Duke Street Lostwithiel: Design and Access Statement

Design and Access Statement

October 2017

New Dwelling on Land at Duke Street, Lostwithiel

April 2022

GILLARD ASSOCIATES

for Gillian Burnett

architecture and design

Design and Access Statement

1.0 Introduction 1.1 Executive Summary

1.2 The Need for a DAS

This Statement is prepared in support of a full planning application for the erection of a new two storey dwelling on vacant land at Duke Street, Lostwithiel.

The DAS has been prepared in accordance with the guidance contained within the National Planning Policy Framework.

Essentially, the DAS sets out to: • Demonstrate an appraisal of the physical, economic and policy context of the development; • Explain how the design of the development has taken the context into account; and • Provide an explanation of the design principles and concepts that have been applied to the development, taking into account, amongst other matters: - Access; - Movement; - Community Safety; - Environmental Sustainability; and - Character.

The proposals are put forward on behalf of the applicants, Ms Gillian Burnett.

The site falls within the jurisdiction of Cornwall County Council.

The proposals have been sensitively designed by an experienced architect in close collaboration with the client and is based upon a full understanding of the site; its constraints; and the context that it sits within.

The proposals contained within the application have evolved from an earlier design which was granted permission on 12th January 2009.

The proposals are for an Art Deco style dwelling which is modest in size and in keeping with the variety of shapes sizes and colours of neighbouring houses, which were erected in the late Victorian and early C20th.

The dwelling is designed to comply with rigorous government environmental targets as well as Lifetime Homes standards, and will provide a sustainable and accessible home which can be adapted according to the occupants' levels of mobility.

It is recognised that the site lies within the Lostwithiel conservation area the edge of an area of high landscape value and it is intended that the design of the house and gardens to provide a coherent and legible solution which will enhance the site.

1.3 Document Aims This DAS forms part of a full planning application for proposed development at the site. This document explains the background and rationale to the proposals which have been informed by a site and context analysis and relevant national and local planning policy.

Relevant planning policy is presented and interpreted in relation to the proposals. This is accompanied by a comprehensive analysis of the site and the character of the surrounding area.

Design evolution is presented to demonstrate the relationship between the proposals and their context and illustrate the form, scale and quality of development that the site can deliver.

1.4 Authors This DAS has been prepared by Gillard Associates, the project architects.

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Contents

1. Introduction 2. Site Assessment 3. Planning Policy Context 4. Design 5. Conclusion

New Dwelling at Land off Duke Street, Lostwithiel

2.0 Site Analysis 2.1 Site Location

2.2 Site Description

The site, a vacant plot thought to have been once used as an orchard, is located midway up Duke Street, a residential road rising steeply to the northwest out of Lostwithiel.

The site is roughly rectangular, with the long axis approximately 25m long, and 15m wide. The average slope gradient is 1 in 10 with flatter terraces at the top of the slope. The whole site area is approximately 320m².

The area - part of the designated Fowey Valley - is characterised by steep hills and was developed around the early C20th with rows of houses which follow the contours in terraces, and single houses, which step down the gradients.

Being close to the centre of the town, the site is contained within the Lostwithiel Conservation Area, which seeks to protect its unique character.

The site was acquired by the applicant in 2020 as a development opportunity, recognising the potential of the property to provide a high quality sustainable home designed to make the most of the opportunities presented by the site and enhance the location.

The south western boundary is formed by the adjacent road Duke Street which is steeper than the site itself. The difference in levels are resolved by a retaining structure which is around 2m high.

The north western boundary is formed by a fence and bounded by a pathway which gives access to Melville Terrace cottages.

The north eastern boundary is formed by a low wall forming the party wall with the adjecent neighbour in Melville Terrace, and there is a footpath running alongside this boundary on the actual site.This footpath then turns to the south west and meets Duke Street at the bottom of the site.

Due to the levels and well established Cornish hedge planting retaining structure adjacent to the road the property is difficult to see from road level.

View up Duke Street (source : Google)

Aerial view of site (source Google maps)

Looking across the site from the north eastern boundary (source GA)

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Design and Access Statement

2.3 Site character The site is surrounded by a mixture of different building styles from the late C19th to mid C20th. Clifden Terraces - built c1910 - is the most obvious three storeyed structure and dominates the hillside with its gables and bay windows; and lower down, Melville Terrace another terraced row of two storey houses. The latter is somewhat shorter in length, and the end terrace property sharing the party boundary has a large garden, which, in conjunction with the application site, makes for a large open space.

