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PLANNING APPLICATION

Residential Development TO

Land to rear of Braeval Street, Roath Cardiff FOR

Mr. and Ms. V. Smith February 2014

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel: 02920 229133 Fax: 02920 090111 www.gillardassociates.co.uk


Land to rear of Braeval Street, Cardiff. Introduction

Planning History

The planning application seeks approval for the construction of two new dwellings on the land to the rear of 11-13 Braeval Street, Cardiff, CF24 4SJ for Mr. & Ms. Vince Smith. The proposal carefully considers the opportunities and constraints of this infill plot to produce a modern design with strong emphasis on sustainability and respect to the neighbouring properties.

Two outline planning applications for the site were submitted in 2003: - Application 03/01962/C - Application 03/02714/C Both applications proposed multistorey apartment buldings and were refused permission on the grounds of the following policies: 1) Policy 11, "Design and Aesthetic Quality" from Cardiff City Local Plan 1996 2) Policy 2.20, "Good Design" 3) Policy 2.21, "Change of Use or Redevelopment to Residential Use" 4) Policy 2.24, "Residential Amenity", all from Deposit Cardiff UPD October 2003.

Site Location The site is located in Roath, "a vibrant district in the east/north-east of the city of Cardiff. Its main shopping streets are Albany Road, City Road, and Wellfield Road. The area is characterised by its several narrow roads with Victorian era terraced streets. Roath houses a very diverse population including a large number of students, being very close to the main university campuses, a large ethnic minority population and many young professionals. Its close proximity to the city centre, its number of local amenities, churches, shops, restaurants, public houses and the Roath Park make it a popular area to live". (Wikipedia 2013)

A detailed planning application for two dwellings was submitted in November 2013 ref 13/02288/DCI and received adverse comments from the planning officer regarding the proposed dwelling at the east end of the site. It was considered that the height of the new building would 'have an overbearing effect' on the neighbouring properties to the north and not comply with the SPG 'Infill Design Guide'.

The character is quite homogeneous and the houses follow the dense general pattern set from the time the area was developed.

There were no objections to the design of the single dwelling at the west end of the site. Instead of attempting 'radical surgery' on the proposed east dwelling, the applicant decided to withdraw the application and resubmit a revised design which would remove the objection.

Site and Context Analysis Roath

The immediate area is mainly residential with two storey pitched roof terraced houses from the Victorian period, although some three storey houses can be found, especially on corners plots. The houses have short front gardens (less than 2m), with living rooms bay windows overlooking the "on street" parking. These gardens are often completely paved, delineated with short walls made from brick or stonework, topped with steel fencing over a concrete coping. Walls are generally clad in brick or stone (sometimes painted) , with precast concrete bay windows and standard windows in both floors. The windows have been mostly converted to the standard white double glazed pvc. Roofs and porches can be found in both clay or slate tiles. Brick chimneys are topped with clay pots, located over the party walls.

Cathays

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Typical row of terrace houses on Moy Road.

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GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Precedents

Site and Context Analysis

Similar infill plots are quite common on this area. Generally, they tend to have the whole space filled with industrial style sheds, very often built up to two storey. That clearly causes a negative impact on the wildlife, a drop in the daylight availability for the adjacent properties and a considerable increase in the surface water run-off.

The application site sits in the middle of a block confined by Braeval Street, Mackintosh Place, Moy Road and the rail line connecting Queen Street to Heath High Level rail stations. It is accessed from a gated car archway between houses no. 13 and 11 in Braeval Street. This is an unconventional location and the plot is surrounded by the neighbouring properties back gardens (25 in total). The central space is a concrete courtyard comprising of three buildings distributed along its boundaries. Two of those buildings are not in use presently and the third, a garage, has been in business for more than 20 years.

The images below are from infill plots near the application site. Note how in most cases they are completely filled with low quality buildings, heavily overshadowing the adjacent properties. The infills have generally 1 or 2 storeys (as marked on the images).

The access to the site is through a gated archway leading to a short passage that connects to a central courtyard. The whole courtyard extension is covered with concrete paving in different levels. Its long axis is oriented roughly east to west direction, presenting a good opportunity for the use of solar collectors and PVs. The site is practically level at less of 1% declivity, dropping 350 mm towards the west end. The boundary is made up of different types of back garden fences, walls and the existing buildings themselves. Their sizes range from 1.6 metres to almost 3 metres height, with a variety of materials like timber, stone, brick and blockwork walls. All neighbouring dwellings have windows on the first floor opening in the direction of the site. That presents an important privacy constraint to be addressed by the design. One remarkable characteristic is that there is no exposed land or soil on the site. All rainwater sheds towards the west building, being collected into a series of gulleys, which presents an excellent opportunity to enhance the drainage and ecology of the site.

