CDM 2015 Health & Safety Information This information relates only to 'Significant Hazards' identified on this drawing
and is to be read in conjunction with the Designer's Risk Assessment Register. 41
116
C C 92.3m
Existing Building Outline Key Refused Scheme Building Outline
114 Foxley Lane
Vehicular Pedestrian Access Access
116 Foxley Lane Development Site - 114 Foxley Lane 112 Foxley Lane
Proposed Street Scene - C-C
Rev Date Revision Details Dr Ch
London: 76 Great Suffolk Street London, SE1 0BL T 0207 928 2773 E [email protected] Sussex: Brooklyn Chambers, 11 Goring Road Worthing, West Sussex, BN12 4AP T 01903 248777 E [email protected] Bristol: Westworks, St. Nicholas House 31-34 High Street, Bristol, BS1 2AW T 0117 315 8557 E [email protected]
www.ecearchitecture.com
Client's Name Castle Homes 114 FOXLEYSite Boundary Site Boundary LANE Job Title 114 Foxley Lane, Purley
Drawing Title Street Scenes
114 Foxley Lane Scale 1:100 @ A1 / 1:200 @ A3
metres 2 4 6 8 10
Drawn Checked Date DESIGN & ACCESS STATEMENT NF PF - Job No Drawing No Rev 6429 012 -
Proposed Street Scene - C-C Status APPROVAL
© ECE Architecture Limited. No dimensions to be scaled from drawing except for the purposes of Planning Applications. The contractor should check all dimensions on site. It is the contractors responsibility to ensure compliance with Building Regulations. CAD Plot date: 29/06/2017 - 11:00:37 6429 - planning drawings.dwg 14.06.17
Brooklyn Chambers 11 Goring Road Worthing West Sussex BN12 4AP
76 Great Suffolk Street London SE1 0BL
St Nicholas House 31-34 High Street Bristol BS1 2AW
Telephone Sussex 01903 248777 London 0207 928 2773 Bristol 0117 315 8557 [email protected] www.ecearchitecture.com
Revisions Revision Notes Issue Date By Checked By A Planning Submission 26.06.17 NF PF
CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 Contents
1.0 Introduction 5 7.0 Amount 47 1.01 Introduction 7 6.01 Amount & Density 49
2.0 Executive Summary 9 8.0 Scale 51 2.01 Project Overview 11 8.01 Scale 53 2.02 Design Approach 11 9.0 Appearance 55 2.03 Scheme Summary 11 9.01 Architectural Approach 57 3.0 Site Description 13 9.02 Developed Appearance 58 3.01 Site Location 15 9.03 Appearance 59 3.02 Croydon Local Plan 17 9.04 Elevation Bays 60 3.03 Webb Estate & Upper Woodcote Village 18 9.05 Boundary Elevations 61 3.04 Local Character 19 9.06 Elevation Detailing 62 3.05 Site Appraisal 26 9.07 Bin & Cycle Store 63 3.06 Key Frontages & Distant Views 27 9.08 Materials 64 3.07 Planning History 28 10.0 Landscaping 65 3.08 Opportunities & Constraints 29 10.01 Landscaping 68 4.0 Consultation 31 10.02 Landscape Materials 69 4.01 Consultation Process 33 10.03 Arboricultrual Strategy 70 4.02 Consultation - Pre-App 1 34 11.0 Access 71 4.03 Consultation - Pre-App 2 35 4.04 Consultation - Pre-App Follow-Up 36 11.01 Vehicle, Pedestrian & Cycle Access 73 11.02 Accessibility Layout 74 5.0 Layout 37 5.01 Site Layout 39 12.01 Sustainability 75 5.02 Boundary Relationships 40 5.03 Proposal Comparison 41 5.04 Building Layout 42
6.0 Use 43 6.01 Site Use 45
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017
1.0 INTRODUCTION 1.0 INTRODUCTION
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 5
1.0 INTRODUCTION 1.0 INTRODUCTION
1.01 Introduction Client...... Castle Homes This Design and Access Statement (DAS) has been prepared in support of the Full Planning Application for the Architect...... ECE Architecture land at 114 Foxley Lane, Purley . This document is to identify and explain the design process and decisions relating to the submission of a Planning Application for this site . Planning consultant...... Urbanissta Landscape architect ...... Nick Dexter Studio The application site is located midway along Foxley Lane, located between the junctions of Woodcote Drive and Peaks Hill Rise, in close proximity to local amenities and Purley Railway Station . Highways Consultant...... TPHS
The document demonstrates how the initial design concept has been approached and has been taken forward Arboriculturist ...... ACS (Trees) Consulting in order to create a high quality residential development and how the design for the site has been set out in the context of its relationship to the local area and wider community .