No2 Duke Street

Clifden Terrace

Below the site is a small bungalow from a later period (1960s?) with hipped roofs and low eaves. On the opposite side of the road, the houses have been built in a more organic way, consisting of narrow cottages stepping down the hill.

The pattern of development in this part of the town is, but characterised by dwellings coated in render and painted in various pastel shades. The neighbourhood plan heritage study (see section 3.6) states that Lostwithiel is made up of areas characterised by its building type, but it is somewhat difficult to characterise this area except perhaps by its lack of homogeneity.

'Vernacular' outbuildings - sheds, coal stores, and retaining walls are conspicuous, and combined with fly tipping (adjacent to the site), weed growth, and poor maintenance, contribute to a somewhat cluttered and unkempt appearance.

Clifden Terrace dominates the views above the site (source Google)

Fly tipping adjacent to site and access apron (source GA)

Cottages stepping down the hill above site (source Google)

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bungalow

New Dwelling at Land off Duke Street, Lostwithiel public sewer

2.4 Opportunities and Constraints

0N 10

garden to No1 Melville Terrace

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This drawing sets out some of the opportunities and constraints presented by the site.

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bungalow

public footpath

Opportunities

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FIR HEDGE 1.90HT

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RIGHT OF WAY ACCESS

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Street

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retaining structure 2 .7 47

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DRAINAGE CHANNEL

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EAVES 55.27

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The site is crossed by a public sewer, the exact location of which cannot be ascertained. The line indicated is based on the SWW sewer plan. Any proposal should avoid this area as the costs involved in diverting it are prohibitive.

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The SW boundary is also constrained by overhead power lines which need to be protected during construction.

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The slope offers challenges for the development: any design which extends down into the site will need to allow for level changes but more importantly, needs to consider protecting the existing retaining structures. It would be wise to ensure that any imposed loads from a new structure on the site are kept away from this wall.

.11 47

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RIDGE 56.61

o/h power lines 9 .6 50

Constraints

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EAVE S 55.01

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RIGHT OF WAY ACCESS

OVERLOOKING from Duke St

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CONCRETE

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public footpath

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S.S.L + 52.825

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The site is a valuable 'windfall' opportunity for a dwelling close to the town centre and already benefits from an active planning consent for a dwelling (refer to next section).

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applicant's land in BLUE

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application site in RED

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CON CRETE PATH

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STONE WALL 1.90HT

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OVERLOOKING from Clifden Terrace

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IRON POST AND WIRE FENCE 1.00HT

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Sloping to the south west, the land provides wide ranging views over the Fowey river valley. It also opens the site up to prevailing winds.

outline of existing consent

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public access

RIDGE 56.59 47.30

Site Plan

EAVES 52.65

The site is overlooked by properties to the SW, although these windows appear to be minor rooms such as bedrooms and bathrooms. The site is overlooked by dwellings to the north.

The site is accessed from the NW corner via a short slip, and from the SW via a pedestrian ramp and footpath. Vehicular access is difficult and will influence the method of construction.

Summary

Extensive views over the Fowey valley (source GA)

The existing planning consent has not fully taken the above into account and relies on the diversion of the sewer, plus extensive excavation. The layout does not provide the compact accommodation suited to the new owner and the Lifetime Home concept has not been employed in the design of the house. For all of these reasons, the client has requested Gillard Associates to design an alternative proposal which addresses the constraints described, makes best use of the opportunities, in a way which is modest, appropriate, and sustainable: and which responds to the genius loci of this valuable plot of land.

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Design and Access Statement

outline of Clifden Terrace

2.5 Topographical Analysis The site slopes towards the south west.

The long section (below) cuts along the long axis of the site and illustrates the relative heights of the adjacent dwellings in Melville and Clifden Terraces.

outline of 8 Duke Street

The cross section (right) shows the information from another angle. It also shows the relationship with Duke Street, and the cottage directly adjacent to the site. outline of existing consent

Also illustrated is the section through the existing proposals of the two storey dwelling which have received planning consent. This would have required an extensive amount of excavation relatively close to the retaining wall which would need underpinning.

