Design and Access Statement in support of the Planning Application for the Victoria Public House, 56 Middlesbrough Road, South Bank, Middlesbrough,

Transcription

1 Design and Access Statement in support of the Planning Application for the Victoria Public House, 56 Middlesbrough Road, South Bank, Middlesbrough, TS6 6LZ, to obtain permission for a Change of Use to Residential, forming 5 x 2 Bedroom Units and 5 x 1 Bedroom Units.

2 INTRODUCTION The Victoria Public House on Middlesbrough Road, South Bank which has been vacant for approximately 2 years. The site is a heavily dilapidated, vacated building,you will see below existing photos of the front and rear views of the Victoria. View of the existing elevation fronting Middlesbrough Road, South Bank. View of the Oxford Street elevation and the rear of the property. Please see the existing and proposed plan and elevation drawings, site plan and rendered views submitted with the planning application.

3 PROPOSAL The proposal is for the alteration and change of use of the Victoria Public House, which was previously in use as a Public House, it has substantial owners living accommodation above, within the development limits of South Bank,, Redcar and Cleveland Council,Cleveland. The Victoria is a 3 storey detached property situated in a densely populated area with a mix of both commercial and residential locations, with good links to the many surrounding industrial and trading estates, and the A66. Originally a purpose built Public house of traditional construction with an enclosed yard and a 2 storey brick former stable and store to the rear.. There is no previous planning history for the site. The design process has included an assessment of the sites full context, including its physical characteristics along with the relevant planning policies. The conclusions within this statement take into account these factors. The resulting design has evolved following assessment of all relevant factors, which have all been considered prior to reaching the final agreement to the latest design, which is now considered suitable for this predominately residential location... The existing site has been studied in detail and recorded on the 'as existing' plans, the proposed plans involve no increase in the footprint and the existing entrances and stairs have been maintained.the completed design is considered to respect that of the existing buildings in the locality. The main front door and the windows to the main body of the property have been retained. The rear Stable/Store has been turned in to a habitable space and even though there is no scope for landscaping in terms of tree or shrub planting to the front of the building, due to the position of the site, being at back of footpath, but some planting and hard landscaping will be provided to the rear of the site, as shown on the proposed plans. We have also introduced spaces for 5 bicycles to be parked internally and a space for re-cycling as well as refuse that cannot be re-cycled. In order to bring the rooms in the roofspace to use it has been necessary to get some more light into the living spaces. We have carried out light analysis of all the proposed units and the position and number of rooflights really bring the proposed rooms to life. A couple of windows have been introduced inside the site looking towards the rear of the site. DESIGN PRINCIPLES The conversion works should be completed with minimal alteration to the existing elevations and the new windows should be complimentary to the existing building design.the site is suitably located in terms of access for local facilities and transport. Access arrangements should not impact on road safety matters and acess to the buildings needs to make entering and exiting the building as safe and convenient as possible. The designs should provide a mixture of accomodation for a variety of needs. The three bays at first floor need replacing and the Tudor style panelling fitted to the first floor level on the Middlesbrough Road and Oxford Street elevations. The existing entrance doors will be used for access for all apartments apart from the two rear units at ground level which will use the existing Oxford Street entrance.existing boundary walls will provide a barrier.

4 PROPOSED UNIT SIZES 66m2 67m2 52m2 51m2 EXISTING GROUNDFLOOR PLAN SHOWING ALLOCATION OF PROPOSED UNITS AND SIZES OF GROUNDFLOOR UNITS. The sizes of the units at first floor level are as follows, Flat 5 a 1 bedroom flat is 44m2 Flat 6 a 2 bedroom flat is 63m2 Flat 7 a 1 bedroom flat is 49m2. The sizes of the top floor units are: Flat 8 a 1 bedroom unit is 44m2 Flat 9 a 1 bedroom unit is 46m2 Flat 10 a 1 bedroom unit is 53m2

5 PROPOSED Proposed new elevation to Oxford Street, showing new Tudor style panelling to the first floor level, new windows, existing brickwork re-pointed and introduction of rooflights. Area of landscaping rooflights covered binstore/recycling 5 bicycle spaces PROPOSED ROOF LAYOUT

6 RELEVANT PLANNING POLICY. The National Planning Policy Framework (adopted March 2012) (NPPF) sets out the Governments planning policies for England at a national level and how they are expected to be applied. The NPPF is based on a presumption in favour of sustainable development. The Ministerial Forward outlines that: "Development that is sustainable should go ahead, without delaya presumption in favour of sustainable development is the basis for every plan, and every decision." Paragraph 12 confirms that the development plan is the starting point for decsion making. Proposed development that accords with an up to date Local Plan should be approved without delay. Paragraph 14 confirms that Local Plans should have sufficient flexibility to adapt to rapid change. In decsion taking, the presumption in favour of sustainable development means approving proposals that accord with the development plan without delay, and where the plan is silent or out of date, granting permission unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the Framework taken as a whole. Paragraph 58 confirms that decisions should aim to ensure that developments optimise the potential of a site to accomodate development. With regard to decision taking, paragraphs 186 and 87 confirm that local authorities should approach it in a positive way, looking for solutions rather than problems and seeking to approve applications for sustainable development where possible. REDCAR and CLEVELAND LOCAL DEVELOPMENT FRAMEWORK (LDF) Part 3 Spatial Strategy CS2 Locational Strategy. Part 5 Creating Sustainable Communities. CS13 Meeting Housing Requirements CS15 Delivering Mixed and Balanced Communities and Balanced Homes. CS16 Improving the Existing Housing Stock. Part 6 Conserving, Enhancing and Capitalising upon the Borough's Natural and Built Environment. CS20 Promoting Good Design. Development Policies DPD Adoption. Generic Policies. DP2 Site Selection and DP3 Sustainable Design.

7 SUMMARY The submitted proposal provides much needed new dwellings for rental with modern facilities and standards of efficiency for a variety of residents. The proposed use will not be detrimental to the locality or existing uses. The building is a prominent feature in the locality and the proposed use will enable the building to be reused with little alteration to the visual aspects and will ensure the long term future and maintenance of the building. Other uses would require extensive alterations and possible demolition of the building. The submitted designs consider the existing adjacent properties in all directions. The proposd new use will make a positive contribution to upgrading the area and is appropriate for the location. The current commercial use of the building has reached the end of its useful life span and the redevelopment as residential complies with the aims and criteria of current planning policies. The general appearance of the building will remain the same,but the pub signage and lighting and the render to the ground front and part side will be removed. Remedial works will be conducted and the elevations refurbished to restore the building back to its original condition. The decorative brickwork and features will be maintained and restored where required. As well as utilising an existing building to provide much needed residential accomodation the refurbishment of the building will also benefit the environmental as well. Insulation standards will greatly be improved in the existing property through the insulation of new wall and roof insulation and more economical heating systems and energy efficient lighting. This design and access statement has been prepared to accompany the submission of a Planning Application, for the conversion of the Victoria Public House into 10No. residential self contained flats. The design proposal accords with relevant Planning Policies and has taken into account the requirements given by the Local Authority. The design addresses all the relevant issues and is sensitive to its location. The scheme will provide a positive enhancement in the character of the surrounding area.