PROPOSED APARTMENT SHEME, SITE OF FORMER ANGOR ITY …

DESIGN AND ACCESS STATEMENT

PROPOSED APARTMENT SCHEME, SITE OF FORMER BANGOR CITY SOCIAL CLUB DEINIOL ROAD , BANGOR


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Applicant: CARTREFI CYMUNEDOL GWYNEDD Cyf PO Box 206, Bangor LL57 9DS Tel: 0300 123 8084 Contact: Elliw Owen and Ian Gillespie (Development Officers) Architects: AINSLEY GOMMON ARCHITECTS The Old Police Station 15 Glynne Way Hawarden, Flintshire CH5 3NS Tel: 01244 537 100 Contact: Simon Venables Email: [email protected] Planning Consultants: CAULMERT Unit 14, St Asaph Business Park St Asaph LL17 0L Tel : 0161 928 6886 Contact: Clive Cunio Email: [email protected]

PROJECT DIRECTORY


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1.0 Background 4 2.0 Context 7 3.0 Factors Affecting the Development 10 4.0 Drainage 12 5.0 Design Objectives 13 6.0 Character 16 7.0 Environment Sustainability 27 8.0 Access 30 9.0 Movement 31 10.0 Community Safety 32

CONTENT


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1.1 CARTREFI CYMUNEDOL GWYNEDD Cartrefi Cymunedol Gwynedd (CCG) is an inde-pendent not-for-profit Registered Social Land-lord (RSL). They were formed as result of the transfer of around 6300 homes from Gwynedd Council in 2010.

Since the transferred homes have been under their ownership and management they have invested £137million to refurbish them to bring them up to the Welsh Housing Quality Stand-ard. In addition, CCG aim to provide homes for local people who wish to remain and work in their communities. This site in Deiniol Road offers an ideal opportunity to support the con-tinued regeneration of Bangor offering a range of different apartment types and tenures.

CCG have an ambitious development pro-gramme to provide quality, affordable homes across North Wales. By building new proper-ties, taking over ownership of empty proper-ties and working in partnership with other housing providers in the public and private sec-tors, CCG aim to make a positive impact to in-crease the supply of new affordable homes across their area of operation including the city of Bangor.

CCG assist customers in accessing homes that are affordable to them and offer a range of properties and tenures to achieve this. They also provide a range of support services to as-sist tenants with maintaining their home, ten-ancy and independence.

CCG are committed to providing quality and efficient services to all of our service users.

1. BACKGROUND

CCG’s COMMUNITY STRATEGY - 2018—2030 THE 5 KEY THEMES.


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1.2 AFFORDABLE HOUSING The proposal aims to provide quality afforda-ble accommodation close to the heart of Ban-gor on this very convenient site. An Affordable Housing Statement has been prepared by CCG and is appended to this Planning Application. New affordable housing is one of the major economic drivers behind regeneration. General Needs homes provide flexible and adaptable accommodation. The proposed scheme aims to provide an ex-emplar Affordable Housing scheme for both local people wanting to work and live in the area and others moving into the area from out-side, such as key workers within the health, police and education sectors. 1.3 VISION STATEMENT from CARTREFI CYMUNEDOL GWYNEDD. CCG are committed to providing new afforda-

ble homes for local people in housing need and

will offer flexible tenure for these properties.

A broad range of apartment types will be offered on four floors with lift access compris-ing 23no 2 bedroom 3 person apartments, 15no 1 bedroom 2 person apartments, several with balconies totalling 38 apartments alto-gether. Under the current proposal the development will offer 30% of the apartments at market rent , 45% will be let on an “Intermediate Rent-al” basis which will result in them being availa-ble at less than market value, with the remain-ing 25% a being rented “Social Housing” units.

1. BACKGROUND


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A Community and Linguistic Statement is attached. Proposals are supported by Gwynedd County Council as supporting their Local Hous-ing Strategy and contributing to meeting the need for “Affordable Housing” in the locality. It is anticipated the proposal will also receive some capital grant funding support from Welsh Government. These units will be built to meet Welsh Government’s Design Quality Require-ments and Lifetime Home Standards. The Intermediate rental properties will be allo-cated in line with CCG’s Intermediate Rental Policy which seeks to meet the needs of those applicants that are economically active but un-able to meet their housing needs without assis-tance. The Social Rented units will be allocated via the Housing Register and CCG will be liais-ing with the Local Authority to identify tenants for the scheme. The scheme will deliver a high quality afforda-ble housing development that will not only help to meet affordable housing demand in the area but will support the local economy and services while providing local employment and training opportunities. The new apartments will meet the highest standards of energy efficiency, providing a range of housing tenures to meet local needs and to promote a sustainable neighbourhood. The design approach recognizes the city’s local history, regional significance, character, and important landmarks within Bangor. When considering a design solution for this important brownfield site it is important to recognize the local context of the area and the opportunities it affords to improve the fabric of the City.

1. BACKGROUND

3D aerial view looking North East, indicating the butterfly roof and raised 5 storey corner element to the building.