It is considered that any alternative proposal would need to maintain a similar profile in terms of massing and volume in order to present a neighbourly solution.

Cross section 1:250 outline of Clifden Terrace

outline of Melville Terrace

top of ridge 57.97m AOS datum

outline of existing consent

extent of excavation

Long section 1:250

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New Dwelling at Land off Duke Street, Lostwithiel

2.6 Conservation and Heritage

2.7 Ecology and Arboriculture

2.8 Flooding and Surface Water

The site is within the Lostwithiel conservation area as defined by the boundary map below.

The site is currently vacant but has been cleared and partially developed: the planning consent issued in 2009 is current and the sewage holding tank has already been installed. It is considered that there is no ecological value preventing the site from undergoing redevelopment.

The site is far from the flood plain and is not considered to be in danger from flooding but it lies within the designated critical drainage area as indicated on the interactive map.

The heritage value of the town is well documented: refer 'Lostwithiel: the Fairest of Small Cities'.

Any development needs to be considered in the light of this, and Policy 24 of the Cornwall which places importance on placemaking.

There are no trees or planting of interest, but the Cornish wall/retaining structure does present an interesting 'living wall' face to the street, and the applicant is keen to preserve this as part of the development.

The site is not nearby any listed buildings.

The conclusion of the heritage study is interesting when considering a small infill dwelling: Lostwithiel has a character which is very much mixed use, with pockets of diverse appearance. It suggests that modern development which is appropriate in size, materiality, and mass, would be assimilable into the bigger picture, as long as it identifies with the appropriate place.

The bamboo clump which has grown out of control since the picture below was taken has been removed but the hedge will be protected as construction proceeds.

This was the conclusion of the appeal inspector when allowing the appeal against the refusal for the development consent current for the site.

Notwithstanding this, the applicant recognises that mitigation of surface water run-off that will reduce or remove loads on the existing combined sewer is desirable: this is one of the key reasons why the new design proposal relies on sedum roof coverings and sustainable drainage techniques, to be described in a later section of this document.

critical area

application site

Lostwithiel Conservation Area (Source: CCC interactive map)

Advice and guidance about development in these areas is not currently published but the applicant has secured permission from the water authority to connect foul and surface water drains from the new dwelling directly into the public sewer which runs across the application site.

application site

Perimeter hedge adjacent to Duke Street (Source: GA)

Flood risk assessment (Source: CCC interactive map)

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Design and Access Statement

3.0 Planning Policy Context 3.1 Development Plan

3.3 Cornwall Local Plan

3.5 Supplementary Planning Guidance

As noted by Section 38(6) of the Planning and Compulsory Purchase Act 2004 (as amended), if regard is to be had to the development plan, determination must be made in accordance with the plan, unless material considerations indicate otherwise.

The key policies under the CLP reflect and enhance the core policies expressed in the NPPF:

The Cornwall Design Guide has been extensively consulted and the following sections were most relevant:

Policy 1: Presumption in Favour of Sustainable Development Policy 6: Housing Mix Policy 13: Development Standards Policy 21: Best use of Land and Existing Buildings Policy 23: Natural Environment Policy 26: Flood Risk Management and Coastal Change

- Creating a Place:

Working with the site and context Character Architectural Integrity

- Streets and Home

Car parking Public and Private Spaces

- Getting the Design Right

The Whole Process

- Building Design

Re Using Materials Built Form and Character Materials Building Maintenence Privacy and Outlook

3.2 National Planning Policy Framework National planning policy is predominantly found within Planning Policy Framework 2012. Key points are summarised below: NPPF confirms that the planning system operates a presumption in favour of sustainable development to ensure that social, economic and environmental issues are considered together. It makes it clear that proposals which follow the development plan for an area should be supported, unless material considerations indicate otherwise.

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3.4 Lostwithiel Neighbourhood Plan Whilst the Lostwithiel Development Plan has not yet been formally adopted, it is essential that the proposed development acknowledges the principles contained.