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Aerial view

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3D model of the existing site: 1) 2/3 storey building 2) 1 storey 'lean to' building 3a) Asbestos roof garage building 3b) Concrete roof garage building 4) Parking / maneuvering courtyard. 5) Site entrance

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Site and Context Analysis (continued)

1

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Approach to site through Braeval Street Site entrance under gated archway Access driveway along neighbouring back gardens Panoramic view towards east showing the adjacent houses' elevations and the site entrance

site entrance

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GILLARD ASSOCIATES architecture and design


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2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

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GILLARD ASSOCIATES

East Elevation - 1:200

architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

Client

Smith Job Title 24.16

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GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

Smith

Job Title

Drawing Title

Land to rear of Braeval Street, Roath Date

06/02/2014

Drawn by:

CEN

Existing Elevations

Drawing No

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File: C185 Planning Resubmission140206.pln


Land to rear of Braeval Street, Cardiff. 1.3

Existing buildings

There are three buildings on the site (see diagram below). Building 1, sitting at the west of the site, is a two story pitch roof derelict office. The remains of a concrete ramp (1.a), with a bathroom and storage underneath, was used to provide access to the first floor. Later, a galvanized steel stair was installed. The building has brickwork and concrete blockwork walls painted white, with large windows looking east on the first floor, dark grey concrete tiles on the roof and a concrete intermediate floor. A small enclosed canopy on the first floor entrance protects the neighbouring gardens from being overlooked. The ground floor was a large workshop (see pictures on this page). Building 1 is the only construction to be in a reasonable state of repair.

Building 2 is a single storey and has been used as a car repair shop for many years. It consists of a central core covered by a flat concrete roof with small buildings added in front of it. It is built mainly with bricks, rendered in some parts. This building is in poor repair. The canopy entrance is covered with asbestos sheets fixed to a mix of steel and timber rafters. The workshop owner is closing his business soon and will vacate the site. The building's use has a detrimental effect to the area by increasing air and sound pollution, generating more traffic on a dead end residential road, and storing potentialy hazardous substances on site. Also, after working hours, the site is without supervision, making it more prone to attract antisocial behaviour (note how previous owners have installed security shutters against this problem). It is considered that a change of use to residential would increase passive surveillance and reduce opportunistic and petty crime.

2 1.a

1

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1. Building 2, used as a garage, showing the entrance canopy covered by the asbestos roof. The garage is built up to the boundary walls, heavily overshadowing the gardens to the north.

1

Building 3 is a one storey "lean to" building, lying on the southern boundary. It is covered by steel sheet roof with white render blockwork walls. A small lobby, with a low pitch felt roof, provides the entrance. Used formerly as a workshop, it was later on converted into an office with a small kitchen. High cill windows with security bars and glass allow for the daylight to enter.

1. Overview of Building 1 2. Stair providing access to first floor 3. Landing canopy and the remains of a concrete ramp (1.a) 1

3

1. Overview of Building 3, showing the pitch steel roof and the short entrance room.

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Internal pictures from Building 1

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Movement The site is well served by public transportation. Bus stops nearby connect to Cyncoed, Llanishen, Pentwyn, Pontprennau, Tornhill, Pen-y-lan, Cathays. All routes also connect to the town centre where transportation to other parts of Cardiff can be found. Bus routes: 28, 29, 29b, 57, 57b, 58, 58b, 52, 52a, 38.

Cathays cemetery Roath Park Rec. Fields

Cathays High School Cathays Library

Pen-y-Lan Public Library

Primary School

Surgery

Cr wy sR oa d

Primary School

We llfie ld R oad

Post Office SITE

Post Office

d Roa ny a b Al Primary School

The Cathays train station is located 0.7 miles away and provides connection to most of Cardiff and nearby towns, including Cardiff Airport. Surgery

oad yR Cit

Cathays train station Cardiff University

Cardiff City Centre

The site is located within walking / cycling distance to many convenience stores, schools, surgeries and local services.

Access

Community Safety

Pedestrian Access: Local amenities can be safely accessed by walking and include convenience stores, post offices, doctors, dentists, schools, libraries, among others (see map above).

Unused infill plots are a commonplace where anti-social behaviour usually takes place. Today, there is a car repair shop functioning on site but it is generally closed after working hours. The back gardens of the neighbouring houses are facing an empty and unsurveilled space during night time and weekends. The proposed dwellings will help to secure the existing plot providing passive surveillance to their common spaces, making the whole area less vulnerable. Bedrooms, kitchen and living rooms will face the central courtyard ensuring that it will be surveilled most of the time, reinforcing the sense of ownership and help to discourage any trespasser. The pedestrian and car access will be controlled by a secured gate.The cars will be parked inside a garage or behing a gate, making it less atractive for potential burglars to try and break in. Also, the advice of a Architecture Liaison Office aiming to achieve by Design is being sought.

Within the site, the paths are kept level with declivity and paving providing adequate access for people with moving disabilities ( including wheelchair ). The new dwellings are being designed to achieve Lifetime Homes standards. All design will be compliant with the minimum requirements of Part M.

Cycling: space for bikes is being provided on both dwellings.

Vehicular Access: Braeval Street is a cul de sac road located two junctions away from three main roads in Roath. The entrance will be through a gate, passing under an access archway, linking to a central courtyard. The cars will have a secured space inside a garage or behind gates. The central courtyard will provide a manoeuvering space to ensure that the vehicles will not reverse into Braeval Street.

