Nicholas Hatton 22 Hartlip Hill Nr Sittingbourne Kent ME9 7PA 01795 841474 Design and access statement November 2012 Site Address Dorking Barns Dorking Lane Smarden Kent TN27 8FE
Proposal Proposed demolition of existing C3 barn unit To facilitate the erection of a new 6 bed house and convert existing small residential barn unit into Garaging and storage. Applicant Michael Weller Dorking Barns Dorking Lane Smarden Kent TN27 8FE Revision B
Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Section 1.0 Introduction Purpose of Statement 1.1 This Design & Access Statement has been prepared by Nick Hatton on behalf of Michael Weller. It accompanies an application for Full Planning Permission. 1.2 This report responds to the requirements under the Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006 (the “GDPO”) for most planning applications to be accompanied by a Design and Access Statement that explains the design principles and concepts that have been applied to the development; and how issues relating to access to the development have been dealt with. 1.3 The structure and content of the statement has been informed by the Department of Communities and Local Government (DCLG) Circular 01/2006) and Commission for Architecture and the Built Environment’s (CABE) “Design and Access Statements: How to write, Read and Use them” 2006. In essence, the documents advice there is a need to: (i) Provide a review of the site’s immediate and wider context in terms of its physical, social and economic characteristics and relevant planning policy and guidance; (ii) Provide a rationale for the scheme’s design based on (i); (iii) Explain and illustrate the design principles in terms of the development’s layout, density, scale, landscape and visual appearance; (iv) Explain how future users of the site will be able to access the development from the existing transport network and why the main access points to the site and the layout of access routes have been chosen; and (v) Explain how the development will meet the local authority’s planning and urban design objectives. Consultation 1.4 We have worked up this proposal over the last 12 months during which time both the client and I have consulted with Ashford planning history for the site and surrounding dwellings, and have resulted in a previous approval under 12/00635/AS to demolish and rebuild the small barn unit to a new 3 bedroom bungalow with a gross floor plate area of 156.2 m2 Report Structure 1.5 Based on the Circular 01/2006 and CABE advice, this Design and Access Statement is structured thus: Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Section 1.0 Introduction Section 2.0 Understanding the Context; A review of the existing physical, social and economic characteristics of the site and its surroundings in terms of its history, land uses and public transport accessibility, and provides a brief review of relevant design related policies and guidance. Section 3.0 Analysis; Provides an analysis of the form, character and visual role of the proposal site and an analysis of the constraints to, and opportunities for, the site’s redevelopment. It also sets out the design principles to be used for the site. Section 4.0 the Proposal; Describes the proposal and its evolution with regards to consultation. This section outlines the approach taken in terms of use, amount, scale, layout, landscaping, appearance and access. Section 5.0 Access; Describes measures to make the building accessible and inclusive. Site Ownership 1.6 The site is in freehold ownership of Mr Michael Weller. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Section 2.0 Understanding the Context Physical Context 2.1 This section demonstrates that a clear understanding of the site’s characteristics and its physical, economic and planning policy context has been gained. Context relates to the physical, social and economic characteristics of the area together with the planning policy context – namely the policies and guidance that affect and shape the development of the site. 2.2 The site is located on the rural Dorking Lane on the outskirts of Smarden, located between two access roads Pluckley Road and Romden Road which serve vehicles to Smarden, Haffenden Quarter, and Maltman’s Hill and beyond. PLUCKLEY ROAD DORKING LANE
ROMDEN ROAD
Site located in red outline 2.3 The existing building stock is predominately two storey detached forms, set back from the access road, a mixture of agricultural and large family dwellings of between 4 and 7 bedroom properties. The style of houses which front both Pluckley Road and Romden Road are of varying ages ranging predominately between the mid to late 19th century up to fairly recent development within the last ten years. Smarden was prosperous during the 15th and 16th Centuries. The Cloth Hall built in 1430, is a fine example of a yeoman's timber house (Grade II* listed). Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Irrespective of the constructional ages of the neighbouring properties a common scale of dwelling is evident with most properties being two storeys in height with varying interconnecting forms, roof profile pitches, chimneys and dormers to break up the massing. Properties close to the intersection between Pluckley Way and Dorking Lane heading towards Smarden. 