservation Area covers properties along the entire edge of St Annes Road East, although a number of properties are redevelopments on the site of the some what grander original houses.

6.03 The property is only visible to a limited extent from St Annes Road East and St Patricks Road South.

6.04 The proposal will not affect surrounding properties.

6.05 The site is an existing building on St Annes Road East, Lytham St Annes within the St Annes Conservation Area. We do not have access to the CA assessment and Management Plan. We assume that the Conservation Officer will contribute accordingly.

6.05 The design and materials of this site conform to the same plan as the surrounding area. The details of the proposal are set out in the Design & Access Statement above.

6.06 The development would be visible from the highway. We do not consider that there would be a loss of any significant architectural feature or any material change in the character of the CA.

Keystone Design Associates Ltd