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Policy Context Below is a resumé of the policies that informed the proposal.

Chapter 9 - Housing

TAN12 (2009): Design

"previously developed land is used in preference to greenfield sites"

TAN12 (2009) was issued by the WAG to provide detailed advice on "good design" and to be used in conjunction with the PPW, other relevant TANs, and local development plans.

PLANNING POLICY WALES (PPW):

"new housing and residential environments are well designed', meeting national standards for the sustainability of new homes and making a significant contribution to promoting community regeneration and improving the quality of life"

Definition of Design:

"development that is easily accessible by public transport, cycling and walking"

“the relationship between all elements of the natural and built environment. To create sustainable development, design must go beyond aesthetics and include the social, environmental and economic aspects of the development, including its construction, operation and management, and its relationship to its surroundings."

"attractive landscapes around dwellings, with usable open space and regard for biodiversity,nature conservation and flood risk"

“Good design is also inclusive design. The principles of inclusive design are that it places people at the heart of the design process, acknowledges diversity and difference, offers choice where a single design solution cannot accommodate all users, provides for flexibility in use, and, provides buildings and environments that are convenient and enjoyable to use for everyone.”

"construction of housing with low environmental impact by using nationally prescribed sustainable building standards"

Chapter 4 - Planning for Sustainability "promote sustainable patterns of development, identitying previously developed land and buildings..." "locate development so that it can be well seviced by existing infrastructure (including energy supply, waste management and water)." "locate development in settlement that are resilient to the effects of climate change, by avoiding areas where environmental consequences and impacts cannot be sustainable managed"

"greater emphasis on quality, good design and the creation of places to live that are safe and attractive"

"‘barrier free’ housing developments, for example built to Lifetime Homes standards"

Chapter 13 - Minimising and Managing Environmental Risks and Pollution "Maximise environmental protection for people, natural and cultural resources, property and infrastructure; and Prevent or manage pollution and promote good environmental practice"

1) ACCESS: "Ease of access for all into the development and to all elements within the site." 2) CHARACTER: "Sustaining or enhancing local character" "Promoting legible development" "Promoting a successful relationship between public and private space" "Promoting quality, choice and variety" "Promoting innovative design" 3) COMMUNITY SAFETY: "Ensuring attractive, safe public spaces" "Security through natural surveillance" 4) ENVIRONMENTAL SUSTAINABILITY "Achieving efficient use and protection of natural resources" "Enhancing biodiversity" "Designing for change" 5) MOVEMENT

"Promoting sustainable means of travel"

"ensure that tackling their causes and consequences of climate change is taken into account in locating new development" "Previously developed (or brownfield) land should be, wherever possible, be used in preference to greenfield sites..." "Previously developed land is that which is or was occupied by a permanent structure (excluding agricultural or forestry building) and associated fixed surface structure"

Chapter 8 - Transport The PPW "supports a transport hierarchy in relation to new development that establishes priorities in such a way that, wherever possible, they are accessible in the first instance by walking and cycling, then by public transport and then finally by private motor vehicles." "reducing the need to travel, specially by private car, by locating development where there is good access by transport, walking and cycling."

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Policy Context (continued)

CARDIFF CITY LOCAL PLAN 1996

TAN22 (2010): Planning for Sustainable Buildings

Policy 11: Design and Aesthetic Quality

TAN22 (2010) was issued by WAG to provide advice on the national planning policy on sustainable buildings set out in Section 4.11, Chapter 4 of PPW. It provides and introduction to sustainable buildings and the standards of assessment, the possible design solutions to meet these standards and further design guidance on delivering low carbon buildings. TAN22 is to be used in conjunction with the PPW, other relevant TANs, and local development plans.

"All new development should be of a good design which has proper regard to the scale and character of the surrounding environment and does not adversely affect the aesthetic quality of the area."

Benefits of Sustainable Buildings:

"The composition, proportion, form and materials of proposed structures should reflect the building's use and location."

"New development proposals and extensions must have regard for the established scale and pattern of the local built environment in terms of height, massing, spacing and character."

"The implementation of suitable landscaping schemes can significantly upgrade the quality and appearance of new developments."

CARDIFF UDP (2003): Policy 2.20: Good Design " All development will be required to demonstrate good design by: a) satisfactorily responding to local character and context; b) achieving a legible development which relates well to adjoining spaces and the public realm; c) providing a safe and accessible environment for everyone who might use it or visit it; d) providing for the efficient use of resources and adaptability to changing requirements; e) satisfactorily addressing issues of layout, density, scale, massing, height, detailing and landscaping

Benefits of using sustainable building standards:

Policy 2.21: Change of use or redevelopment to residential use "Change of use of redundant premises or redevelopment of redundant previously development land for residential use will be permited where: a) there is no overriding need to retain the existing use of the land or premises and no overriding alternative local land use requirement; b) the resulting residential accommodation and amenity will be satisfactory; c)there will be no unacceptable impact on the operating conditions of existing businesses; and d)necessary community facilities are accessible or can be readily provided.