The proposed development takes a design led approach and provides 9 sustainable new homes offering a range of accommodation that includes a mix of 1, 2 and 3 bedroom homes . The proposed building height is 3 storeys set within a strong landscape structure which respects and responds to the surrounding context and the associated constraints .
The Planning Application includes a full set of plans and elevations to support the application . In addition, supporting documents have been prepared to supplement the Planning Application to fully consider the impact of the proposed development .
It is assumed that a Section 106 Agreement will be agreed and prepared in conjunction with the Local Authority during the lifetime of the Planning Application once details of contributions are known .
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 7
EXECUTIVE SUMMARY 2.0 EXECUTIVE SUMMARY
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 9
2.0 EXECUTIVE SUMMARY EXECUTIVE SUMMARY
2.01 Project Overview 2.02 Design Approach 2.03 Scheme Summary The aims of the project are to redevelop the site for residential The design approach aims to respect the sites setting in Woodcote 9 residential units are proposed over 3 floors, including a mixture of purposes and deliver the following benefits: drawing upon the architectural style and materials used in both the 1, 2 and 3 bedroom flats . neighbouring properties and elsewhere in the surrounding area . • Provide a development of the highest architectural quality These influences have been be used in an interesting and creative As part of the proposal the site will be excavated to create a level that responds to the site’s relationship with Foxley Lane and way to provide an individual and dynamic residential development site and allow for a lower overall building height with banked edges Peaks Hill . of the highest architectural quality . as part of the planting retention strategy .
• Provide high quality new homes, that have access to public The architectural response looks to maintain Foxley Lane’s and private amenity space . character utilising features such as; heavily landscaped boundaries and large front gardens in line with the Webb Estate Principles, an • Encourage a cohesive design response integrating with the asymmetrical frontage with gable features, inset entrances, bays landscape and enhancing the public realm . and dormers .
• Achieve high environmental standards . The height and footprint of the scheme responds to the existing building and its neighbours, stepping down into the site to reduce • The project will incorporate renewable energy . the overall scale .
On-site parking, bike and refuge storage will be provided to the front of the property masked from view by the existing tree line along the front boundary .
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 11
3 SITE DESCRIPTION 3.0 SITE DESCRIPTION
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 13
3.01 SITE LOCATION 3 SITE DESCRIPTION
3.01 Site Location 2
The application site is located to the west of Purley a town to the 6 south of the London Borough of Croydon .
The site is 1 mile east of Purley’s town centre where direct bus 3 routes connect with the centre of Croydon just 2 .5 miles North .
Purley has relatively small town centre with a number of facilities, including; a train station with direct trains to London Victoria, London Bridge and East Croydon .
The area is also well connected by direct bus routes towards Croydon, Streatham, Sutton and Whyteleafe with a bus stop located at the entrance of the site .