- Neighbourhoods - Green Infrastructure

Existing Features Planting and Soft landscape Wildlife Provision Gardens

- Spaces Between Buildings

Cornish hedges

- Energy Conservation

Insulation Thermal Mass Passive and Active Systems GSHP

New Dwelling at Land off Duke Street, Lostwithiel

3.6 Planning History

3.7 Design Response Study to Scheme 1

The application site has been the subject of several planning applications between 1981 and 2006 for residential and parking amenity purposes and were refused on the grounds that the proposed develoments would have resulted in an unsatisfactory development.

For reasons not known, the project was abandoned by the previous applicant and the site was sold to the current applicant in 2020.

These refusals, along with the opportunities presented by the site, were examined by the applicants for the last planning application ( ref 08/0190 ) and used to inform the design for a large three bedroomed dwelling of nearly 200m2 GFA. The dwelling was a pitched roof design with a flat roofed outrigger, relying on a large cut into the slope of the site to reduce the apparent mass of the building. The materials proposed were render and dark zinc sheet roof. No parking or vehicular access was proposed due to the history of refusals for applications.

This application was refused on similar grounds to the previous refusals, ie, that it would detract from the appearance and character of the conservation area. At a subsequent appeal, the inspector disagreed with the council's view and stated that "the proposed dwelling’s scale and mass, and its design including fenestration, would produce a development that could be assimilated by the Conservation Area."

The project was commenced after a building regulations approval, and work was carried out to clear the site and instal the sewage holding tank deemed necessary by the water authority, since the works required a diversion of the public sewer.

In purchasing the site the applicant was made aware of correspondence with the planning authority indicating that 'legal commencement of the works' had taken place. This was following an inspection by building control officer of the satisfactory installation of a sewage holding tank deemed necessary by the water authority because the design needed diversion of the public sewer running across the site.

This was confirmed in wiring by Cornwall Council on 18th January 2012 by Tracy Young to Angela Warwick of tu8 Planning Consultancy.

It is therefore understood that the current planning consent need not be renewed and is current.

The new owner, after consideration of the planning consent and plans under construction, made the decision not to proceed further but commission fresh design proposals which would be more suited to her needs.

sedum flat roof

In reconsidering the design the applicant wanted to build on the existing proposals' merits but address the main technical issues which would be consequential on its construction: the deep excavations required for retaining structures and diverting the public sewer.

To illustrate this point the reader is directed to the drawings below of the proposed dwelling: the design makes full use of the width of the site but requires a storey height cutting into the slope. The proximity of the cutting to the stone wall on Duke Street is likely to cause problems of stabilisation and reinforcement which will be costly and may involve partial road closure.

Also, since the footprint of the proposed dwelling crosses the public sewer, a system of sewage pumping and pipe diversion will be necessary, again involving costly earthworks on a site where access is difficult.

Also not addressed in the proposals were matters which the applicant felt were important: the need to put forward a more sustainable design ethos, to reduce the scale of the building, but also to have a dwelling which responded to lifetime homes standards and secured by design principles.

zinc sheet roofing

retaining walls required retaining walls stabilisation required

View of previous design (source: Situ8)

Elevations of previous design (source: InHaus)

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Design and Access Statement

3.7 Design Evolution (cont'd) The applicant's vision statement is a separate document and part of the this planning submission. However, it is worth examining in detail the reasons why a fresh design was commissioned and why the current permission is considered inappropriate.

Firstly it is important to state that the following commentary is not intended to be a criticism of the existing design: this was made with a different set of circumstances and end user in mind.

Secondly, it is important to recognise that the current permission sets a firm precedent and overcomes any and all of the objections raised against the principle of development for this particular site.

It is considered that the existing design is appropriate for its context, and matters in relation to height, scale, mass, overlooking, materials, and fenestration have been dealt with by the design in a way which does not detract from the character or appearance of the conservation area (refer to the appeal deciosion ref APP/Q0830/A/08/2075852).

It can therefore be implied that any replacement design which also sympathetically considers the same design issues will also meet the standards as assessed by the inspector.

The main design issues identified by the previous designer and incorporated into the approved design were: ● keep the dwelling broadly in line with Melville Terrace ● keep the scale and massing in keeping with the surrounding dwellings ● make use of rendered walls and vertical windows ● make use of parapet walls and flat roof to permit sedums which provide habitat and reduce storm water run off ● removing a neutral space from the area which is currently uncared for ● enhancing the area by drawing attention away from features which do not enhance the area

Some extracts from the client's vision statement are included here to enable a clearer understanding of why a new design was commissioned. The full version is included in the application.