Policy 2.24: Residential Amenity "Development will not be permitted that would cause unacceptable harm to residential amenity".

For residential proposals the Code for Sustainable Homes has been adopted by the Assembly Government as the preferred tool to assess the sustainability of New Homes in Wales"

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Respect the privacy of both new development and the neighbours.

Design Response: - A bold design using a modern language that answers to the site potential and constraints. Flexible and contemporary dwellings that will provide exciting places to live, with a variety of spaces providing privacy and abundant daylight. The design rationale is driven by the environmental analysis, privacy constraints, design opportunities and in the analysis of the local character.

Respect the right of light of the neighbouring properties

Provide ease of access to pedestrians, bicycles and cars

Enhance the ecological value of the site, creating new wildlife supporting green areas that have a positive impact the urban drainage

- A place that takes in to account its neighbours' need for privacy and right of light. Respecting the immediate neighbours' privacy and their right to enjoyment of their own property without the risk of overlooking or unreasonable overshadowing. - To build high standard low-energy dwellings with low maintenance work and long durability. Energy efficient design that uses building materials sensibly.

Reinforce vulnerable boundaries

- To provide a development with ease of access for all people, compliant with Lifetime Homes and Inclusive Design Principles. Designing a house that can be adapted to the needs of its users throughtout their lives, up to old age. People of all ages, with or without mobility impairments, can perform their activities without restrictions in a barrier-free environment.

Central surveilled space

Maximize the use of the sun energy in daylighting and solar collectors (PVs)

- To create a variety of external open spaces: The existing derelict character is being substituted for a variety of interesting spaces with different degrees of privacy and use. Balconies, green roofs, private green courtyards will allow for a much more varied and interesting living. - To create a secure environment for both the proposed development and adjacent properties: The proposal is designed around a passively surveilled courtyard. The extension of "open" boundaries will be reduced greatly and the quality of its construction improved. The change of use from commercial to residential use also will ensure that the space is kept under control 24 hours per day.

Re-use the existing office building

Summary opportunities and constraints of the application site.

controlled access

- To reinforce the residential character of the area, changing the use of the plot from a commercial garage to family dwellings. Changing the use of the application site from commercial to residential use will reinforce the domestic character of the neighbourhood. The traffic will be reduced on the cul-de-sac street, making it safer.

central manoeuvring courtyard with permeable paving

- To increase the wildlife potential of the site introducing wildlife attracting species on the green roofs. Reusing a derelict site, changing dramatically its ecological value, will have a very positive impact on the wildife in the region. There is a serious lack of green spaces around the application site and this project will provide a welcomed respite for wildlife in a hostile environment. - To effectively address the site drainage, enhancing the permeability of the ground surface and using green roofs to reduce the surface water run off. The green roofs present an excellent opportunity to contribute to the control of the surface water run-off (it is a mandatory issue under the Code for Sustainable Homes) and also it will help to minimize the rain water pollution.

parking

appropriate surfaces and declivities for people with movement impairing to access the site and houses

The access driveway arrives at the middle of the application site in a convenient position to distribute the cars into each end. The center of the plot will work as a manoeuvring courtyard, allowing for parking without the need of reversing through the driveway or into the street.

parking

GILLARD ASSOCIATES architecture and design


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Land to rear of Braeval Street, Cardiff.

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The proposal is developed inside a maximum building envelope delineated by right of light, privacy concerns, existing buildings envelopes and space for parking and manoeuvering. 15.71

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The rules applied are:

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15.76

15.60

- No construction above the 25 degrees imaginary inclinated plane measured from the middle of the ground floor windows.

2.1m

RWP Eaves 17.81 Ridge

15.3 0

20.09

n2 Sectio

Ridge 24.19

Ridge 18.09

3 15.3

15.3 3

15 .32

1 tion Sec

Eaves 19.70

15.3 4

N

1m

Eaves 20.80

5m

10 m

20 m

GILLARD ASSOCIATES Station

1:200

architecture and design A1 A2


Land to rear of Braeval Street, Cardiff.

site boundary

site boundary

Constraints sections

surrounding buildings roof ridge line

surrounding buildings roof ridge line

existing building outline

21 metres

21 metres

21 metres is the minimum required distance between neighbouring windows facing each other

2/3 storey building zone

2 storey building zone

21 metres is the minimum required distance between neighbouring windows facing each other

10.5 metres

25 degrees existing building outline

1 storey building zone

ground floor window

1 storey building zone

site boundary

10.5 metres is the minimum required distance between a new construction and an existing building for daylighting purposes.

site boundary

Section 01 - 1:200

no building zone

10.5 metres

10.5 metres

building zone

no main windows

no windows

PV array

* See notes

25 degrees

3 metres

25 degrees

(*)NOTE: A 3 metres maximum boundary wall was requested by the planning officers after the first DAS submission, to minimize the proposed design potential overbearingness over the back gardens of the southern neighbouring properties. Please see drawing AL(0)2 showing both north and south existing boundary walls. Those walls are marked on the proposed elevations as well.

ground floor window

The '25 degrees' rule ensures that enough direct and reflected light from the sky will reach the windows

neighb ours win dows

Non-private space

site boundary

views fro m

site boundary

Section 02 - 1:200

The constraints plan and sections create a volume that defines a "maximum building envelope" for the site. The design proposal is then restricted inside the boundaries of this envelope, assuring that the daylight and privacy concerns are addressed.

s ghbours window views from nei

25 degrees

25 degrees

1m

Private space

5m

10 m

20 m

1:200

Section 03 - 1:200

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Site as existing:

Site as existing: average sunlight hours

Potential building envelope (as resulting from the privacy and daylight constraints).

