stanton andrews architects - Ribble Valley · 2017. 8. 16. · supplementary planning guide,...
Transcript of stanton andrews architects - Ribble Valley · 2017. 8. 16. · supplementary planning guide,...
Acorn Barn Ribchester
design and access s tatement
stanton andrews archi tects
Acorn Barn - Design S tatement July 2017
1.1 Introduction
This design statement has been prepared to support a householder application for Acorn
Barn which is situated to the east of Ribchester Road, to the south-east of Ribchester.
This report seeks to demonstrate that the proposals have undergone a formal and
thoughtful design process and that the resultant scheme is a response to site context,
access, massing, orientation, materiality and architectural detail and that a sustainable
approach has been adopted.
The statement also demonstrates that the proposed development has been assessed for
compliance with prevailing national and local planning policy.
1.2 Application
The proposed planning application is for :-
‘Alterations and extension to the existing dwelling to form improved family
accommodation, separate garage and guest accommodation’.
1 Background
stanton andrews archi tects
Acorn Barn - Design S tatement July 2017
1.3 Aim and Context
This statement demonstrates how the design has been informed through a rigorous
process of assessment, evaluation and design and includes the following information:
• Information on the existing site and house.
• Planning policies and planning history of the site.
• Information on Permitted Development Rights.
• Pre-Application Advice
• Design brief and the design process.
• Design proposal, including the impact on use, appearance, access and ecology.
1.4 Stanton Andrews Architects
Charles Stanton and Neil Andrews established their architecture practice in late
2006. With projects across the north-west, Stanton Andrews have established a strong
reputation for producing high quality and imaginative designs to suit the needs, desires,
aspirationsandbudgetofitsclients.StantonAndrews’portfolioincludesnewmixeduse
developments, one off projects as well as urban regeneration residential schemes. Their
‘handson’approachtothedevelopmentoftheproposalsanddesignisatthecoreof
much of the details and designs produced.
Consistently, projects have demonstrated a focused and considered appraisal of the
existing arrangement, its site, and context; resulting in imaginative and elegant designs
tailored to the specifics of each commission. This, combined with a sensibility for
historical context and vernacular identities, has created a socially and environmentally
responsive architecture.
Stanton Andrews Architects have received a number of awards for their work, including
LABC awards in the catagories of “Best change of use of an existing building or
conversion” (2014) and “Best extension or alteration to an existing home” (2017) plus
other nominations and commendations.
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73.00m
73.00m
74.00m
74.00m
1.5 Existing Site
• Existing gated entrance from Ribchester Road to west.
• Existing stone boundary wall to west (fronting Ribchester Road).
• Neighbouring property to south.
• Mature tree to east.
• Existing property appears to have been extended and subdivided, with little
consideration to function and/or appearance.
• Existing‘frontdoor’under-used.
• Small and under-used court to the south.
Existing areas:
Site 4,565 m2
House Ground floor 306 m2
First Floor 114 m2
Total 420 m2 (gross internal footprint)
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2.1 Policy
Whilstthesiteisintheopencountryside,RVBC’slocalplanconfirmsthatthesiteisnot
within an AONB, green belt, nor covered by other specific environmental policies.
Planning policies ENV3 and G5 cover the site. However, it is debatable whether these
are directly applicable to the proposals.
TheproposalshavebeenmindfuloftheguidanceofferedinRVBC’spublished
supplementaryplanningguide,‘ExtensionsandAlterationstoDwellings’.
2.2 Planning History
It should be noted that the permitted development rights for the property have been
unaffected.
RVBC Planning reference: 3/2013/0359
‘Proposednew,gatedvehicleandpedestrianaccesstoAcornBarn,OakMountFarm,
RibchesterRoad,Clayton-le-Dale,Lancashire,BB19EY’.Approvedwithconditions
RVBC Planning reference: 3/2011/0995
‘Proposedconversionofanexistingdwellingandattachedannexintotwoseparate
properties and erection of a single storey double garage at Oak Mount Farm, Ribchester
Road,Clayton-le-DaleLancashire’.Approvedwithconditions
RVBC Planning reference: 3/2017/0082
‘Proposedalterationsandextensionsincludingtwostoreyextensionanddetechedgarage
blockwithtwobedroomgrannyannexabove’. Rejected.
See item no.2.4 below
2 Planning
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Acorn Barn - Design S tatement July 2017
Summary Single-storey extension An extension or addition to your house is considered to be permitted development, not re-quiring an application for planning permission, provided certain limits and conditions are met. 1. On designated land cladding of any part of the exterior of a dwelling (and extensions) with stone, artificial stone, pebble dash, r ender, timber, plastic or tiles is not permitted development. * Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites. 2. Extensions (including previous extensions) and other buildings must not exceed 50% of the total area of land around the original house.