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2.1 LOCATION The site is in central Bangor on the corner of Deiniol Road (A5) and Farrar Road very close to supermarkets, shops, education buildings, pub-lic transport and many local amenities. 2.2 SITE CONTEXT The cleared brownfield site is in an established urban area surrounded by buildings of varying designs and periods which presents the appli-cant with an opportunity to produce a modern statement well suited to the 21st Century. 2.4 SITE ANALYSIS The Applicant has taken advice on planning, ground conditions, drainage, highways and transport matters. The application is accom-panied by a Supporting Planning Statement provided by Caulmert which confirms that the site is an appropriate location for new housing development, as it lies within the built up area boundary of Bangor, and there is existing resi-dential development surrounding the site. There is extant planning permission on the site for the development of 49 No 1 and 2 bedroom apartments with undercroft parking and associ-ated landscaping (Appeal Ref APP/Q6810/A/08/2074574) and confirmed by the granting of a Certificate of Lawful Use or Development (Ref C18/0366/11/TC) dated 8 June 2018. Fur-ther details of this are contained at paragraph 5.3.1 of this report. Separate support will be provided to show the suitability of the site for residential use. Phase I & Phase II Geo-Environmental

Report Drainage Strategy Travel Plan Transport Statement A Stage 1 Road Safety Audit of the pre-

sent highway layout.

2. CONTEXT

SITE LOCATION PLAN GOES IN HERE

2.1 The development site circled in red

DENIOL R

OAD (A5)

FARRAR ROAD

FARRAR ROAD

DEINIO

L ROAD (A

5)

FARRAR ROAD

FARRAR ROAD

DEINIO

L ROAD (A

5)

HO

LYH

EAD

RO

AD

(A

5)

HO

LYH

EAD

RO

AD

(A

5)

ABB

EY R

OA

D

ASDA SUPERSTORE

N


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2. CONTEXT

FARRAR ROAD

FARRAR ROAD

DENIO

L ROAD (A

5)

FARRAR ROAD

HO

LYH

EAD

RO

AD

(A

5)

HO

LYH

EAD

RO

AD

(A

5)

N

2.4.3 Ownership and Party Wall Issues The site is clearly defined but level differences are challenging and retaining walls are re-quired to restrain the development. However this is common place and characterises the area. 2.4.4 The Immediate Vernacular There are a number of local styles and external treatments nearby which bear consideration in our final design. Details of our proposals and suggested materials will be provided.

A: Pictures showing the local vernacular in the immediate vicinity of the site.


9 2.0 CONTEXT

1. View of the Site from junction of Deniol Road (A5) & Farrar Road

3. Farrar Road North, looking North West— with the site on the left and 3 storey Victorian red brick terrace on the right.

4. Farrar Road North, looking South East— Late Victorian & early 20th Century dwellings to the left with 1950’s semi detached houses to the right.

9. Deniol Road looking South West— indicating the scale of buildings within 200metres of the site. Office/Research building 6 storeys

2.View of the site looking North East along Deniol Road (A5).

6. A5 Holyhead Road — Indicates scale of res-idential apartments in close proximity to the site. 4 storeys

7. Deniol Road looking North East— Bus stop with-in 100metres of the site.

8. Bangor Railway Station— Within 400metres of the site

12. Asda superstore within 300metres of the site

10. Deniol Road — Property immediately ad-jacent to the site, mock tudor early 20thC de-tached house, now student accommodation.

11. Deniol Road — 1930’s pebble dashed terrace of houses, opposite the site.

5. Farrar Road South — A mix of 1930’s semi’s and Victorian & Edwardian Villas. In the distance a modern 4 & 5 storey apartment block

2.2 Variety of buildings in style and scale surrounding the Site and in the immediate


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3.1 FLOODING The Development Advice Maps shown oppo-site are to be used alongside Planning Policy Wales and TAN 15 to direct new development in respect to flood risk. The map confirms the development site is within Zone A, with no risk of fluvial or coastal / tidal flooding. There is a low risk of surface water flooding. The flows associated with this risk can be diverted onto Farrar Road upstream of the site without detriment to the development or adjacent properties. As the risk of flooding is very low a Flood Conse-quences Assessment is not required. The con-sequences associated with flood risk are con-sidered within the drainage strategy report. 3.2 EXISTING GROUND CONDITIONS A desk and extensive physical study have been undertaken of the ground conditions on the site, the findings of which are contained in the Phase I & Phase II Geo-Environmental Report. On site investigative work included both trial pits and boreholes (to a depth of 10m). The site includes some small areas of naturally oc-curring sand, but primarily consists of firm to very stiff clay. Adjacent to Farrar Road (on the north eastern side of the site) there is made ground with is up to 2.8m deep. None of four boreholes undertaken encountered rock. 3.3 ARCHAEOLOGY We are unaware of any archaeological finds being made in this area or any significant sites of historical interest nearby, which would war-rant any investigation of the site.