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"My vision is to build an architecturally distinct house which is a contemporary take on the Art Deco/ modernist style prevalent around 1920/30. A period house which will complement the Edwardian houses in the nearby Melville and Clifton Terraces ca 1910. The new house will combine modern energy and environmental performance with wraparound sustainability and in as far as possible will re-utilise quality reclaimed materials.

This house will suit the characterful nature of the streetscape in Lostwithiel where there are many examples of previous elements of architecture which have been incorporated into later buildings giving a unique and quirky character to this medieval town.

The extant Plans produce a very dominant frontage with a roof that dominates from below and this size and massing was cited when the Application was originally declined (before Appeal). The resubmission reduces this massing and the house sits more modestly on the hillside.

Flat roofs were a feature of the Art Deco tradition and whilst Lostwithiel itself has largely pitch or hipped roofs, there is a level of diversity e.g the Drill Hall has a complex shaped corrugated roof and Brunel Quays have metal roofs with non traditional shaping.

Gabling obscures certain roof-lines so that the hipped roofs are not visible from street level and they appear flat roofed at ground level (refer to photo of Downend Garage below).

Local Physical and Social Context My great grand parents, grandparents and uncles and cousins all lived in Lostwithiel and I gave great thought to the context in which the house sits and how the ethos of the proposed building and the ethos of Lostwithiel coincide. Lostwithiel has established itself as the antiques capital of Cornwall and the proposed period house mirrors that sense of history.

Also it brings a quirky and unique architectural signature to the landscape as the plot sits separately from the rest of Melville in its own plot and does not visually continue the terrace. This reflects Art Deco building in general which were often put on in-fill plots following on from war damage. The approved extant Plans are for a more modern design with a standing seam zinc tower and a flat roof with PV panels.

Examples exist in Fore Street such as no 22 Taprell House. This demonstrates a mix of looks in the roofscape also noticeable on the steep hills where adjoining roofs are at different levels and designs and fall away e.g Grenville Road.

However the main point here is that the most interesting buildings in the town cited in 'Lostwithiel, the fairest of small cities' are those that have quirks and distinct features and it is my view that the quality of this design will add to the sense of place.

I believe that the revised Planning Application follows the precepts in Cornwall's Design Guide in that the new house is a 'development that relates to, respects and sits well in its local context".

New Dwelling at Land off Duke Street, Lostwithiel

4.0 Revised Design

Clifden Terrace

4.1 Principles

proposed new dwelling

In looking afresh at the application site, the client's brief, and the existing permission, it was apparent that any new design would need to provide - in addition to the principles already established by the previous design - modest, simple, appropriate living accommodation in accordance with Lifetime Home principles and sustainablity codes which form the client's core values. In addition, the dwelling would need to offer security and privacy from overlooking, as well as the usual requirements for views and amenity.

Melville Terrace

Added to this, the client felt strongly that the design would be a stand alone dwelling which, whilst needing to be assimilated into the historic context, would be a modern addition to the townscape and not be a 'pastiche'. The reader is referred to the client's vision statement which sets out clearly her views on avoiding bland design, and provides support for this by referring to the Bacon review of self building 2020.

All of this needed to be balanced against quite stringent site constraints - as outlined in Section1 - difficult access, overhead power cables, the need to protect a retaining structure, and to avoid if possible building over or diverting the public sewer.

The solution took its cue partly from the flat roofed annexe attached to the main part of the dwelling in the previous application: but also from the client's desire to build a modern Art Deco inspired dwelling which would provide clean lines and plenty of daylight.

Art Deco dwelling in Feock AONB (Source: GA)

Art Deco dwellings are often seen in Cornwall (see example left at Restronguet AONB) on their own rather than in larger developments, as they were usually commissioned on isolated plots. The 'between the wars' aesthetic acts as a bridge between arts and crafts and modernist design. It is considered that in this location - an area developed between 1900s and 1950s - a modest and simple stand-alone cube would be more appropriate than an ultra modern box or a bland cottage-like pastiche. The surrounding mature trees and shrubs will quickly allow the dwelling to become established into its context,and it will be seen as

another example of Art Deco whimsy and add to the diversity of styles in the conservation area.