2.4 The general style of the built environment in this area can be characterised as an eclectic mix of rural agricultural and domestic with a mixture of materials wattle and daub, red/brown brick, white render, white painted timber shiplap with predominately dark grey/brown roof tiles and both modern and more traditional styles. The windows are a mixture of dark stained wood, white painted wood, sashed and hinged, with and without glazing bars as well as UPVC. An earlier and subsequently withdrawn application raised comments from the Smarden parish council saying that the original proposal for the 6 bedroom house was out of character with housing within the area and too large, we have taken on board some of these comments by reducing the footprint and now propose conversion of the smaller barn to garaging and storage. The replacement dwelling would be a 6 bedroom house in a Georgian style which we demonstrate in the following photographs would not be out of keeping with other large houses within the Smarden area. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Maltman’s Paddock, New build replacement of existing small bungalow Jubilee House, The Street, Smarden.– 7 bedroom house Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Forge Cottage and White Cottage – 2 new houses on former commercial turf site Gilham Farm House Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Finlandia, Monks Hill, Smarden TN27 8QJ (09/00249/AS). See section 2.20 Finlandia side view from road with Listed building to the right Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Copse Hall, formerly Clagget House (01/00721/AS) see section 2.20 Carisbrooke Cottage, Maltman's Hill TN27 8RF – 6 bed Georgian house Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE The site 2.5 The existing house is a detached bungalow on a large plot DORKING LANE
Bungalow
Barn
2.6 The site was once part of a much larger agricultural development known as Pineview Farm; this small portion of the land was sold with the two barn buildings and since being purchased by Mr Weller the Large barn 14m by 20m has been in C3 use incidental to the primary dwelling house (as the recent planning permission 12/00635/AS confirms), and the smaller barn is the C3 dwelling. Throughout, the land and buildings have been in single family use and this will not change. The site is a large plot of approximately 5,396m2 and has kept lawns and flower beds that would be expected and enjoyed by a residential property in this locality. The smaller barn unit was granted Planning permission under a Certificate of Lawfulness in June 2009, and has been further granted planning permission (12/00635/AS) to demolish and rebuild to form a 3 bedroom bungalow with a gross floor plate area of 156.20 m2 2.7 The Large barn unit with a gross floor plate area of 231.25 m2 is the subject of this planning application and is proposed to be demolished and replaced with a detached family house with a ground floor plate area of 224.25 m2 as replacement dwelling Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE for the residential barn unit which would then be converted to garaging and storage upon first occupation of the replacement. 2.8 Vehicular access is directly off of Dorking Lane, with the site only being logistically served by private transport. 2.9 Existing site photographs View toward house with pond to the right Rear elevation of the Large Barn to be demolished Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE View of the Large Barn to be demolished Dorking Lane looking at view to the existing residential barn and oak trees Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Planning Context – National Policy 2.10 The proposals have been designed with particular regard to the following the New NPPF Presumption in favour of sustainable development. Planning Context – Local Policy The proposals have been designed with particular regard to the following: 2.11 The Ashford Borough Local Plan (adopted 2000) 2.12 Core Strategy DPD (adopted 2008) 2.13 Tenterden and Rural Sites DPD (adopted October 2010), with particular attention drawn to the recommendations in section: PolicyTRS3‐Replacement dwellings in the countryside will be permitted provided that each of the following criteria is met:‐ a) The C3 existing barn is of substantial construction and size and enjoys lawful residential use b) The replacement dwelling will not result in any increase in C3 built footprint c) The replacement dwelling is well designed and would not result in a significant adverse impact on the character of the area or the quality of the surrounding landscape d) The replacement dwelling would result in no adverse impact on the amenities of any neighbouring residential occupiers, taking account of the impacts of the existing dwelling e) The replacement dwelling would be sited on, or adjacent to, the site of the existing dwelling unless an alternative position on the plot would result in clear, landscape, highway access or residential amenity benefits. 2.14 Residential Parking and Design Guidance SPD (adopted October 2010) with particular attention drawn to ‘RURAL’ LOCATION GUIDANCE (A) infill & small scale (re)development 2.15 Sustainable Design and Construction SPD (adopted July 2009) 2.16 Sustainable Drainage (SUDS) SPD (adopted October 2010) 2.17 Smarden Parish Design Statement, with particular attention drawn to the recommendations in sections: G6 & G7 That new buildings or building work should respect, conserve and enhance the historic, architectural and landscape context that give Smarden its distinctive character as described in this design statement and as additionally observed and that a high quality of design is properly reflected. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE 2.18 The Kent and Medway Structure Plan (KMSP) (adopted on 6 July 2006) Site Planning History 2.19 The site was previously utilised solely for agricultural purposes with two barns, one large and located centrally within the plot, the other smaller and towards the near northern boundary of the site. On 5th May 2009 the scheme was registered [09/00463/AS] by the council to apply for a certificate of lawfulness to convert the smaller barn at Pineview Farm on Dorking Lane for use as a dwelling on 10th June 2009. Earlier this year Planning was granted to demolish the small barn unit and rebuild it with a 3 bedroom bungalow of 153.2 m2, and was granted permission as well as the land use as garden, as this would be contained within the existing field boundaries and the established hedging and trees along these would completely screen the site from the wider area. The site also includes the C3 barn put to use ancillary to the current dwelling house. There are 3 new material planning considerations which inform this application as follows. 1 Mr Wellers circumstances have changed. His family needs more accommodation than the permitted of 223.25 m2 can accommodate. His elderly mother and her partner are now at a stage in their lives where they need more help and comfort from the family and he needs to care for them. 2 The approved 3 bed barn new foundations would potentially damage the roots of the existing line of oak trees fronting Dorking Lane due to their close proximity 3 NPPF that engages the presumption in favour of sustainable development. Whilst the terms of NPPF can be taken as read, the site is not located in an article 1(5) area and the full force of the presumption applies. It is noted that the policy TRS3 of Oct 2010 predates NPPF and that even in Green Belt, where the policy protection as to openness results in the greatest restriction, NPPF 89 bullet 4 allows replacement of a building provided the new is in the same use and not materially larger than the one it replaces. TRS3 uses the same term "replacement", which is not defined. OED and Collins both define "replacement" as "substituting a thing for another that has ceased to fulfil its function". It is submitted that the policy is to be construed in light of the natural meaning of that word and NPPF and this application is consistent with the development plan. If the LPA takes a more restrictive stance then this is not consistent with NPPF to that extent, but the better view must be that the core principles at NPPF 17, in particular that effective use of land by reusing land that has been previously developed (Brownfield) applies. There are no material considerations that otherwise apply as this is not an area of restricted application of the presumption (as above). It has long been established that the conversion of domestic outbuildings is acceptable in planning terms and this proposal of Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE substitution of dwelling structure by the same single family cannot by definition engage material harm to interests of acknowledged importance. Surrounding Planning History 2.20 To provide a greater degree of context to the proposed scheme at Dorking Lane, please see a list and summary of recent planning proposals within the vicinity. Extract of Dorking Barns and surrounding locality from Ashford Local Planning Information Maps
(A) [11/00407/AS] Millworth House, Pluckley Road, Smarden, Ashford, Kent, TN27 8RG Full Planning Permission for a change of use of land from agricultural to garden and erection (C)
of a detached triple garage with store area over. (A) (B)
(E) Permitted. (D)
(B) [10/01507/AS] Millworth House, Pluckley Road, Smarden, Ashford, Kent, TN27 8RG Fully planning permission for conversion of existing garage block to form a granny annexe ancillary to main dwelling Permitted ‐ 23/12/2010. (C) [08/01687/AS] Hillside, Pluckley Road, Smarden, Ashford, Kent, TN27 8RF Side extension to enlarge kitchen with new dormer window to south and east elevations. Permitted ‐ 30/12/2008. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE (D) [08/01687/AS] Springfield, Pluckley Road, Smarden, Ashford, Kent, TN27 8RF Single Storey Side Extension, Staircase to side of Dwelling and new Access Permitted – 07/02/2007. (E) [11/00407/AS] Beechcroft, Pluckley Road, Smarden, Ashford, Kent, TN27 8NL Replacement dwelling and double garage (revised scheme) Permitted – 13/04/2011. In addition please refer to some of the earlier photos in section 2.0 Finlandia, Monks Hill, Smarden TN27 8QJ (09/00249/AS). See earlier photo Previously known as Clover View, It was a small bungalow with application to extend and then rebuild. After many failed applications this has now been built on 0.2ha as a six bed roomed two storey house opposite a listed building (Roberts farm house) with no garage or garden shed. It does not appear to be Wealden or farm house style. Indeed, and has been set down into a hollow to lower the floor level of the house down instead of above ground, to cause the house to be less visibly intrusive. This is on a very busy road. Vesper Lands, Vesper Hawk Lane, Smarden TN27 8PU: This property is of an unusual build style built 1995. It was applied for and permitted with an annexe at the same time. It is not farm house style; indeed, it has no style whatsoever in design and does nothing to enhance the Parish and does not follow the supposed Smarden style. Copse Hall, formerly Clagget House (01/00721/AS) See earlier photo. It is not out of character with the area but it is a seven bedroom house in no more than an acre of land. It was originally a small property which was knocked down and rebuilt substantially larger the new dwelling was re‐sited to avoid the roots of existing trees. Section 3.0 Analysis The historical development and growth of Smarden over the centuries is not only seen in its layout but is more clearly reflected in successive styles of architecture and uses of available materials. This has resulted in a great variety in the massing, detailing, architectural features, colours and textures of buildings – all with individual qualities that contribute to the whole. Extract from the current Smarden Parish Design Statement 3.1 Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE It is evident from the literature documenting Smarden Parish’s buildings that there is a wide array of building forms that constitute dwellings in the area as detailed in the Smarden Parish Design statement which will be referenced below: 3.2 The historic buildings are mostly of half‐timbered and timber‐framed houses and those clad with white painted timber weather‐boarding. 