The area is predominantly residential, with other uses such as a care home situated along the street . Opposite the site and located on the southern edge is the boundary of the Local Areas of Special Character which backs on to the private residential area known as the Webb Estate . 2 5 Site, 114 Foxley Lane 1 1 Purley Sports Club 1 A2022 Little Woodcote Lane to Epsom 2 Webb Estate 2 Foresters Drive to Beddington 3 The John Fisher School 3 Foresters Drive to Purley 4 Webb Estate 4 4 A2022 Foxley Lane to Purley 5 Saint Marks Church Woodcote
6 Roundshaw Park & Allotments CROYDON
SUTTON 4
EPSOM PURLEY
1 3 COULSDON
SITE LOCATION SITE LOCATION
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 15 3.0 1 SITE LOCATION 3 SITE DESCRIPTION
THE JOHN FISHER SCHOOL WOODCOTE DRIVE SAINT MARK’S CHURCH WOODCOTE THE RIDGE
CHURCH ROAD
THE JOHN FISHER SCHOOL CHAPEL
PEAKS HILL
PEAKS HILL
WOODCOTE DRIVE
LALEHAM LEA SCHOOL GREEN LANE SITE PEAKS HILL RISE 0.12 HA
LOCAL AREA OF SPECIAL A2202 FOXLEY LANE CHARACTER
FURZE LANE A2202 FOXLEY LANE
WEBB ESTATE
ROSE WALK SITE LOCATION
16 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.02 CROYDON LOCAL PLAN 3 SITE DESCRIPTION
3.02 Croydon Local Plan Foxley Lane has been highlighted within the Croydon Local Plan as an area which has been covered in both the Character Typology report (draft 03 May 2015 - pg’s 13-15) and Section 3: Assessments of the areas proposed as part of consultation on Croydon Local Plan (pg’s 106-107) .
In addition to the reports noted above the map to the left highlights the close proximity to settlement boundaries, local areas of special character, Archeological priority zones and a conservation area; although it is worth noting 114 Foxley does not fall directly within any of these zones .
The above reports and maps highlight this area of Purley as one of detached houses on relatively large plots made up of predominately 1910-1950 architectural developments of a suburban nature . The styles of architecture vary with a number taking precedent from the Arts & Crafts movement, Art Deco, English Vernacular and Tudor Architecture referred to as ‘Tudorbethan’ within the Croydon Plan .
As such the architecture styles vary and the material characteristics encompassing red brick, tile hanging, render or timber framed sections for walls sat above red or brown clay tiles offer up a number of options for possible future developments .
Proposed Site
Conservation Area
Local Areas of Special Character
Local Areas of Special Character
Borough Boundary
Croydon Policy Map
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 17 3.03 WEBB ESTATE & UPPER WOODCOTE VILLAGE 3 SITE DESCRIPTION
3.03 Webb Estate & Upper Woodcote Village 114 Foxley Lane is designated within the built-up area of Purley, South Croydon and is located close to but not within the particular characters designated as a Local Area of Special Character, the Webb Estate and Upper Woodcote Village Conservation Area which have been key historical influences on this part of Croydon .
This area of Purley was particularly influenced by one man - ‘William Webb’ (1862 - 1930), Webb was a local estate agent who went on to become a pioneer of the garden estate idea in the UK . He was a visionary and spent his lifetime developing the Webb Estate in Purley . Webb brought a number of ideologies, styles, covenants and guidelines to his work which led to a general set of principles which are followed within The Webb Estate and Upper Woodcote Village .
While there was delay in the designation of The Webb Estate as a Conservation Area, Upper Woodcote Village was designated in November 1973 with the Webb Estate following suit in 1983, there was however an exception to this area with Furze Lane which displayed a different building pattern to the rest of the estate and included mostly semi-detached properties, excluded from this designation . However, it was later decided that it was part of the Webb Estate nonetheless and was included in 1984 after resident petitioning and completion of a survey of this road .