The proposed dwelling is located at the top of the site which reduces its visual impact. The height is below the roofline of adjacent dwellings and the lack of a high gable will not obstruct views from Clifden Terrace.The form of the proposed dwelling is therefore simple, square and legible. Its mass and volume is much smaller than the previous application as it comprises less than 120m2 of accommodation.

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Design and Access Statement

N

path to Melville Terrace

garden of Melville Terrace footpath maintained

ramp planting bed

site boundary dotted

two storey dwelling

canopy

outline of previous application

steps

entrance

terrace access apron

technical room (single storey)

new footprint is clear of public sewer and diversion will not be required C o r n i s h

DUKE

STREET

w a l l

new footprint is clear of Cornish hedge/retaining wall and electric cabling underpinning will not be required

path to Melville Terrace

Site Plan No2 Duke Street

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New Dwelling at Land off Duke Street, Lostwithiel

4.2 Mass and Height The graphic right shows the comparison between the existing permission (blocked in yellow) and the new proposals (in red). It can be appreciated that the new proposals are significantly reduced in terms of mass.

The compact shape and size of the dwelling and its consolidation inside the site will be noticeable as a stand alone structure but will not feel overbearing for passers by or the residents of 2 Duke Street, opposite.

The flat roof will will minimise obstruction to the views enjoyed by the residents of Clifden Terrace and the shorter NE elevation facing Melville Terrace will reduce visual impact and has no overlooking windows from habitable rooms.

The proposed dwelling is smaller, lower, and more appropriate for the width of the plot than the previous design.

Volumetric comparison of new and original proposals (Source: GA)

Clifden Terrace

View of proposed dwelling from north (Source: GA)

views outline of Melville Terrace

ground floor of dwelling sunk down as far as practical to reduce height outline of previous proposals

Long section 1:250

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Design and Access Statement Melville Terrace

flat roof with sedum roof covering

4.3 Access and Community safety

roof access

The dwelling is on a site which has been affected by criminal activity and involving the police who have been notified. For this reason, but also to allow the occupant to enjoy a sense of privacy on a site which is open and somewhat overlooked, the dwelling has been designed with a defensive entrance and street presence.

rendered walls vertically proportioned glazing

Access to the front door, because it cannot be surveilled easily by passers by or neighbours, is via a short flight of steps and a ramp, under a protective canopy which can be secured by means of openable gates. The gates can be positioned in such a way that access to the private garden is prevented while the entrance gate is opened. The access is overlooked by the kitchen window so that the occupants can check on visitors.

The access sequence, and boundary design, therefore complies with Secured By Design principles which seek to enhance dwellings' security, in combination with window and door specification. planter

Since Highways restrictions do not allow the introduction of permanent vehicular access to the site this has not been included in the proposals. Safe bicycle storage will be provided within the utility store.

utility/tech room

glass blocks

bin store

View from North west

4.4 Materials The dwelling will be finished externally with coloured render, which will pick out the single storey utility/tech room in a blue colour which will add to the street scene. The whole building is raised on a plinth which will be clad in local stone rubble facing. Fenestration will reflect early C20th Crittal steel windows, and the use of glass blocks is also typical of that era.

The handrails on the balconies and terraces present a nautical influence, in keeping with the location and Art Deco style.

View of entrance canopy showing open design of gates and overlooking kitchen window. The blue building to the right is the single storey technical utility and store room.

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View of proposed dwelling from Duke Street showing how the building is set back from the street frontage. The retaining Cornish wall will not require underpinning.

New Dwelling at Land off Duke Street, Lostwithiel 4.5 Environmental Sustainability Whilst government legislation in the form of building regulations (which are due to be revised again in 2022) requires new dwellings to be energy efficient, the design of the proposed dwelling has sustainability embedded in its concept: Gillard Associates have been at the forefont of environmental design since inception and were the founders of the LivEco concept. They have won awards for their work in low energy housing design and are able to give confidence to clients who wish to build new, or retrofit existing housing to the highest standards of efficiency, useability, and sustainability.

Waste Management Attention has been given to the design of the kitchen to allow the storage of food waste and refuse caddies, which can be emptied into the bins in the dedicated bin store adjacent to the utility room.