The term ‘original house’ means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a pre-vious owner may have done so.
* Sheds and other outbuildings must be included when calculating the above 50% limit. 3. Extensions forward of the principal elevation or side elevation of a house and fronting a highway are NOT permitted development. 4. On designated land side extensions are not permitted development.
On designated land and Sites of Special Scientific Interest the regime for larger single-storey rear extensions (see point 9) which runs until 30 May 2016 does NOT apply.
5. Materials used in exterior work to be similar in appearance to those of the exterior of the existing house. This condition does not apply when the extension is a conservatory. 6. Width of side extension must not have a width greater than half the width of the original house. 7. Side extensions to be single storey with a maximum height of four metres. 8. If extension is within two metres of a boundary maximum eaves height should be no higher than three metres to be permitted development. 9. Single storey rear extension must not
extend beyond the rear of the original house by more than 3m an attached house or by 4m if a detached house. In addition, outside designated land and Sites of Special Scientific Interest the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2016. These increased limits (between 3m and 6m and between 4m and 8m respectively) are subject to the neighbour consultation scheme.
10. Single storey rear extension must not exceed a height of four metres. 11. Maximum eaves and ridge height of extension no higher than existing house.
Class A The enlargement, improvement or other alteration of a dwelling house.
© Crown Copyright 2013 This guide is sponsored by:
2.3 Permitted Development Rights
Permitteddevelopmentsrightsallowforextensionstothe‘original’dwellingwithout
requiring planning permission, provided that they comply with the following conditions:
Extensions:
• Restrictionsonuseofmaterialsondesignatedland.‘Designatedland’includes
national parks, AONB, conservation areas and world heritage sites.
• Extension must not exceed 50% of the total area of land around the building.
• Extension must not be forward of the principle elevation. (The principle elevation is
the one fronting the highway).
• No side extensions on designated land.
• Exterior materials similar in appearance to the original building.
• Width of the side must not exceed to be more that 1/2 the width of the original
property.
• Single storey side extensions to be max. 4m in height.
• Extensions within 2m of the boundary to have max. eaves height of 3m.
• Rear extensions must not be more than 4m deep for a detached property. (May be
increasedto8mfollowing‘neighbourconsultationscheme’).
• Rear extensions must not exceed a height of 4m.
• Max. eaves and ridge heights must be no higher than the existing house.
Outbuildings:
• Not permitted on designated land.
• Not permitted with grounds of listed buildings.
• If in National Parks, the Broads, AONB etc., must be more than 20m away from any
walls of the house, and not greater than 10m2.
• Not forward of the front elevation.
• Not more than 50% of the total area of land around the house.
• Must not contain a separate living accommodation.
• Max. 2.5m eaves height. Max. 4m overall height.
• Max. 2.5m overall height if within 2m of the boundary.
• No balconies and verandas. Raised platforms max. 300mm in height.
• Containers max. 3500 litres capacity.
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2.4 Application Ref 3/2017/0082
The reason listed for the previous refusal was :-
‘The proposed extension and alterations are considered contrary to Policies DMG1 and
DMH5 of the Ribble Valley Core Strategy by virtue of their scale and design resulting
in the introduction an incongruous, discordant and unsympathetic addition that fails to
respond positively to the inherent character or proportioning of the existing building. It
is further considered that the extensions/alterations would result in the introduction of
an over dominant addition resulting in the visual detriment of the host property and the
character and visual amenities of the area’.
2.5 Pre-application AdviceFollowing the refusal of the previous application, a pre-application enquiry was submitted
to Ribble Valley planning department. On the 08/05/17 a meeting was held at the
Council offices attended by Austin Clews and Kathryn Baron (applicants), Stephen
Kilmartin (RVBC planning officer) and Neil Andrews (Architect).
Mr Kilmartin outlined the concerns with the previous scheme and a options were
discussed.
On the 09/05/2017, 23/05/2017 and 29/06/2017 sketch options were forwarded to
Mr Kilmartin for consideration. The current application reflects the comments received,
including:-
• The principle of the extension and outbuilding was generally agreed. There were no
concerns about the proposed areas, nor the proposed location.
• The annex building to be read as subservient to the original house, i.e. the ridge
height should be lower than the existing ridge height.
• The concept of splitting the building into 2no. single storey buildings - one for the
garageandoneforthe‘grannyannex’.
• Garage outbuilding to be positioned to the SW of the site, adjacent to the existing
boundary wall fronting Ribchester Road.