Overall the Conservation Areas are leafy and suburban, designed with the character of country lanes and English garden villages in mind . The layout allows for large plots with a layout which follows the gentle curves of the roads, the lack of right-angled junctions, the free flowing pattern of development (with the exception of Promenade de Verdun) and the abundance of planting throughout the Estate . The architecture has been designed as garden first, house second with a simple and restrained style to building aesthetic . (1)
As such while the proposal brought forward does not lie directly within any of the above Conservation Areas, thought and consideration should be clear within any application . Aerial Photograph of the Webb Estate and Upper Woodcote Village - (Croydon Council (2007) Webb Estate_CA_Appraisal_SP1)
1) Croydon Council (2007) Webb Estate_CA_Appraisal_SP1
18 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.04 LOCAL CHARACTER 3 SITE DESCRIPTION
Character Map
Elevation 1 Elevation 2 Elevation 3 Elevation 4 Elevation 5 Listed & Locally Foxley Lane Peaks Hill Gold Crest Way Green Lane The Drive Listed Building
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 19 3.04 LOCAL CHARACTER - ELEVATION 1 3 SITE DESCRIPTION
Materials Inset Entrance Render (peddle dash) has The front entrance has been been used where buildings covered and incorporated within throughout the street the bay features .
Dual Gable Dormers The gable has been used throughout Flat roof dormers on a the street scene to wings to which the variety of houses along entrance sits central . Foxley lane
102 - 122 Foxley Lane
The southern edge of Foxley Lane is a designated Local Area of Special Character within Purley and is also considered to represent the local character of Purley alongside the neighbouring developments characterised by the Webb Estate and Upper Woodcote Village, The area is constituent of predominantly detached houses on generous plots .
Foxley Lane can also be characterised by sub-urban house types interspersed with apartment buildings complimenting the context with mix of architectural styles whilst still boasting a consistency in Header Band Dormer Window Entrance Bay Windows Brick feature header Flat roof dormers Recessed entrance Canted bay windows character across south and west Purley . banding detail characteristic of area door . projected on gable elevation
20 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.04 LOCAL CHARACTER -ELEVATION 1 3 SITE DESCRIPTION
Materials Windows Inset Entrance Elevation Render (pebble dash) has been Large single The front entrance has been Asymmetrical elevation used where buildings have a apertures . covered and incorporated with dominant gable to relationship with the street . within the bay features . one wing .
63 Foxley Lane 81 Foxley Lane 83 Foxley Lane
63,81 & 83 Foxley Lane
Window detail Elevation Window Detail Gable Roof Contemporary flush Stone header banding Juliet balcony utilised with Low pitch gable roof with window detailing with detailing on facade . full height window on gable stylised brick facade detailing aluminium cill . front . and aluminium frame windows .
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 21 3.04 LOCAL CHARACTER - ELEVATION 2 3 SITE DESCRIPTION
Materials Site Approach Single Storey Bays Render finish on street facing Pedestrians and vehicle Single storey bay features elevation consistent with multiple access route broken by incorporating entrance dwellings on the street scene . landscape planting canopy
Dual Gable Roof Detail Chimney’s The gable has been used along the Arched roofing feature atop Chimney’s are added to the street acting as feature wings,with arched timber framed win- elevations increasing dwelling entrances sitting central . dows . heights and vertical nature
35 - 43 Peaks Hill Character
Peaks Hill was developed as part of a suburban residential development initiated in the 20th century, consisting predominantly of detached residential houses on generous plots, typical of many residential areas around Purley .
Peaks Hill includes a plethora of architectural styles of varying scale within the individual plots .
Roof Details Entrance Window Detail Window Detail Brick gable detailing Recessed entrance Arched feature window Timber framed windows with downpipes and bay door . with timber framing and with stone cill . projections . metal cill .
22 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.04 LOCAL CHARACTER - ELEVATION 3 3 SITE DESCRIPTION
Wide Frontage Roof Pitch Structured Planting Windows Wide frontage buildings Low roof pitches are used to bring down Structured ornamental planting denotes Window proportions are kept simple face the street creating a the ridge line with a mix of gable and plot edge with a buffer between pedestrian utilising 2 standard widths and depths to strong building line . pyramid style roof profiles to add variety footpath and front garden edge . front elevations with bays adding breaks .