3. FACTORS AFFECTING DEVELOPMENT

INSERT FLOOD MAP HERE

SITE LOCATION

A B

D C

A: Development Advice Map B: Flood Risk Map—Reservoirs C: Flood Risk Map—Rivers & Sea D: Flood Risk Map—Surface Water


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3. FACTORS AFFECTING DEVELOPMENT

3.5 EXISTING TREES No mature trees on site and ecological im-pact to be mitigated with new planting and shrubs. The application is supported by an Arboricul-tural, Statement, which confirms that the only tree of any significance in arboricultural terms is the high quality sycamore tree T5, which is protected by a Tree Preservation Order, and which lies outside the develop-ment site and remains unaffected by the pro-posals. The line of Lawson’s Cypress, located outside the development site to its southern boundary, are to remain, and can be accom-modated with some light pruning of the over-hanging branches. The report recommends that any excavation of the ground or pruning of roots or branches within the root protec-tion area should be carried out under the supervision of a competent arboriculturalist. The line of Lawson’s Cypress to the eastern corner of the site are causing damage to the red brick retaining wall positioned to the back of footpath, and are to be removed. 3.6 ECOLOGY An ecology survey of the site was undertak-en, which concludes that the overall compo-sition of the site is assessed to be of negligi-ble ecological value. There are no notable or significant habitats present and the protect-ed/notable species potential is very low as a result. There are no key ecological features identified in relation to the site, although there may be some nesting bird activity and some foraging/commuting bat usage of the site, at very low levels.

Sycamore

A

B

A: General view from Deiniol Road indicating the over grown nature of the site. The only valuable tree being the highlighted Sycamore Tree which is just outside the boundary of the site. B: View showing the Lawson’s Cypress on the Eastern Corner of the site, which are to be removed

3.4 EXISTING SERVICES All utility services record plans have been sought for the scheme including electrici-ty, gas, waste, mains water and BT tele-coms and these are conveniently placed. In addition, a Ground Penetrating Radar (GPR) survey has been undertaken to con-firm the location of buried assets. A copy of the GPR survey drawing and responses from statutory undertakers will be includ-ed with the planning application support-ing documents. It is anticipated that the development will be connected to the ex-isting mains services.


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4.0 DRAINAGE

4.1 EXISTING DRAINAGE

A Drainage Strategy has been prepared by Caulmert Consulting Engineers to accompa-ny the planning application which outlines the proposals for the disposal of foul and surface water from the site. The surface wa-ter drainage scheme will follow sustainable (SuDS) principles. There are two existing manholes which pre-viously connected the Social Club to external drainage networks. One chamber (situated in the existing site entrance) appears to con-nect to the Public Sewer Network in Deiniol Road. Surface water flows have been ob-served in this chamber. A further manhole exists in the footway at the junction of Farrar Road and Deiniol Road. This appears to collect surface water from the site and discharges into the adja-cent drainage system which also appears to include highway drainage. Before the old social club building was demolished the whole site was covered with impermeable surfaces in the form of buildings or car park-ing. The brownfield run off rate calculated for the site is 24.9l/s based on a flat rate rainfall of 50mm/hr. Dialogue with Welsh Water has established that re-use of the existing connection to the public sewer network in Deiniol Road is ac-ceptable for foul flows but the disposal of surface water into the public sewer will not be permitted.

The proposed development requires the exist-ing site levels to be reduced, to a depth which renders it impractical to carry out infiltration testing before construction works commence. A borehole investigation has been undertaken to establish the soil characteristics at depth. The underlying ground is formed of firm to stiff clay and it is extremely unlikely that infiltration de-vices will be able to dispose of significant vol-umes of water. To drain surface water from the site in a sustain-able manner it is proposed to include the fol-lowing features: Rainwater harvesting to supply water to

toilets, washing machines and other ap-plications which do not need to use water of drinkable quality.

Permeable surfaces to car park areas to allow low intensity rainfallto be disposed of by infiltration.

Provision of an attenuated discharge from the site re-using the existing connection to the highway drainage network (to eliminate surface water flows from the site into the public sewer network).

Discharges from the site to be reduced by 30% (to 17l/s), with attenuation stor-age being provided for events with a re-turn period up to 1 in 100 years (plus cli-mate change).

Rainwater harvesting and attenuation tanks will be situated below the car park as indicated and detailed calculations provided on the storage

Existing SW MH & Proposed Point of discharge for surface water CL—27.45

Existing catch pit IL unknown

Connection from chamber to CP to be confirmed by rodding

Assumed point of existing con-nection to PSN

Existing chamber: CL– 29.50 IL– 28.20 (note chamber is back drop type. IL leaving site not known

Public Se

wer (

from

Dw

r Cym

ru re

cord

s)

Proposed location of attenuation tanks below car park


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5.1 THE BRIEF The project involves the design and construc-tion of 38 apartments consisting of 12 market and 26 affordable rented units. The proposals are as follows: Clear the site of waste and rubble left

over following previous demolition. Provide an upgraded site access from

Deiniol Road which respects the local traffic management system and provides safe pedestrian and vehicular access.

Construct a secure private carpark for residents of the new scheme at lower ground level which screens off the parked vehicles to reduce their visual impact on the neighbourhood.

The construction of a 4 storey apartment building above the new car park with full lift access to all apartments with three fire escape stairs to ground level.

Amenity space is provided via private balconies; a shared roof garden; secure communal gardens surrounding the de-velopment facing the public highway.