On the 20/07/17 Mr Kilmartin stated “No perceived issues at this end. I would advise
proceeding to submission”.sketch site plan prepared for pre-application discussion
LP
WV
LP
73.58
73.34
72.94
73.1773.37
73.4473.30
73.31
73.68
73.18
73.64
TARMAC
STONE SETTS
73.6
9
GRASS
74.6
774
.37
73.9
8
73.6
3
73.4
6
73.2
4
73.1
5
73.0
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74.0
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74.4
6
74.7
3
74.54
74.61 74.63
74.86
74.86
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74.3
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74.1
273
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73.73
CHIPPINGS
GRASS
GRASS
73.6373.70
73.73
73.71
73.67
73.78
73.9474.06
STONE FLAGS
74.16
74.1174.15
73.9
5
73.8
6
73.81
73.75
73.76
73.8
2
73.9
4
74.2
1
74.64 74.64
GRASS
74.07
SOIL73.9474.01
73.86
TL74.30
CHIPPINGS
74.25
74.1874.21
74.33
74.33
CHIPPINGS
STONE SETTS
74.69 74.64
74.73
74.63
74.62
74.57
74.43
74.44
74.56
74.38
74.3
0
74.2274.16
74.28
74.44
74.1
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73.9
5
73.85
73.68
73.63
73.95
74.16
72.9
8
73.2
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73.5
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73.73
73.91
74.10
74.16
74.24
EH81.81
RH85.54
RH79.45
EH77.54
TL74.69
72.67
72.91
73.08
72.99
73.01
73.2
6
74.53
74.44
74.46
74.66
74.47
STON
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TL74.64
74.49
74.76
74.4
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.64
74.67
TL74.65
STONE FLAGS
CHIPPINGS
FFL74.66
74.56
74.55
74.48
74.5
574
.66
74.68 74.65
74.56
TL74
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TL74.65 TL74.65
STONE FLAGS
74.4274.47
74.60
74.70 74.64 74.45
74.29
CO
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RETE FLAG
S
STONE FLAGS
Raised Bed
74.43
74.3
474
.24
74.2
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74.25
74.31
74.34
74.36
74.45
74.46
EH77
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EH79
.69
EH81.45
RH83.45
RH81
.88
RH79
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GRASS
GRASS
72.88
74.25
74.32
74.3
1
74.21
73.00m
73.00m
74.00m
74.0
0m
Raised Bed
Oil Tank
Raised Bed
GRASS
CHIPPINGS
CHIPPINGS
GRASS
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'as existing' drawings based on information provided by others - no measured survey of the property has been undertaken by the architect.
this drawing is to be read in conjunction with all relevant consultants and specialists drawings. the architect is to be notified of any discrepancies before proceeding. do not scale from this drawing. all dimensions are to be checked on site. this drawing is subject to copyright.
A Issued for information June 2017
Acorn BarnRibchester Road
Proposed Plan Site Plan
1561 / 24
June 17TE1:200 @ A11:400 @ A3
A
date.
drg.no.
drawn.
stanton andrews architects
44 york streetclitheroeBB7 2DL
t 01200 444490e [email protected] stantonandrews.co.uk
rev.
scale.
stanton andrews archi tects
Acorn Barn - Design S tatement July 2017
3.1 Design Brief
The applicant has a large and extended family, and wishes for Acorn Barn to become the
family home. This includes alterations and an extension to the existing property to allow
for improved function and usability.
3.2 Design Process
The design proposal is the result of a detailed and iterative design process, during which
a number of options were explored.
Throughout the process of creating conceptual extensions and alterations, a series of
computer aided design and 3D modelling options were produced. These options were
created as a visual and interactive aid of the project in its context, whereby a preferred
option is produced.
The options provided a detailed analysis of the impact that the developments would
have on the area and its relationships to the surroundings, both from a spatial and visual
aspect. The proposal therefore aims to reflect and respond to the surrounding character
and environment.
Ground floor
First floor
3 Design
family room / kitchenutility
wc
snug
dressing
master bedroom
balcony
ensuite
bedroombathroom
bedroom
bedroom
ensuitebedroom
ensuite
lounge
study
cloaks
dog room
snuglobby
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LP
WV
LP
73.58
73.34
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73.31
73.68
73.18
73.64
TARMAC
STONE SETTS
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GRASS
74.6
774
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73.9
8
73.6
3
73.4
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73.2
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74.7
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74.1
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73.73
CHIPPINGS
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GRASS
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73.73
73.71
73.67
73.78
73.9474.06
STONE FLAGS
74.16
74.1174.15
73.9
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73.8
6
73.81
73.75
73.76
73.8
2
73.9
4
74.2
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74.64 74.64
GRASS
74.07
SOIL73.9474.01
73.86
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CHIPPINGS
74.25
74.1874.21
74.33
74.33
CHIPPINGS
STONE SETTS
74.69 74.64
74.73
74.63
74.62
74.57
74.43
74.44
74.56
74.38
74.3
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74.28
74.44
74.1
1
73.9
5
73.85
73.68
73.63
73.95
74.16
73.2
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73.5
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73.73
73.91
74.10
74.16
74.24
RH79.45
EH77.54
TL74.69
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74.46
74.66
74.47
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74.4
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74.67
TL74.65
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74.55
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74.25
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74.34
74.36
74.45
74.46
GRASS
GRASS
74.25
74.3274
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74.21
74.00m
74.0
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Raised Bed
Oil Tank
Raised Bed
GRASS
CHIPPINGS
CHIPPINGS
GRASS
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Kerb
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Wal
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Post
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Post & Rail Fence
Post & Rail Fence
Decking
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16.8
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7.5m
7.5m
2.5m
19.0
m
7.5m
16.8
m
4.2m
3.3 Design Proposal
The proposals reflect the comments received during the pre-application discussions with
the planning officer, including reducing the size and height of the extension, reducing the
height of the granny annex, and positioning the garage to the west of the site.