3.3 In the latter case this is often only at first floor level with brickwork at ground level, frequently in Flemish bond with blue headers and sometimes painted. Tile hanging at first floor level is also characteristic. Sometimes a combination of all these materials has been used, particularly where a building has been added to or renovated. 3.4 Noticeably the unifying element in such a diversity of materials and building styles is in the roofs, which are mostly finished with Kent peg tiles which are orangey brown in colour and mellowed with age. The roofs have steep pitches, vary in height, have a mix of gables, hips, and barn hips, often feature chimneys at ridge level and occasionally include dormer windows that are generally well integrated into the roofscape. 3.5 Buildings that use other materials punctuate these buildings (built of the more commonly used materials referred to above) and to some extent reflect their different function. They include, for example, the church where the walls have been constructed using Kentish ragstone, ironstone and Bethersden marble. The latter has also been used for some of the paths through the churchyard and for the original part of the school that faces The Street. The Zion Chapel, which overlooks The Minnis, has a neoclassical façade finished in stucco. 3.6 Although some of the modern buildings are of brick, many have tile‐hanging or timber weather‐boarding at first floor level to reflect the character of the historic buildings, including the more recent estate developments. 3.7 Modern agricultural buildings have been added to many of the farms. These include open Dutch barns roofed with sheets of corrugated iron painted in bright colours, large yards and barns clad with materials such as corrugated cement sheeting or colour‐coated profiled steel sheeting, and other buildings built of breeze or concrete blocks. The siting of some of these modern additions and the types of materials used, in some instances detracts from the appearance and setting of the traditional farm buildings and houses. Architectural features and detailing 3.8 Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Amongst the most distinguishing features of most buildings are the windows and doors. These vary to a large extent with the age of the building and include a variety of styles and patterns. Some are more common than others. They are mostly painted or stained timber. 3.9 A common theme in the paint finish of windows on some of the historic buildings, also picked up on some more recent developments, is that of a black outer frame and sill with the remainder white. This is a particular characteristic of many of the buildings that have white painted weather‐boarding. UPVC windows have been used for some of the more recent developments. Section 4.0 the Proposal New buildings or building work should respect, conserve and enhance the historic, architectural and landscape context that give Smarden its distinctive character as described in this design statement and as additionally observed. Extract from the current Smarden Parish Design Statement 4.1 Due to the location of the site and the precedent set by the adjacent properties, the proposed replacement dwelling will cause or have no detrimental impact upon the surrounding area and will compliment the rich and wide variety of dwellings already situated within the Smarden Parish. 4.2 The new dwelling will replace the existing large barn and provide a new 6 bedroomed house in the Georgian style which can be seen reflected in some of the existing housing within the Smarden area. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE Proposed Location Plan 4.3 As identified the unifying element in such a diversity of materials and building styles is in the roofs of the local buildings. The proposal will utilise Kent peg tiles or similar style depending upon availability, these are orangey brown in colour and mellowed with age. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE 4.4 To New house position is proposed to replace the existing large barn unit which is of poor quality, the existing small barn (previously granted planning permission) is to be retained but used for garaging and storage as to build a new house in this position will cause damage to the roots of the existing oak trees that line the lane, many in their prime. 4.5 The windows shall be timber with a black outer frame with the remainder painted white. Windows shall be divided into 6 panes with a horizontal sliding sash. 4.6 The design of a Georgian style house is not uncommon to the area and would not have a detrimental or cause harm to the surrounding area. Scale and Impact 4.6 The site is a large plot of approximately: 5,396m2 There are two buildings on the site currently approximately occupy: (i) The existing Two bedroom bungalow footprint: 120m 2 [2.2% of the total site footprint] (ii) The Approved 3 bed bungalow footprint: 156.20m 2 [2.9% of the total site footprint] (iii) The proposed 6 bed house footprint: 240.30m 2 [4.5% of the total site footprint] [5.2% of the total site footprint] (iv) The Large C3 use Barn footprint: 280m2 The difference between the approved dwelling and the proposed new house footprints would result in an increase of 84m2 or 53% and 39.5m smaller than the existing Atcost barn or 14% smaller Existing site and Barns Barn