The new apartments are to be affordable, flexi-ble and suitable for local people, couples and key workers. Dwellings will be of appropriate size to meet Planning and Welsh Government funding criteria and will be economic to build. The homes should be energy efficient to help alleviate fuel poverty and methods of modern construction (MMC) will be considered in the build to align with Wales’ innovation policy and Sustainability targets. The type of housing mix is the result of what best suits the site constraints, brief, and local housing need as determined by CCG.

5. DESIGN OBJECTIVES

CCG to comment on the Housing Brief for the Site

3D image indicating the new development on the corner of Farrar Road and Deiniol Road


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5.2 DESIGN CONCEPT AND PRINCIPLES

The design proposals have been developed holistically to provide the appropriate mix of apartment types to meet the stated housing needs. The concept is to reflect the surround-ing vernacular and built form in a modern idiom, and present a building that creates a sense of place. Our design approach will be to provide an attractive development which will comple-ment the existing housing provision while re-sponding to the needs of small families, cou-ples and individuals such as key workers within the health, education and policing sectors Our aim is to create a modern, well equipped facility with distinct and recognisable building features that the residents can enjoy and feel comfortable with. Most of all the apartments and communal spaces must be homely, attrac-tive and energy efficient, encouraging ease of operation and convenience. The building rela-tionship to the surrounding fabric of the rest of Bangor City is also important, in terms of scale, and use of materials.


38 Apartments

plus secure

on-site Parking

Easy access to

transport links and

routes into town

Site has utilities and

existing mains

services close by

Defensive barrier to

Deiniol Road providing

sense of ownership

Balcony spaces

provide interest and

will enhance amenity.

Site will provide

affordable housing

Will bring central

brownfield site back

into use.

Site is close to all

Local Amenities

The homes will be built to meet the Welsh Gov-ernment’s technical housing standards including Design Quality Requirements.

5.2 Diagram to indicate the design principles required to produce a successful scheme


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5.3 DESIGN DEVELOPMENT 5.3.1 Previous Planning Application: The site falls within the settlement boundary for Bangor, and benefits from planning permis-sion for the erection of 49 no. 1 and 2 bedroom apartments with undercroft parking and associ-ated landscaping. Planning permission was granted on appeal on 9 December 2008 for the “demolition of the former Bangor City Social Club for the erection of 49 No. 1 and 2 bedroom apartments with undercroft parking and associated landscap-ing”, subject to conditions. On 6th August 2018, Gwynedd Council issued a Certificate of Lawful Use or Development, which demonstrates that Planning Permission reference C08A/0108/11/LL has been imple-mented, and that the planning permission is still extant.

5.3.2 Fresh Planning Application

The Supporting Planning Statement prepared separately by Caulmert’s Planning Consultancy reviews relevant national and local planning policies, considers the proposals in more detail, and concludes that there are no overriding rea-sons why planning permission for the proposed development should be withheld.


5.3 Extract form the Gwynedd County Council Development Plan indicating location of the Site


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6.1 LAYOUT The new apartments will be built on the ex-isting brownfield site formerly Bangor City FC Social Club which had planning for residential use and was demolished several years ago. The new apartment building will be stepped back from the road and articulated to follow the corner and prominent setting where Deiniol Road meets the junction of Farrar Road. This provides a modern, attractive residential devel-opment which respects its neighbours. 6.1.1 Entrances There is one pedestrian entrance from Farrar Road and another from the car park. The latter provides secure and covered level access into the Apartment Block. 6.1.2 Circulation All apartments are accessed from a heated circulation space, passenger lift and 3 fire es-cape stairs serving all floors. 6.1.3 Shared Amenities All residents have access to share amenities: secure entrance hall with level access at street level with covered bin store and recycling room, bicycle store, partly covered vehicle parking area. 6.1.4 Staff Provisions Caretaker’s storage and plant rooms are locat-ed throughout the building in accessible loca-tions close to lifts and stairs to provide safe access to help maintain the building. 6.1.5 Defensible Space Where the development abuts the public high-way, railings and planting provide a suitably robust edge to the development where public and private space meets.

6. CHARACTER

A

B A Lower Ground Floor Plan B Upper Ground Floor Plan


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First and Second Floor Plans. All the apartments are light and airy with floor to ceiling glazing in the lounges and main bed-rooms. The lounges to the 2 bedroom apartments all have prominent bay windows or balconies with side lights to maximise the amount of day light entering the apartments, on all sides of the building. Balconies are positioned not to cause overlook-ing of neighbouring properties. Floor areas offer flexibility and adaptability to accommodate modern life styles and also peo-ple who may develop supported housing