Potential building envelope: average sunlight hours

3 2

3 1

1) 2/3 storey 2) 2/3 storey 3) 1 storey

The images show the existing and potential sunlight hours averaged for the whole year. They demonstrate that the proposed 2 storey volume has very little impact on the daylight availability. On average the sunlight distribution has been improved and therefore we can conclude that the proposed building envelope is not unneighbourly.

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Environmental Sustainability

Landscape/Habitat

Gillard Associates Ltd is an architectural practice specializing in sustainable design. Along the years, we have a very efficient recipe that includes the "envelope first" approach, a responsible choice of materials aiming for durability and ease of maintenance, careful design of M&E, and the use of local resources as much as possible. This recipe includes, among others:

The site is quite hostile to any form of wildlife or planting in its present state. No trees or vegetation exist whatsoever with exception of some climbing ivy. The proposed design makes use of green roofs planted wildlife attractive species which can improve greatly this inhospitable environment, also contributing to the surface water run off control. The new gardens and green roof will also contribute to a cooler microclimate during the hot days, especially when compared to the existing concrete paving that covers the whole site.

Insulation A highly insulated envelope, with extra care on thermal bridges and air leakage avoidance. High performance external doors and windows Thermally broken timber framed windows and doors, with enhanced air leakage control. Solar Energy The south facing pitched roofs provides an opportunity for the installation of PV cells and solar thermal collectors in at least one of the dwellings. Heating and Cooling: Controlled use of solar thermal gains and passive ventilation (whenever possible) with mechanical and electrical equipment to be as environmentaly friendly as possible, using renewable fuels and taking advantage of geothermal energy (heat pumps, pellet boilers etc..). The use of mechanical ventilation with heat recovery will also help to reduce the fuel bills. Materials The walls and roofs will be constructed using Structured Insulated Panels, which have an excellent thermal performance, are fast to assemble, and generate less waste than traditional methods. The rest of the construction will be in timber frame. Renewable heat treated wood will be used for screens and louvres, which will weather to a natural silver grey. New walls will be rendered and painted white. New roofs will be standing seam steel in slate colour to match the neighbours' or sedum roof over flat roofs.

Water and Waste Management: The site is totally impermeable in its present state. Using permeable paving for the access drives, opening small courtyard gardens at ground level and the use of green roofs will enhance the water permeability of the soil and will help greatly to control the surface water run-off. The water collected from roofs will be stored and used in the gardens. A Site Waste Management Plan (on the terms required by the Code for Sustainable Homes) is sought to be implemented during the construction phases. The waste collection will follow the pattern on Braeval street i.e. refuse bins/bags are taken into the kerb on collection dates. An appropriate space for refuse storage will be provided in each dwelling.

Environmental Impact on neighbouring properties: Building in a infill plot adjacent to so many back gardens can have a considerable impact on their daylight availability. The constraints plans and sections set out a "buildable" envelope that encompasses, among others, the guidances from BRE on daylighting and CCC on extensions and new houses. A detailed insolation and daylight model was produced to compare the existing situation to that buildable envelope and it demonstrates that the guidelines employed are quite successful and the general insolation levels are preserved. The creation of sedum roof gardens with wildlife attracting species will also benefit the neighbours who now face an almost sterile landscape.

Code for Sustainable Homes: The development will achieve at least the statutory WAG requirement of Level 3 (+ 1 credit on ENE1) under the Code for Sustainable Homes.

The images above show some of the Gillard Associates Ltd projects with strong emphasis in environmental sustainability

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Based on the parameters already established (refer constraints sections) the building mass is conceived as two dwellings facing the landscaped courtyard area. Unit 1 (east dwelling) ground floor develops under a flat roof covered with sedum, punctured by a long rooflight over the kitchen. The upper floor is a pitch roof pop-up clad in standing seam steel roof, with the same colour pallete as the slate roofs predominant in the area. Two bedrooms open to the central courtyard, helping on the passive surveillance of that area. The living and dining room open to a private courtyard amenity in the east end. On the second floor there are 2 bedrooms and bathrooms. The bedrooms have balconies opening to both ends of the site.

Design Evolution

Unit 2 is a refurbishment of the existing office building. On the ground floor the walls will be cut to install new full height windows. A slot garden will be created at the back of the building to allow for daylight, ventilation and to provide a visual amenity.The whole ground floor is an generous open plan space comprising of living, dining, kitchen, home office and WC. The existing concrete intermediate floor will be cut to allow for an internal stair accessing the upper floor. On the first floor sit the bathrooms and bedrooms. A generous balcony will be provided in front of three bedrooms. The master bedroom will have an ensuite and a private balcony. The first floor pitch roof will utilise the same standing seam steel cladding to match the surroundings. The flat roof will be covered in sedum.