4.7 we feel that the increase in the footprint for the proposed replacement dwelling will not be a significant deviation from the scale and massing of the existing form given the fact that the proposed location presently accommodates a large tin clad barn, we therefore believe the proposed dwelling will not have any overbearing to nearby Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE properties, neither will it appear out of character with the general size and style of houses within the local area that have set an established precedent of development and additionally this location will have no impact upon the line of Oak trees. We now have a presumption in favour of sustainable development which covers the following points. •
Living Within Environmental Limits Respecting the limits of the planet’s environment, resources and biodiversity – to improve our environment and ensure that the natural resources needed for life are unimpaired and remain so for future generations. •
Ensuring a Strong, Healthy and Just Society Meeting the diverse needs of all people in existing and future communities, promoting personal wellbeing, social cohesion and inclusion, and creating equal opportunity for all. •
Achieving a Sustainable Economy Building a strong, stable and sustainable economy which provides prosperity and opportunities for all, and in which environmental and social costs fall on those who impose them (polluter pays), and efficient resource use is incentivised. •
Using Sound Science Responsibly Ensuring policy is developed and implemented on the basis of strong scientific evidence, whilst taking into account scientific uncertainty (through the precautionary principle) as well as public attitudes and values. •
Promoting Good Governance Actively promoting effective, participative systems of governance in all levels of society – engaging people’s creativity, energy, and diversity This new dwelling will create a stable sustainable dwelling for the family in a number of small but important ways, as it will be fully insulated with new boiler and heating controls and therefore a more fuel efficient building which will provide a higher quality of personal well being for the client and his family as established members of the local community. The building materials are to be sourced locally to reduce the buildings carbon footprint in construction terms. The property has the enjoyment of an existing pond, this is cared for by the owners who encourage and improve the existing biodiversity of their local environment. Landscaping Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE 4.8 The proposals will not affect any existing trees. The existing concrete hard standing will be replaced with a gravel driveway to match the archetypal driveway treatment to a rural domestic property and allow surface water to drain back into the soil. Section 5.0 Access Transport 5.1 Due to the rural nature of the site and it’s location it is anticipated that the site will need to be served by private vehicular access as it is currently being utilised. Based upon Residential Parking and Design Guidance SPD (adopted October 2010) with particular attention drawn to ‘RURAL’ LOCATION GUIDANCE (A) infill & small scale (re)development, the proposal will include a total of 4 parking spaces: two for the three bedroom property. Secure by Design 5.2 One of the government’s key objectives for planning of new housing is to secure high quality sustainable places where people will choose to live. To achieve this, the government recognises that much greater emphasis needs to be placed on the quality of design and planning. Designing for community safety is a central part of this, and the core principles apply not only to residential but also to other forms of development. 5.3 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. Secured by Design is produced by the Association of Chief Police Officers (ACPO) and has the support of the Home Office Crime Reduction and Community Safety Group and the Planning Section of The Office of the Deputy Prime Minister (ODPM). 5.4 In terms of security and prevention, the principles of secured by design and defensible space are already predominately in place with the site layout and landscaping to clearly define boundaries between the public and private realm. The site is almost predominately surrounded by trees. It has not been deemed necessary or desirable to gate the access point into the site due to its rural location. Waste Management Strategy 5.5 There is certainly a preference for waste to be stored out‐of‐sight to the rear of the properties. This avoids the usual clutter of bins that often occurs in front gardens. 5.6 Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE The new dwelling shall have a covered storage area in their garden. On collection days the bins will be wheeled by the owners to a collection point at the entrance of access to Dorking Lane. Inclusive Access 5.20 The dwelling shall have level access to the main entrances there are no internal steps proposed and so will suitable for both ambulant and wheelchair disabled persons. Conclusion In light of recent developments to properties within the close proximity and the problems associated with implementing the granted 3 bed house due to proximity of the Oak trees, we feel that to replace what is an ugly, redundant and unsustainable C3 use barn to that of a new 6 bedroom detached house of character more befitting the site and surrounding area, aswell as enabling Mr Weller to accommodate his mother and her partner we therefore ask that the Planning Authority view this application for the proposed dwelling in a positive and favourable way. Design and access statement ‐ Dorking Barns, Dorking Lane, Smarden, Kent TN27 8FE