6. CHARACTER

A

B

A: First Floor Plan B: Second Floor Plan


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6.1.6 Landscape Design

Soft landscape proposals An Ecology Study has been carried out by Caulmert The soft landscape works indicated have been de-veloped following a field assessment of the existing site and its context within Bangor together with an assessment of the approved development pro-posals. Landscape context The soft landscape proposals seek to reflect the prominent location of the site fronting the main arterial route into Bangor City centre, and the ex-isting urban landscape character through the use of strong boundary planting for screening and defini-tion, which also reflect the scale of the proposal and in order to reduce long term maintenance. The proposals seeks to add planting parallel with the pavement provide privacy of residents and to contribute to the overall quality of the street scene. Ornamental planting The planting layout takes account of the presence of electricity service runs through planting areas and hence small tree species are proposed and are-as of shallow rooting ground cover species are pro-posed in localised areas. As proposed planting areas are peripheral and sur-rounded by activity there are few opportunities to link to adjacent areas of habitat potential – howev-er many of the proposed species bear berries and fruits and offer cover for small mammals and birds. The planting is indicated to be dense to encourage early establishment and cover – and grass has not been included as the areas are small and will pre-sent increased maintenance input. The planting seeks to cover the steep bank adjacent to Deiniol Road and evergreen species are proposed which are directed at absorbing pollutants as well as being able to withstand salt laden winds from the nearby coast.

6. CHARACTER


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6. CHARACTER

6.1.7 Highways and Parking Secure private parking has been provided on the site with 1 space provided per dwelling, with 2 motor cycle spaces and covered storage for 15No. bicycles. Parking has been assessed against standards contained in the CSS Wales – Wales Parking Standards. As the site is well placed for access to sustainable transport infrastructure the parking provision to be included in the development is proportionate to its location. The level of parking provision is considered in detail in the Transport Statement which accompanies the planning ap-plication. Access and egress to and from the proposed new development will be from Deiniol Road. This has a one-way flow (from the station towards the city centre) adjacent to the site. The visibility splay requirements contained in the ‘Manual for Streets’ (2.4m x 43m) can be achieved from the proposed entrance position. The layout of the car park is such that large cars can enter the development, park safely and se-curely and also leave the site in forward gear. 6.1.8 Apartments The lounges to the 2 bedroom apartments all have prominent bay windows or balconies with side lights to maximise the amount of day light entering the apartments, on all sides of the building. Balconies are positioned not to cause overlooking of neighbouring properties. Floor areas offer flexibility and adaptability to accommodate modern life styles and also people who may develop supported housing needs.

A B

C

A: Typical 2 bedroom Apartments indicating the projecting bays and recessed balconies. B: Lower Ground Floor Plan showing the amount of parking provided and the main pedestrian access into the building C: 3D image indicating the 5 storey corner block which gives the whole building presence and scale on Deiniol Road one of the main arteries into Bangor


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6.2 SCALE The site is located in a residential area on the A5 Deiniol Road, which consists of a mixture of two, three and 4 storey dwellings. The 38 apartments will be situated over mainly 4 storeys rising to 5 storeys on the corner pro-ducing a modern contemporary design. The scale and massing of the new development follows some of the principles established on the previous planning permission . Due to the site levels, the car park is partially under ground and at the rear (North) of the site fully underground. This has enabled us to reduce the scale of the new apartment block where it comes into proximity with the existing 2 storey semi detached properties on Farrar Road. Therefore reducing the impact on these prop-erties and reducing the massing to a more ap-propriate scale to suit the existing street scene. The proposal creates staggers/setbacks on Far-rar Road whereas the Deiniol Road Elevation presents a bolder larger scale theme to identify with the scale of other building along this road. This is demonstrated on the site section. The existing Farrar Road elevational rhythm will be maintained, by the introduction of pro-jecting bays and inset balconies to break up the mass of the building. As the building rises to 5 storeys on the corner of Farrar Road & Deiniol Road the massing and form will provide a full stop to the corner to Farrar Road and al-low the building to turn the corner into Deiniol Road, giving the corner the strong presence within the street scene that it requires.

6.2 A: View from Farrar Road showing the proposed development’s scale in

creasing in height toward as it moves away from the semi detached

properties adjacent to the site towards the corner with Deiniol Road

B: Site Section indicating the scale of the new build adjacent to the existing

6. CHARACTER

A

B

6.1.9 Building Location The proposed building is stepped down on Farrar Road to respect neighbouring prop-erties as possible. Steps and set backs are utilized to break down th escale of the de-velopment while following the existing building line along Deiniol Road and Farrar Road. Five storeys of residential accommodation hav ebeen placed on the corner where the two principal roads converge to define and emphasise the junction where Deiniol Road meets Farrar Road. This was an important feature of the previous planning approval.


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6.3 AMOUNT The proposed development will provide the following accommodation; 38 No. Affordable Homes comprising: 23 No. 3 Person 2 bedroom apartments

(between 58 and 62m2). 15 No. 2 Person 1 bedroom apartments [between 44 and 46m²]. Associated communal/amenity space: 15 apartments with balconies. Improved site access. 38 parking spaces for 38 apartments (6 of the parking spaces are for residents and visitors with disabilities). 2 No. Motor Cycle parking spaces Bin Store with recycling facilities. Cycle Store for 15 cycles. Shared communal gardens with soft

landscaping.

6.0 CHARACTER

KEY:

3 PERSON 2 BED APARTMENT 2 PERSON 1 BED APARTMENT CIRCULATION LANDLORD STORAGE

By avoiding a large unbroken linear design and opting for a more fragmented elevational profile, the massing of the new development would be reduced to a more human domestic scale, thus avoiding an overbearing institu-tional appearance.