Materials Dwelling Entrance Three material choices are followed with brick, Entrances concealed from front tile hanging and render carried through the face development with a variety of colour options
01 - 10 Goldcrest Way
Goldcrest way can be classified as a cul-de-sac, with a detached residential development all similar in style and materiality that sets it apart from most other areas around Purley, aesthetically and also on a volumetric scale .
Windows Roof Window Detail Materials Aluminium lined Low roof pitch gable Bay window Dual face elevation utilising tile windows with low aluminium lined windows with projection hanging and brick materials, pyramid roof standard width proportions . consistent with the other units around Goldcrest way .
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 23 3.04 LOCAL CHARACTER - ELEVATION 4 3 SITE DESCRIPTION
Integrated Gables Site Approach Single Storey Bays Oversailing pitch roofs are Pedestrians and vehicle Single storey bay broken by gable frontages access route broken by features incorporating which follow the building edge landscape planting entrance canopy
Chimney’s Plot Coverage Window Coverage Chimney’s are added to the Wide detached building Large areas of glazing covering elevations increasing dwelling footprints broken up with front elevation with wide and deep heights and vertical nature significant boundary planting apertures
01 - 100 Green Lane
Green Lane stretches to the west of Peaks hill and leads all the way down to Woodcote road to the west of Purley . The houses in this area continue that diversity in architectural styles .
The street scape promotes landscaping that allows for heavy planting with high hedges that often serve as a screening agent protecting against unfiltered views onto the houses from the street .
Window Detail Entrance Entrance Dormer Detail Angled window detail for Porch canopy entrance Arched entrance with Curved roofing detail maximising views out . with gable . cat slide roof . with timber framed dormer .
24 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.04 LOCAL CHARACTER - ELEVATION 5 3 SITE DESCRIPTION
Landscaping Entrance Setback units concealed Inset entrance as a part of less with heavily planted dominant wing . Wide porch boundary edges highlighted through the use of key brick detailing
Windows Narrow window openings as part of symmetrical elevation
05- 17 The Drive
The Drive is oriented to the north of Green Lane beyond Purley Sports Club with varying consistency in its architectural style . Dominating this area are detached houses with passive screening mechanisms afforded through landscaping and heavy planting that control views of the houses from the street .
Window Detail Entrance Entrance Entrance Gable window aperture Recessed entrance Distinct contemporary development, Recessed entrance with rooflights as part of door, with banded floor with painted finish and aluminium door with arched contemporary development . strip separation detail . lined window details . brick detailing .
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 25 3.05 SITE APPRAISAL 3 SITE DESCRIPTION
3.05 Site Appraisal The site is approximately 0 .12 hectares and is currently occupied by a large detached property .
The site borders three-storey detached houses to the east and west and backs on to the garden of a two-storey building behind (No . 39 Peaks Hill) .
The site is fairly sloped in nature with an average slope of 6% running south to north and east to west . The site and it boundaries incorporate a number of significant trees which obscure views into the site with a detailed appraisal of conditions carried out as part of the design response .
1 . Entrance to Site 2 . View of 114 From the drive
5. 4. 6. 3.
3 . View of 114 from rear garden 4 . View from rear of existing and 112
2.
1.
Site Location 5 . View from rear of existing and of 116 6 . Rear border
26 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3.06 KEY FRONTAGES & DISTANT VIEWS 3 SITE DESCRIPTION
3.06 Key Frontages & Distant Views The site is heavily planted from the street with a mixture of dense hedgerow, flora and fauna along with significant trees located on both the access drive and boundary edges to conceal the existing dwelling (please see the accompanying Arboricultural report for further details) .