Unit 2

Mass: 2 storey volume w/ green roof

2/3 storey volume with pitch roof

Unit 1 soft landscape

permeable paving

single storey volume with green roof

ORIGINAL PROPOSAL

soft landscape

Scale: Materials: The materials used are sensitive to the colour palette of the buildings in the area. Dark grey metal roof on the first floor volumes to match the slate roofs around and brick and white render on the ground floor. Heat treated wood was used on screen privacy panels in some bedrooms (this timber will age into a greyish colour, eventually). The windows and doors are also in slate colour with high thermal efficiency. All material used is low maintenance and have a rating of A or A+ on the BRE Green Guide.

Unit 1 The sections show that the resulting dwellings are whitin the limits of the overall neighbourhood building scale.

Unit 1 The roof ridge line on both buildings are lower than the surrounding buildings.

courtyard

Unit 2

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. The original proposals were criticised by the planning authority for having an overbearing effect on the neighbouring properties to the north. It was suggested that the proposals for Plot 1 (east dwelling) did not meet the requirements set out in the SPG Infill Guidelines. In addition to this, the LPA objected to the balcony facing east, as this gave the future occupants of this dwelling an opportunity to gain access to the falt roof, giving rise to overlooking and reduction of privacy to adjoining properties.

Revised Proposal

In all other respects it was stated by the LPA that there were no other objections to the site being developed with two single dwellings as presented. The applicant instructed the agents to redesign Plot 1 taking into account guidance from the LPA that a two storey building on Plot 1 would be acceptable so long as the boundary wall is no higher than 3m above fgl.

Mass:

Unit 2

2 storey volume w/ green roof

2/3 storey volume with pitch roof PLOT 2

Unit 1 2 storey volume

private courtyard

garden

PLOT 1

permeable paving external parking

Scale:

single storey volume with green roof

Unit 1 The sections show that the resulting dwellings are whitin the limits of the overall neighbourhood building scale.

The sketch above illustrates how the proposals have been revised. The upper storey is now narrower, ensuring that the party wall is no higher than 3m. The overall mass is reduced, giving rise to a strong rectangular prism on a flat roofed plinth. Obviously the reduced GFA of the building would compromise its viability as a dwelling, so a suggestion by the planning officer to omit covered parking or garaging in lieu of living space was implemented. This permits the dwelling to have three bedrooms, and to maintain private amenity in an enclosed courtyard at the rear of the property.

Unit 1

Unit 2

The roof ridge line on both buildings are lower than the surrounding buildings.

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Unit 1 rain water is collected from roofs for use in the gardens

private courtyard

upper volume is clad in standing seam steel roof

bedroom and balcony entrance courtyard

rooflights over kitchen and bathroom

green roof covers most of the ground floor

car parking with permeable grass grid

bedrooms at the front on the ground floor

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Unit 2 existing building envelope dotted green roof over 1st floor rooms

rain water is collected from roofs for use in the gardens upper volume is clad in standing seam steel roof extended balcony

sliding screens for solar protection and privacy car parking with permeable grass grid

upper volume is clad in standing seam steel roof timber wall screen to protect neighbours' privacy Existing walls with added insulation internally and exposed bricks outside private courtyard bins and bike store

GILLARD ASSOCIATES architecture and design


1:150 @ A3 Do not scale this drawing

Land to rear of Braeval Street, Cardiff. SITE PLAN plant draught lobby

accessible WC with shower

entrance hall

Bikes / bins private courtyard

droom

bathroom

kitchen

F

double be

F

kitchen home office / bedroom

store

1

rooflights over

2 3 4 5 6

double be

living

6

droom

5 11

7 8 9 10

slot garden

4

11

12

12

3 13

13

2

parking (grass grid)

14 1 15

N

front garden

10

manoeuvering courtyard (permeable paving)

parking (grass grid )

slot garden

"hidden" doo r

dining

living

entrance courtyard

UNIT 2 - 4 Bedroom Dwelling Area: 179 m2

draught lo

dining

bby

UNIT 1 - 3 Bedroom Dwelling Area: 144 m2

private co urtyard

bike storage and shed

Ground Floor - 1:150

balcony

master bedroom

bedroom ensuite

store skylights 1

balcony

dressing

6 10

balcony

2 3 4 5 6 7

bedroom

8 9 10

5 11

11

4 12

master bathroom

3 13 2 14

master be droom

1

12 13

15

Landing

sedum ro of

bathroom

1m

5m

bedroom

grating ove r entrance

glass roof over lobby

10 m 1:150

First Floor - 1:150

GILLARD ASSOCIATES architecture and design


1:150 @ A3 Do not scale this drawing

Land to rear of Braeval Street, Cardiff.