Lower Ground, Upper Ground and First Floors, indicating the mix of accommodation and amount of parking and other facilities


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6.4 AMOUNT Second and Third Floor Plans: The third floor plan clearly indicates how the building rises upon the main corner of the site. With a single 2 bedroom apartment creating the 5th Floor. The Second Floor Plan is stepped down on the Farrar Street elevation to respect the relation-ship with neighbouring property to the West and a small roof garden is provided for the resi-dents use. The roof scape is formed by low pitched roofs set behind low parapet walls, which allows for the discreet introduction of solar photovoltaic panels , thereby providing a useful source of renewable energy and increasing the sustaina-bility of the scheme of affordable dwellings.

6.0 CHARACTER

KEY:

3 PERSON 2 BED APARTMENT 2 PERSON 1 BED APARTMENT CIRCULATION LANDLORD STORAGE

Second and Third Floor Plans


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6.0 CHARACTER

North East Elevation facing Ffordd Farrar

South East Elevation facing Ffordd Deiniol (A5)

6.4 APPEARANCE 6.4.1 Design Following CCG’s desire to achieve a more unique contemporary residential feel to the development, the massing, form, choice of ma-terials and colours are purposely less typical of residential developments in this area Bangor. Articulation of windows and addition of curtain walling within the facades helps to animate the elevations and provide a similar rhythm and scale the surrounding buildings, whilst still achieving a modern typology that reflects the aspirations of CCG. Although the building has a large mass, this has been successfully broken down by our façade approach, with varying window sizes curtain walling, protruding bays and with recessed balconies on the two main elevations . The box bays are purposely angled on the Far-rar Road elevation to enhance privacy and are deliberately clad in differing materials to the main body of the building to emphasise their shape and create a rhythm along the Farrar Road Elevation. Other Key Design Features are: The main roof is low pitched in configu-

ration and set behind a parapet wall. The roof rises at a steeper pitch to emphasis the corner as the building turns from Farrar Road into Deiniol Road.

The window treatments respond to lo-cal precedents and maintain the rhythm of Deiniol Road and Farrar Road as can be seen from the 3D images.

North West Elevation

North East Courtyard Elevation

South West (Courtyard) Elevation

South East— Courtyard Elevation

6.4.1: Elevational Treatment, indicating the proposed change in materials—adding interest and breaking up the scale of the elevations


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6. CHARACTER

The external built forms of mainly render

are broken up by bays & recessed balco-nies clad in an Eternit Equitone panel or a similar fire resistant panel system the whole being grounded by the introduction of a low level brick plinth. The elevations are pierced by a variety of window types & scale. The recessed bays are surrounded by a protruding picture frame clad in Eter-nit Equitone in a contrasting colour to the main body of the building.

The existing Farrar Road elevational

rhythm will be maintained, by the intro-duction of projecting bays and inset bal-conies to break up the mass of the build-ing. As the building rises to 5 storeys on the corner of Farrar Road & Deniol Road the massing and form will provide a full stop to the corner to Farrar Road and al-low the building to turn the corner into Deniol Road, giving the corner the strong presence within the street scene that the building demands.

The gable ends of the development are

defined by the vertical circulation, with the staircase landings breaking the main plane of the rendered elevation as if they have been extruded from the larger mass.

The material palette of the staircases tow-ers are the same as the bay s, using a

rain-screen panel system & curtain walling.

The use of projecting bays on Deiniol Road and in the courtyard helps to reduce the scale and add rhythm and variety .


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6.4.2 Materials The aim of the building is to create a modern, well equipped residential scheme with recog-nisable building features that the residents feel comfortable with and can enjoy. A palette of natural materials have been used to reflect the colour palette of the existing fabric of the City. Materials will be carefully chosen in a sensitive manor in order to enhance the impact of the building while respecting local building tradi-tions, craftsmanship and innovation.

6. CHARACTER

Examples of modern bay designs with varying materials and colours


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6. CHARACTER

Roofing— A composite metal roof or single ply insulated membrane is proposed to the main low pitched roof areas located behind the low parapet walls. Cladding to Bays: Fire resistant decorative cladding panel Eternit Equitone or similar. Single ply insulated membrane is proposed to the projecting bay's flat roof. And the central maintenance access roof. Facing Brick is proposed in keeping with the surrounding and local vernacular. This will act as a plinth to the whole building Render or a similar high performance through colour system is proposed, using a colour and texture appropriate to the surrounding vernac-ular. High performance powder coated aluminium or uPVC finished to a grey colour is proposed to doors and all windows. Aluminium Curtain walling systems are pro-posed to the main stairwell and recessed bal-conies

6.4.2 A: Single ply membrane roof with dummy upstands to give appearance of standing seam roof

B: High performance render to all elevations

C: Ball top railings to all boundaries.