In addition to the street scene, neighbouring properties both to the east (112) and west (116) are bound by dense planting to the street frontage reducing in scale towards the rear; any proposal brought forward would look to increase this as part of any landscape strategy .
Both the existing dwelling and any proposal brought forward will also have a visual relationship with 39 Peaks Hill which backs onto the site and is separated by thick hedgerow . Existing topography 1 . 114 Foxley Lane looking east 2 . 114 Foxley Lane looking west also ensures a visual relationship between the ridge line and Peaks Hill occurs .
6.
5. 3 . 112 Foxley Lane - view from front garden 4 . 116 Foxley Lane - view from access drive
4.
3.
1. 2.
Site Location 5 . View towards 39 Peaks Hill 6 . View from Peaks Hill with top of ridge line
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 27 3.07 PLANNING HISTORY 3 SITE DESCRIPTION
3.07 Planning History A previous proposal for the site was refused at both local level (16/03659/P) in September 2016 and later at Appeal in March 2017 (APP/L5240/W/16/3163424) . With the following reasons cited for refusal :- • The effect of the proposed development on the character and appearance of the area; • Its effect on the living conditions of neighbouring occupiers in respect of overlooking and privacy; and • Whether it would compromise the retention of protected trees on the site . 1 . The proposed development, by reason of its overall design, scale, bulk, massing and relationship to the adjacent properties, would be out of keeping with the character of the loyalty and detrimental to the amenities of the adjoining occupiers by reason of visual intrusion and loss of privacy . As such, the proposal would conflict with Policies 7 .4 and 7 .6 of the London Plan 2015 (Consolidated with Alterations since 2011), Policies SP1 .2, SP4 1. and SP4 .2 of the Croydon Replacement Unitary Development Plan (The Croydon Plan 2006) Saved Policies 2013 2 . The trees on this site are subject to TPO no . 25, 1988 . The applicant has failed to demonstrate that the proposed development will not compromise the retention of a number of visually important, preserved trees . The potential loss of these trees would be detrimental to the character of the area and the proposal is, therefore, contrary to Policies UD14 and NC4 of the Croydon Replacement Unitary Development Plan (the Croydon Plan) 2006 Saved Policies 2013, SP7 of the Croydon Local Plan: Strategic Policies 2013 and 7 .4 and 7 .21 of the London Plan (consolidated with alterations since 2011) .
28 CASTLE HOMES | 114 FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 3 SITE DESCRIPTION
3.08 OPPORTUNITIES & CONSTRAINTS 41
3.08 Opportunities & Constraints A site analysis exercise was conducted at the outset of the design process to define the opportunities and constraints occurring within the site . This process helped create a series of design principles within which the schemes design will operate .
The site shares a residential interface on its on all of its borders
except the south . There is dense planting toward the back of the 35 property which prevents overlooking from the houses behind, while the planting along the north and south edges are less dense but also help prevent overlooking .
14 Dense planting to the front of the site limit its relationship to the street but the site is visible directly through the drive way . Views out of the building are also dominated by this planting .
The existing property is removed from the building line of the street creating a larger front garden .
10 No . 112 and No .116 have windows which over look the site which we 5 have considered in our design response to ensure no overbearing on the existing conditions .
Key:
A Grade Trees B grade trees
B grade trees B grade trees B grade treesB Grade Trees B grade trees A grade trees
A grade trees A grade trees A grade trees C Grade Trees A grade trees 116
U Grade Trees
Existing building to be demolished
10 11 11 10 11 10 10 11 12 10 11 1112 12 10 13 Existing trees 12 13 12 13 13 13 Existing garden area
23 Existing planting 2322 23 1 2322 23 1 2322 23 2323 1 22 2322 92.3m 22 1 Existing access 1
Foxley Lane
Opportunities & Constraints Plan
CASTLE HOMES | FOXLEY LANE | ECE ARCHITECTURE | JUNE 2017 29