Health and Well Being The benefits of a bespoke designed dwelling, however modest, will enhance the health and wellbeing of the owner. This is enshrined in the Bacon review which is designed to encourage the proliferation of self build housing. On this site, the proposed design will allow the applicant to live a sustainable, car free, low energy lifestyle, close to all the shops and amenities of 'the fairest of all cities' , where her family has its roots.

Energy Efficiency PassivHaus principles will be employed to ensure that the EPC achieved will be B or above, with a minimum SAP rating of 94 without PV cells. When these are installed the building should achieve net zero carbon emissions using: ● Fabric first energy efficient and air tight envelope ● Making use of solar gains by orientation ● High performance windows and doors ● Mechanical ventilation with heat recovery ● Air source heat pump In addition, the dwelling will be future proofed against climate change by measures which will minimise the likelihood of overheating, using shading devices.

Surface Water The dwelling is within an area of special concern for surface water run off. Whilst permission has already been granted by the water authority for the sw drains to discharge into the public sewer, the applicant is keen to reduce reliance on combined drains. Included in the design will be measures which control storm water run off: the sedum roof will discharge to rainwater pipes which will in turn drain to attenuation crates.

Horizontal shading device over south facing window

Construction It is intended that the construction of the dwelling will be informed by offsite manufacturing techniques whiich will employ the use of timber engineering technologies to reduce construction time and improve quality of workmanship.

The client has acquired a range of reclaimed architectural items which will be recycled as part of the project.

The proposed dwelling will sit lightly on the land with minimum excavation. Any cuts will easily be incorporated into fills so there will be no need to transport subsoil away from site, reducing carbon emissions and nuisance.

Water Usage Care will be taken to specify low water volume usage appliances and fittings.

Offsite manufacturing using engineered timber technology

Eco bloc attenuation crates to be located under the dwelling

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Design and Access Statement

5.0 Conclusion 5.1 Summary The proposed dwelling is designed to be modest but appropriate for the needs of the applicant. Since the project is not ambitious in terms of scale, the use of high quality materials and sustainability measures will be achievable. The design considers the location and context of the site, and it is a good fit in terms of its place and its historic context . The design meets the over arching aims of Policy 1 the Cornwall Plan, to sure high quality development which demonstrates 'a cultural, physical and aesthetic understanding of its location.'

Thee applicant has obtained the views of the community by means of interviews, and the use of social media. Fierce objections have been voiced by a few residents but largely the consensus has been positive.This is reinforced by the way in which the design takes into account the need to be neighbourly: overlooking and privacy have been a key part of the concept from the outset, but so also has been the method of construction. The previous design would have been intrusive and lengthy.

In terms of its scale, mass, and height, the dwelling is appropriate, and will make a firm contribution to the sense of place. In these respects the design adheres to the aspirations of Policy 12.

The dwelling cannot be furnished with a car parking space but it is close to all the amenities of Lostwithiel, which is well connected to the rest of the county and further afield by means of it being on well established bus routes and with its main line railway. With this exception - made acceptable by the inclusion of bicycle storage the proposed dwelling (which is designed to Lifetime Homes Standards) more than meets the need for high standard residential development which is future proof in terms of active travel, climate change and energy conservation, and so meets the aims of Policy 13.

As a self build project this proposal is a good example of what can be achieved by motivated private individuals and which cannot be provided by volume housebuilders - ie, a sensitive, high quality, bespoke solution to difficult sites which would otherwise be left to go fallow.In this sense also the proposals have responded to the Lostwithiel local plan: it is inherent in the applicant's approach that she, and the dwelling fits seamlessly into the community, which has been a home to her family for generations.

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New Dwelling at Land off Duke Street, Lostwithiel

extensive green roof for habitat and water run-off attenuation

minimum fenestration facing Melville Terrace

pv array roof access for maintenance Crittal style fenestration utility/tech/bikes shading

footpath private amenity

secure access

view from east

all principal rooms face south west

private terrace

screen planting to maintain privacy Cornish hedge protected

plinth conceals sw attenuation crates

Bird's eye view of proposed dwelling

view from garden

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Design and Access Statement New Dwelling at Land off Duke Street, Lostwithiel

GILLARD ASSOCIATES architecture and design

The Croft Trolver Croft Feock Truro TR3 6RT T: +44 (0) 1872 303 266 contact@gillardassociates.co.uk