Unit 2

Unit 1

sedum roof

master bedroom

balcony

bedroom

bathroom

site boundary

site boundary

SITE SECTIONS

sedum roof

permeable paving

grass grid

stairwell

slot garden

bedroom

slot garden

dining

living

bins & bikes living

Car parking

store

bathroom

living entrance hall

sedum roof rooflights

landing

roof glass over lobby

kitchen

kitchen

Unit 2 - transversal section - 1:150

5m

site boundary

sedum roof

master bedroom

1m

site boundary

site boundary

site boundary

longidutinal site section - 1:150

Unit 1 - tranversal section - 1:150

10 m 1:150

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff.

existing boundary elevation outline

site boundary

site boundary

site boundary

site boundary

ELEVATIONS:

bike store and tools shed

slot garden

Unit 1 - west elevation - 1:150

Unit 1 - east elevation - 1:150

Unit 1 - north elevation - 1:150

site boundary

existing boundary elevation outline

existing boundary elevation outline

F

Unit 2- east elevation - 1:150

1m

5m

Unit 2- west elevation - 1:150

Unit 2- north elevation - 1:150

10 m 1:150

GILLARD ASSOCIATES architecture and design


Land to rear of Braeval Street, Cardiff. Conclusions: This planning application is the result of a careful appraisal of the qualities and characteristics of this unusual site. The proposal draws heavily from a context analysis of the site's opportunities and constraints, with the daylight availability and privacy being one of the main concerns. Community safety and ease of access also played an important role on the design process, and helped to outline a secure and barrier-free environment for residential activities, both indoors and outdoors. The proposal also creates new green spaces that enhance the wildlife potential of the area, reduce the effects of the urban floods and provide good quality amenities spaces on a previously hostile environment. The buildings will be constructed using low maintenance, environmentaly friendly materials with high levels of insulation, ventilation control and solar gain control. The low energy strategy also will incorporate, if possible, geothermal and solar energy, making the dependancy on the grid even smaller. We believe that the proposal creates a new and exciting residential scheme, revitalizing a derelict, unsafe site. It will reinforce positively the residential characteristics of the area with a design that is respectful of the existing scale and context, and will provide to its owners a pleasant, long lasting place to live.

GILLARD ASSOCIATES architecture and design


318725m

318525m 186 7

178011m

187

1 3

16

2 5

4

6

1

96

11

17

780

71

23

100

780

178011m

15.2m

23

65

urtyard The Co

6 2

2

84

tosh Mackin elical Evang h Churc TCB

12 24

15.2m 59

T TREE VAL S BRAE

32

1 13 70

15

23 51

Application Site

18 25

43

30

779

to be demolished

53

ge Gara

779

41

14.9m 27

49

68

1:1250@ A3 Do not scale this drawing

15

tin's St Mar Hall Parish

28a

14 a

1

1a

GILLARD ASSOCIATES

28

16 a

3

architecture and design

16

39

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

54

H TOS KIN MAC

19.8m

2

CE PLA 29

Client

Garage

16 b

2

177811m

VIO

16

LET

Smith

14.6m

Job Title

27

2

ROW

177811m

186

187

318725m

318525m

N

Land to rear of Braeval Street, Roath Drawing Title

OS Map - Location Plan

Date

20

0

20

40

60

80

06/02/2014

Drawing No

N

Metres

Drawn by:

100

C185/AL(0)3

Revision

P1

File: C185 Planning Resubmission140206.pln


1

Revisions: P1 06.02.2014 CEN Plot 1 redesigned

13 23 arden slot g

ate Priv yard t r Cou

& Bins s Bike

e g a r Ga UNI

T2

UNI

T1 Private Courtyard

1:200 @ A3 Do not scale this drawing

tral Cen yard rt Cou

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

king Par

Client

Smith Job Title

Land to rear of Braeval Street, Roath Drawing Title

Site Plan

27 Site Plan - 1:200 1m 1:200

5m

10 m

20 m

Date

06/02/2014

Drawing No

C185/AL(0)4

Drawn by:

Revision

P2

File: C185 Planning Resubmission140206.pln

CEN


bathroom

kitchen

store

F

double bedroom

F

Unit 1 - Ground Floor Plan - 1:100

"hidden" door

living

slot garden

rooflights over

10 6 11 5 12

double bedroom

4 13 3 14

dining

2 15

parking (grass grid)

front garden

1

draught lobby

entrance courtyard

private courtyard

bike storage and shed

Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13

CEN CEN CEN CEN

Plot 1 Redesign Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.

1:100 @ A3 Do not scale this drawing

GILLARD ASSOCIATES

Unit 1 - First Floor Plan - 1:100

architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

skylights

Client

Smith Job Title

10 6 5 12

balcony

11

dressing

Land to rear of Braeval Street, Roath

master bathroom

4 13 3

sedum roof

14 2 15

master bedroom

1

Drawing Title

Unit 1 - Floor Plans glass roof over lobby grating over entrance

N

Date

06/02/2014

Drawing No

1m 1:100

5m

10 m

C185/AL(0)5

Drawn by:

Revision

P4

File: C185 Planning Resubmission140206.pln

CEN


site boundary site boundary

sedum roof rooflights

landing

roof glass over lobby

Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13

kitchen

Transversal Section - 1:100

CEN CEN CEN CEN

Unit 1 redesigned Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.