D: Aluminium curtain walling to recessed balconies and vertical circulation

E: Typical Etrenit Equitone Cladding for proposed bays and balconies

F: Typical brick to plinth and boundary walls—exact colour to be agreed

G: Typical uPVC window in rendered elevation


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7.1 URBAN SETTING

The proposed development sits on a promi-nent corner site. The surrounding context has been carefully considered and the scheme is sympathetic to the diversity and scale of the local surrounding pattern and forms of Deiniol Road. Design influences have been taken from the surrounding context with a modern interpreta-tion taken for detailing and the use of some of the materials, but sympathetically designed to ensure the new development enhances the local character. Connectivity with the surrounding community and local facilities is an essential element of the scheme. The development is close to the centre of Bangor and provides good vehicle and pedestrian access to the following facili-ties: Bus Stops less than 100m away providing

regular services towards the City centre Supermarkets less than 300m away. Cycle opportunities into town and the

Deiniol Road. This provides a convenient route for travelling to the city centre and further afield.

Bangor’s main Railway Station is within easy walking distance of the site.

The development has an opportunity to add real value to the fabric of the city, by perhaps encouraging younger residents to continue living & working in Bangor and the surrounding area.

7.1 A: Bird's Eye View looking North West

B: Deiniol Road—urban large scale buildings are interspersed with residential.

C: Large scale Research & Development building within 400m of the site

D: Bird’s Eye view looking South west, indicating designated cycle routes passing the site

7. ENVIRONMENTAL SUSTAINABILITY

B.

A.

C.

D.


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The site is ideal for residential development as it is well served by local amenities including two bus stops within 200 metres of the site, easy access to main road and rail links with Bangor City Station within 400metres of the site. This makes the site particularly well suited for local people and the people who need to commute into other parts of North Wales but who want to live within the heart of a vibrant urban community. The development has an opportunity to add real value to the fabric of the this area of Ban-gor, by perhaps encouraging younger resi-dents to continue living & working in Bangor and the surrounding area. 7.2 BIODIVERSITY & LOCAL ENVIRONMENT The development site currently consists of a mix of tarmacadam, scrub vegetation and foundations and slab of the previously demol-ished Social Club The proposed new development will have a positive effect on the biodiversity within the local environment by the inclusion of new planting which will help to increase possible habitats and feeding opportunities for indige-nous wildlife.


A

B

A: Aerial view looking North East indicating the partially covered parking at Lower Ground Floor Level and roof form with the location of the Solar PV cells.

B: View along Deiniol Road looking North East.


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Residents will be encouraged to recycle. Low flush toilets will be specified to reduce wa-

ter usage. Permeable paving can help to reduce surface

water run-off. The building has been designed to be as energy

efficient as possible so as not to contribute fur-there to climate change.


To ensure the proposed development can cope with any future changes a number of features have been designed in. The proper-ties will be constructed from heavyweight ma-terials, giving a high thermal mass. This means they will respond slowly to changes in external temperature. The buildings have been designed to be as en-ergy efficient as possible so as not to contrib-ute further to climate change. The aim is meeting the needs of the present without compromising people’s ability to do so in the future.

7.3 ENERGY EFFICIENCY/CARBON REDUCTION The aim of the sustainability strategy is to mini-mise the energy demand and carbon emissions associated with the proposed development, and therefore limit the effect on the environ-ment. Considering the orientation, micro-climate and built form has allowed the development to benefit from passive solar gain, natural light and wind protection, which will all contribute towards reducing the energy demand. The following strategies will be used to reduce energy usage; Well insulated building envelope Minimise unwanted air-leakage Energy efficient heating and hot water

systems will be specified within the units.

‘A’ rated domestic appliances will be specified within the dwellings.

External drying areas to help reduce en-ergy usage.

At least 75% low energy light fittings will be used within all of the properties

7.4 SUSTAINABLE MATERIALS Environmentally responsible methods of con-struction and a palette of sustainable, locally sourced materials will be chosen wherever possible, in pursuing a design that is both ener-gy efficient and environmentally conscious. Materials will be selected from local sources wherever possible to minimise transport ener-gy use and help sustain the local economy. The materials have been chosen for their sus-tainability in reference to the ‘BRE’ Green Guide to Specification, for example a tradition-al cavity wall construction with facing brick achieves an ‘A+’ rating in the Green Guide.

7.5 WATER 7.5.1 Sustainable Approach In order for the houses to utilise as little water as possible, water efficiency within the building will be maintained through the installation of dual flush toilets and the use of flow restrictors on site. 7.5.2 Drainage Sustainable Urban Drainage Systems will be considered to avoid overloading the existing infrastructure. Subject to dialogue with the Local Authority water butts will be provided to collect rainwater and reduce the use of potable water for watering garden plants. 7.6 WASTE MANAGEMENT The chosen contractor will be a member of the Considerate Constructors Scheme, and follow a Site Waste Management Plan. A post-construction domestic waste management and recycling scheme will be implemented. All kitchens will have internal recycling bins to encourage residents to recycle and minimise waste. Removal of standard refuse, recycling and garden waste will be dealt with in accord-ance with Conwy County Council’s collection schedule. 7.7 CLIMATE RESILIENCE Over the next 50 years the climate is expected to change. Although we cannot be certain what these changes will be, general trends have been predicted. The global mean temperature is expected to rise by between 1 and 3.5°C. In Britain this is expected to mean warmer sum-mers and colder winters. We are also expected to have more extremes of weather, with great-er risks of floods and droughts.


