Residential Development Comprising 14 2 and 3 Bedroom Houses Witton Road Hebburn SOUTH TYNESIDE

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1 Residential Development Comprising 14 2 and 3 Bedroom Houses Witton Road Hebburn SOUTH TYNESIDE Design and Access Statement November 2016

2 Contents Contents 1.00 The Existing Site 1.01 Context 1.02 Site History 1.03 Road Linkages 1.04 Topographical survey 1.05 Planning Status 2.00 Design Standards 3.00 Design 3.01 Use 3.02 Design and Mix 3.03 Scale 3.04 Landscape 3.05 Appearance 3.06 Access 4.00 Secured By Design 5.00 Sustainability 6.00 Conclusion 7.00 Appendices Submitted Planning Information 2

3 Introduction and Project Strategy Introduction This Design and Access Statement has been produced by Anthony Watson Chartered Architect on behalf of Cheviot Housing Association Ltd. to accompany a planning application for a mixed development of 14no. 2 bedroom and 3 bedroom houses. Cheviot Housing Association Ltd Cheviot Housing Association own and manage over 14,000 properties across a range of property type and tenure. The group has been providing quality homes for almost 50 years in all areas of the North East from Teeside to Tweedmouth. The development at Witton Road in Hebburn offers an opportunity to build on this portfolio and provide further high quality accommodation for the residents of South Tyneside. The site has most recently been used as a working men s club and car park. With the demise in popularity of this type of facility, the club was no longer a viable financial proposition and closed down in It was finally demolished in 2016 leaving a brown field site ripe for re-development 3

4 The need for a Design and Access Statement Changes to the planning system effective since 10 th August 2006 require that most planning applications should be accompanied by a Design and Access Statement (DAS). Guidance sets out that any DAS should explain the design thinking behind a planning application highlighting the various principles and concepts that have informed proposals, outlining also how access has been dealt with and incorporated into proposals. This Design and Access Statement has been written in accordance with the CABE document Design and access statements, How to write, read and use them. CABE Guidance 4

5 1.00 The Existing Site 1.01 Context Physical Context The site is situated between Wagon Way Road and Witton Road in Hebburn on the site of a former working men s club. The site is set down slightly from the existing road network but is relatively flat with only about 400mm fall across the site in both a north/south and east/west direction. There is a grass verge to the Witton Road boundary of the site which is currently adopted highway. It is the intention to apply to have this stopped up in conjunction with the Planning Application to allow direct access for the houses on to Witton Road creating a frontage in keeping with the existing properties in the area Social Context Cheviot Housing Association Ltd. is committed to improving the lives of their customers by building homes that are high quality in the right location. The need for family housing has been identified in this area and as such a mixture of 2 bedroom and 3 bedroom properties are proposed. Economic Context As well as providing new, quality affordable housing, this development will undoubtedly provide a range of economic benefits to the area. The development of the site will provide construction jobs in the area and will also provide new custom for local businesses in the area History of the Site The site has most recently been a working men s club but is now standing vacant. Previous to this, the site was part of Hebburn Colliery 1.03 Road Linkages The site is accessed from Witton Road - a local distributor road which leads on to High Lane Row to the east and then Waggon Way Road (B1297) to the north. Waggon Way Road is the boundary between the residential area to the south and the industrial area to the north. There is good road access for cars/cycles and public transport providing links from the site to the town centre of Hebburn to the west and Jarrow to the east Topography of the Site A Topographical Survey carried out confirms that the site sits approximately 400mm below the adjacent entrance road on Witton Road. Although the site is set down slightly from the existing road network,it is relatively flat with only about 400mm fall across the site in both a north/south and east/west direction. 5

6 1.05 Planning Status The site currently has Outline Planning Permission for a development of 14 dwellings. This was granted in June 2015 ref:- ST/0088/15/OUT 2.00 Design Standards The design team recognise that planning guidance has approved a range of key standards and benchmarks that must be met in the design and delivery of the proposed development at the Witton Road site. The following documents have been referred to in the collation of this planning application. Design and Quality standards April 2007 Building for Life Standard NPPF The National Planning Policy Framework 6

7 Safer Places The Planning System and Crime Prevention 3.00 Design 3.01 Use The proposed development will be for residential use a mixture of 2 bedroom and 3 bedroom family homes. The houses have been designed to meet the Homes and Communities Agency s Core Standards and provide good quality spacious accommodation Design and Mix A total of 14 units are proposed for the site. The proposed development will comprise:- 10no. 2 bed/4 person houses with internal floor area of 81sqm 4no. 3 bed/5 person houses with internal floor area of 92sqm 3.03 Scale The scale of the development will be in sympathy with the locality. There is a mixture of single storey, and two storeys in the immediate area. The building will use traditional materials with colours and textures in keeping with the local vernacular Landscape Soft landscaping is proposed to the front of the development with grassed private rear gardens to each plot. A qualified landscape designer will be appointed for this scheme and proposals will be submitted to South Tyneside Council for approval. It is proposed to lose three trees to the south west of the site. This is crucial for the economics of the development. However, these will be replaced on the perimeter of the scheme where they will be more appropriately located. 7

8 3.05 Appearance The elevational treatment has been carefully considered to ensure that there is a balanced mix of materials which will generate a vibrant and interesting development whilst at the same time respect the immediate surroundings. The materials will be a mix of brickwork and render with concrete roof tiles. The frontage on to Witton road will have decorative steel fences and the rear enclosures are designed to meet secured by design standards 3.06 Access The proposed dwellings will have inclusive access to all. Level access will be provided at the entrance storey of each dwelling. The careful and considered design of the layout for each house has ensured that all dwellings will have manoeuvrability for wheelchairs although the units are not designed to wheelchair standards.. Vehicle access is from Witton Road. Each house will have either one or two parking spaces with an overall provision of 26 spaces for 14 units Secured By Design AWCA will consult with the Architectural Liaison Officer at Northumbria Police Constabulary with the aim of achieving Secured by Design status for the site Sustainability The Code for Sustainable Homes is the national standard for the sustainable design and construction of new homes. It aims to reduce carbon emissions and promote higher standards of sustainable design above the current minimum standards set out by the building regulations. This scheme has been designed to achieve the equivalent of Code Level 3 and current Building Regulation requirements Cheviot Housing Association will primarily be using a fabric first approach to achieve this, addressing any sustainability issues on this basis as well Conclusion This Design and Access Statement provides an overview of the application proposals and should be read in conjunction with other more detailed technical reports. It demonstrates that the application that is now submitted shows an understanding of the site and its context. If approved, the proposals would make a significant contribution to meeting recognised local housing needs through the provision of sustainable, high quality housing. 8

9 7.00 Appendices Appendix 1 Submitted Planning Drawings 16/ Location Plan 16/ Existing Topographical Site Plan 16/ Bed 3 Person Floor and Roof Plans 16/ Bed Semi Detached Elevations 16/ and 3 Bed 3 Block Floor and Roof Plans 16/ and 3 Bed 3 Block Elevations 16/ Proposed Site plan with Boundary Treatments 16/ Boundary Treatment Details C-GA-04 C-G-05 Proposed Levels Proposed Drainage Tree Survey and Associated Plan Flood Risk Assessment and Surface Water Management Plan 9