1:100 @ A3 Do not scale this drawing

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

Client

Smith rooflight over bathroom

Job Title

master bedroom

site boundary

balcony

master bathroom sedum roof

Land to rear of Braeval Street, Roath Drawing Title

Unit 1 - Sections double bedroom parking (grass grid)

dining

living

slot garden

garden

Longitudinal Section - 1:100

Date

06/02/2014

Drawing No

1m 1:100

5m

10 m

C185/AL(0)6

Drawn by:

Revision

P4

File: C185 Planning Resubmission140206.pln


site boundary site boundary

site boundary site boundary

movable timber screen steel cladding colour: slate grey

Standing seam steel cladding Colour: Slate grey Mineral render Colour:White

Glass parapet Mineral render Colour: White

bike store and tools shed

movable timber screen

slot garden

West elevation - 1:100

East elevation - 1:100 1m

5m

1:100

Revisions: P4 06.02.14 P3 31.01.14 P2 28.01.14 P1 17.12.13

Standing seam steel cladding Colour: Slate grey

existing boundary elevation outline

CEN CEN CEN CEN

Standing seam steel cladding Colour: Slate grey

Mineral render Colour:White

Unit 1 redesigned Unit 1 design adjustments Unit 1 redesign. Height on Unit 1 reduced. 1st floor layout adjusted.

1:100 @ A3 Do not scale this drawing

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

Client

Smith

North elevation - 1:100

Job Title

Land to rear of Braeval Street, Roath

Standing seam steel cladding Colour: Slate grey

Drawing Title

existing boundary elevation outline

Unit 1 - Elevations

Mineral render Colour:White

Date

06/02/2014

Drawing No

C185/AL(0)7 South elevation - 1:100

Drawn by:

Revision

P4

File: C185 Planning Resubmission140206.pln

CEN


Bikes / bins

parking (grass grid)

private courtyard

balcony bedroom

bedroom

bedroom

balcony

living

dining

draught lobby

kitchen

1:100 @ A3 Do not scale this drawing

GILLARD ASSOCIATES architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

bathroom

Landing

store ensuite

master bedroom

home office / bedroom

Smith Job Title

Land to rear of Braeval Street, Roath Drawing Title

Unit 2 - Floor Plans

N

accessible WC with shower

slot garden

plant

13

12

11

10

9

8

7

6

5

4

3

2

1

13

12

11

10

9

8

7

6

5

4

3

2

1

entrance hall

Client

Date

Unit 2 - Ground Floor Plan - 1:100 1m

5m

10 m

Unit 2 - First Floor Plan - 1:100

06/02/2014

Drawing No

C185/AL(0)8

Drawn by:

Revision

P

1:100 File: C185 Planning Resubmission140206.pln


site boundary

site boundary

site boundary

sedum roof

sedum roof

master bedroom master bedroom

store

bathroom

balcony

living entrance hall

WC kitchen

Transversal Section - 1:100

entrance hall

draught lobby

Longitudinal Section 1 - 1:100

1:100 @ A3 Do not scale this drawing

GILLARD ASSOCIATES site boundary

architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk sedum roof

Client

Smith Job Title

Land to rear of Braeval Street, Roath

bedroom permeable paving

grass grid

Drawing Title

Unit2 - Sections

slot garden

bins & bikes living

Car parking

Longitudinal Section 2 - 1:100

Date

06/02/2014

Drawing No

1m 1:100

5m

10 m

C185/AL(0)9

Drawn by:

Revision

P

File: C185 Planning Resubmission140206.pln

CEN


site boundary

Steel frame balcony Thermowood cladding

existing boundary elevation outline

Thermowood sliding screen

Standing seam stainless steel cladding Colour: Slate grey Standing seam steel cladding Colour: Slate grey

Standing seam steel cladding Colour: Slate grey Steel frame Colour: Slate grey

F

Thermowood cladding

New concrete lintels Existing walls with exposed brickwork

Mineral render Colour: White

Mineral render: Colour: White

Grass grid

East elevation - 1:100

West elevation - 1:100

existing boundary elevation outline Standing seam stainless steel cladding Colour: Slate grey Standing seam stainless steel cladding Colour: Slate grey

Standing seam stainless steel cladding Colour: Slate grey

Thermowood cladding existing boundary elevation outline Mineral render Colour: White

Mineral render Colour: White

North elevation - 1:100

South elevation - 1:100

Revisions:

1m

P1 17.12.13 CEN Existing boundaries elevation outline added

architecture and design

2 Cathedral Road Cardiff CF11 9RZ Tel No 02920 229 133 contact@gillardassociates.co.uk

10 m

1:100 @ A3 Do not scale this drawing

1:100 Client

GILLARD ASSOCIATES

5m

Smith

Job Title

Drawing Title

Land to rear of Braeval Street, Roath Date

06/02/2014

Drawn by:

CEN

Unit 2 - Elevations

Drawing No

C185/AL(0)10

Revision

P1

File: C185 Planning Resubmission140206.pln

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Infill development on inner city site

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