The original part of the house is to be returned to its original layout. This involves the
removal of previous additions/alterations, and to provide ancillary living and bedroom
accommodations.
The ground floor extension provides an open plan family room, with a kitchen, dining
area and informal seating area, allowing the family to come together.
The first floor extension above accommodates the master bedroom suite and snug.
The garage and workshop space are required to be a suitable size for the applicant to
store and maintain his collection of vintage cars and motorbikes.
A‘grannyflat’isprovidedtowardsthenorthofthesite.Itisintendedthatthisgranny
flat is used in conjunction with the main house.
3.4 Design Proposal - Appearance
The proposals reflect the comments received during the pre-application discussions with
the planning officer, including rationalising some of the detailing and simplifying the
materials pallet.
The elevational treatment is unashamedly contemporary, whilst being respectful of the
existing property and neighbours. Walls are to be faced in natural and local stone with
render. The roof is finished in natural slate.
The sitting of the extension minimises the possible impact when viewed from Ribchester
Road. This extension replaces the existing collection of outbuildings, and is pulled
significantly further away from the existing oak tree and the southern boundary (and the
neighbouring property).
The east elevation of the extension and the granny flat open up to views across open
fields and the countryside.
kitchen/
family room
loungestudy
cloaks
dog room
wc
utility
dining
snug
Kitchen
bedbed
ensuites
terrace
utility store
garage
garage storeworkshop
lounge
lobby
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Acorn Barn - Design S tatement July 2017
3.5 Design Proposal - Access
The vehicular and pedestrian access to the site from Ribchester Road will remain
unchanged and unaffected.
The approach to the house when within the site is addressed, by establishing and defining
circulation routes, paths and driveways. Consequently, an approach to the front door is
created to help bring it back into everyday use.
3.6 Area Comparison
• House external footprint (gross):
Existing footprint 351 m2
Proposed footprint 356 m2
Equating to a 1% increase in area.
• House internal footprint (gross):
Existing Ground Floor 306 m2
First Floor 114 m2
Total 420 m2
Proposed Ground Floor 306 m2
First Floor 250 m2
Total 556 m2
Equating to a 32% increase in area.
Itisourunderstandingthatthe‘GrannyAnnex’maybeconstructedwithoutrequiring
planningpermissionundertheexistingproperty’spermitteddevelopmentrights(asnoted
previously).
ground floor
first floor
study
lounge
lobby
dog room snug
dining
kitchen / family room
utilitycloaks
bedroom
bedroom
bedroom bed
master bedroom
ensuite
snug
dressing
ensuite
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Acorn Barn - Design S tatement July 2017
3.7 Ecology
A bat survey has been carried out on the site, which found no evidence of bats within
the structure. It was concluded that the proposed building alterations and the demolition
of part of the existing structure are unlikely to cause significant disturbance to bats. As
a result of this, the work has been recommended to proceed without a requirement to
obtain a development licence (EPSL).
The proposed extension replaces the existing collection of outbuildings, and is pulled
significantly further away from the existing oak tree. The proposed design does not affect
the oak tree, and as a result must be considered an improvement.
The existing trees to the north of the site will be unaffected by the works.
4 Conclusion
It is the aspiration of the client to create a functional and usable family home that
appreciates the surroundings.
A design has been developed that responds to the site context, orientation and setting, as
well as a landscape to allow for better accessibility. The focus is on creating alterations
internally and externally that satisfy the requirements of the client.
The extension not only benefits the usability of the space, but is also externally beneficial
by being set further back from the oak tree and the neighbouring property; as a result
enhancing the ecological and visual value of the site.
Aerial view of the proposal
s tanton andrews archi tects
Acorn Barn - Design S tatement July 2017
stanton andrews archi tects
44 York Street, Clitheroe, BB7 2DL01200 [email protected]
s tanton andrews archi tects
Acorn Barn - Design S tatement July 2017