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8.1 INCLUSIVE DESIGN The primary aim of the scheme is to create a place that is easily accessible to everyone living or visiting the apartments. The design ethos is to provide access “for all”, including those with visual and hearing impediments and residents with limited mobility. The best practice guidelines within BS8300:2009 (Design of Buildings and their Approaches to meet the needs of Disabled People—Code of Practice) have been adopted where necessary to augment the requirements of Approved Document M. Level access will be achieved to the rear en-trances with land graded no greater than 1 in 20 and paths no greater than 1 in 12. All external surfaces on the site will have mini-mum undulation and be non-slip. Any joints between paving or between changes of materi-al will aim to be no more than 10mm wide and any utility access covers featuring within the hard landscaping will aim to protrude no more than 5mm above the paving level. Where there are any changes in height or di-rection the surfaces will be clearly marked by a change of texture and a contrasting colour and where appropriate up stand kerb or low rail. All paths will be a minimum of 900mm and will be continuous with no obstructions. It is antic-ipated that paths around the buildings will be a minimum of 1000mm for wheelchair access, and where possible will be 1200mm wide.

8. ACCESS

A

B

A: Existing path levels mean that easy pedestrian level access is achieved Farrar Road B: 3D view from the Lower Ground Floor Car Park, providing secure parking and level access to the

apartments via stairs and passenger lift.


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9.1 INTEGRATION/CONNECTIONS The proposed site is very central located on the A5 within Bangor allowing residents to enjoy the benefits of local amenities and very close transport links. The prime central location is within 200 metres walking distance of Bangor Train Station and local/regional bus routes. 9.2 TRANSPORT MODES As such the development will facilitate a wide range of differing transport modes and options for residents wishing to use public transport. 9.2.1 Railway Links Bangor‘s position on the main railway line link-ing towns along the North Wales Coast make it ideal for connections to new employment op-portunities on the island of Anglesey as well as established businesses beyond Bangor. 9.2.2 Bus Links Here are the following routes by Arriva Buses Wales, stopping in Bangor 5/X5 Llandudno 1/1A Caernarfon & Porthmadog This makes it easier for the residents to get to and enjoy the local areas and their facilities. Taking all these factors into account the site is very accessible and offers a tremendous oppor-tunity for sustainable living. 9.2.3 A55 Expressway The proximity of the A55 Expressway provides quick links along the North Wales coast and to larger conurbations in England.

9.2.1 A: Arriva Trains Wales route map showing connections across North Wales and beyond

9.2.1 B: Arriva Trains Wales Holyhead to Chester route with Bangor on main route.

9.2.2 C Traws Cymru Bus Routes indicating country wide connections with Bangor

9.2.2 D: Gwynedd CC bus route map showing routes from Bangor to all parts of the County.

9.2 3 E: Arriva Bus Wales route map for the X5 between Bangor & Llandudno

9. MOVEMENT

A B

D E C


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9.2.4 Designated Cycle Network. Runs directly passed the site along Deniol Road site, accessed via Station Road. This provides a convenient route for travelling into the city or further afield. 9.4 SERVICING All properties have designated areas to store bins with access to allow refuse to be removed by Gwynedd County Council.

10.00 COMMUNITY SAFETY:

10.1 NEIGHBOURHOOD SAFETY Introducing good quality housing on the site will help to continue the street scene along Deiniol Road and introduce additional natural surveillance to both the site and the surround-ing roads. 10.2 BOUNDARY TREATMENTS Boundary treatments are designed to be high quality metal railings to the public highway and vertically boarded timber fenced to the rear boundaries. Deiniol Road boundary will retain and extend existing Highway fencing. Secure defensible space will be created along the edge fronting onto the A5 (Deiniol Road) and Farrar Road that forms a landscaped buffer in-between pedestrian traffic and the proposed development. 10.3 SURVEILLANCE The layout of the new apartments has been designed to form a positive impact on the sur-roundings with particular consideration given to creating active frontages which help to im-prove security through overlooking local sur-roundings.

10. COMMUNITY SAFETY

10.11 A: Example of balcony surveillance on another affordable housing scheme in North Wales. 10.21 B: Typical boundary wall and fence details envisaged to Farrar Road & Deiniol Road

A B


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The proposed projecting bays will provide views of Farrar Road and the private car park to the rear of the building offering natural sur-veillance with front and side windows. Ainsley Gommon Architects have previously used this detail successfully for a similar resi-dential development on a prominent seafront site along West Parade in Rhyl —see photo on previous page. 10.4 SITE SECURITY A secure access gate to the bin and cycle store will be operated by a fob locking mechanism for use by residents of this scheme only. The site will be appropriately lit during the night to aid the visibility of passers by.

10.5 OWNERSHIP & RESPONSIBILITY By trying to encouraging the residents to inter-act with each other on a daily basis the scheme aims to create a strong sense of com-munity. Creating a trusting bond between resi-dents means that they will look out for one another individually and as a collective. This sense of community aims to promote a sense of ownership of the building and will help to ensure everyone takes responsibility for the safety and upkeep of the development.

10.4 Images of typical fob entry access systems used for accessing the shared areas and secure carpark

10. COMMUNITY SAFETY

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