Design and Access Statement
New One Bedroomed Cottage at
No 1 Sully Terrace Penarth Vale of Glamorgan for
Mr and Mrs A Gillard
November 2020
GILLARD ASSOCIATES architecture and design
Design and Access Statement
Executive Summary This Design and Access Statement is prepared in support of a full planning application for the construction of a new single bedroomed dwelling on a vacant plot in Penarth, Vale of Glamorgan. The application are put forward on behalf of the applicants, Mr and Mrs A Gillard. The site falls within the jurisdiction of The Vale of Glamorgan Council. The proposals have been sensitively designed by an experienced architect and are based upon a full understanding of the site and the context that it sits within. The proposals involve the building of a modest single bedroomed cottage on a vacant plot originally forming amenity space for the existing upper floor flat No 1A. It is considered that the garden is inappropriately large for the flat and offers an opportunity to provide a small dwelling for which there is a proven local demand. The new dwelling will form an attractive infill and act as a punctuation to mark the end of the terraced street. It will form, together with the other two flats on the site, a cohesive and interesting group encouraging social interaction not possible in denser flatted developments. The design is intended to provide compact but desirable living accommodation in a very sustainable location only a few minutes' walk from the railway station and adjacent to the new cycleway linking Penarth to Cardiff. It is recognised that the site lies outside but close to a conservation area and that a good quality of design and finish will be necessary to successfully integrate the new development into its old and much loved traditional setting.
This Design and Access Statement was produced by
GILLARD ASSOCIATES architecture and design
page 2/20
Plan view of proposed dwelling
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
Introduction 1.1 The Need for a DAS
1.2 Document Aims
1.3 Authors
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 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.
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.
This DAS has been prepared by Gillard Associates Ltd.
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.
The firm is committed to designing homes which are of high quality, and able to exceed the needs and expecttations of their occupiers.
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 applicants would like to deliver.
Micro homes are particularly required and should not be seen as cramped or unsuitable if they do not follow the conventions well established in the current supply chain.
Gillard Associates is a firm of architects who have been recognised at a national level for their work in building sustainable housing and community projects.
There is a proven need for homes of all kinds but increasingly there is a shortfall of small homes which is particularly acute in the Vale of Glamorgan, and especially in Penarth.
"We would like to make the most of the opportunity to provide a much needed small dwelling for which there is an established need"
1.Introduction
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Design and Access Statement
2.0 Site Assessment 2.1 Site location and description
2.2 Site surroundings
The site comprises a roughly rectangular parcel of land located on the corner of Sully Terrace and Sully Place. The site covers an area of approximately 60m2.
As a corner plot the site is bounded on its north and west sides by a low red brick wall. The east boundary is shared with the adjacent industrical unit currently occupied by Southern Motors. The south boundary is shared with the main end of terrace dwellings, Flats Nos1 and 1A Sully Terrace.
The plot was allocated to the upper floor flat No1A Sully Terrace, recently acquired by the applicants who are also the owners of the ground floor flat No1 Sully Terrace. The open nature of the plot, the lack of privacy, and its large size (50% greater than the floor area of the flat to which it is allocated) suggest that it is not suited as a garden. Refer 2.3.
Penarth Conservation Area
Sully Terrace is an attractive street, not least because the small terraced houses benefit from outlook onto a wide public green separating it from Archer Road. The green has been surfaced with a cycleway and has a number of mature trees.
former railway bridge
wooded embankment
lace Sully P garage
Sully Terrace
site indicated in red
Archer Road
cycleway
boundary of conservation area
Aerial view of site (source Google maps)
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Penarth Conservation Area
However it can be fairly said that the corner with Sully Place is not so attractive due to the unkempt appearance of the garage. As a corner plot, the application site also faces onto Sully Place, a single fronted road whose north side is a heavily wooded embankment retaining the road access over the former railway line, which once ran to Sully. This part of Penarth is appreciated for its quiet: local traffic circulates along Plymouth Road and Westbourne Road. The glimpses of nature afforded by the mature planting in public areas provide a welcome relief to the urban scene. The extensive gardens belonging to most of the terraced dwellings provide a peaceful haven for their occupants, whilst the modest front gardens and close proximity of front doors generate a genuine sense of community. The flats at Nos 1 and 1A are at a disadvantage in this respect: the back garden of the ground floor flat is small and overlooked by the adjacent industrial unit, and the front garden of No1A is anything but private. This sense of exposure is somewhat exacerbated by occasional but persistent anti social behaviour in the vicinity of the bridge: due to its unsurveilled character there is a tendency for late night disturbance which has been the cause of police callouts. Nevertheless, the village atmosphere which has remained relatively unchanged over the years is valuable and any development would need to be sensitive to this and not detract from the overall tranquility of the neighbourhood.
The application site is not suited to its current use as a garden for the upper floor flat: too remote, too open, too large, a maintenence burden unused for decades, providing intimidating cover affecting the enjoyment of the occupants of the ground floor flat. This application offers an opportunity to create a much needed single person dwelling with improved amenties for all three flats on the plot.
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
2.3 Secured By Design The site was designed as garden amenity for No 1 Sully Terrace, originally a two storey dwelling. Thirty years ago it was converted to two flats: and the site was allocated to the upper floor flat, No 1A Sully Terrace. This property was acquired by the applicants, also owners of the ground floor flat No 1, in January 2020. They are in the process of upgrading the upper floor flat which has been the source of many problems over the years, due to the poor quality of the initial conversion. Poor quality of materials, no sound or fire proofing, shared utilities were just some of the issues the residents faced. Another big problem was the condition of the garden, which became a nuisance not only for the applicants, but also passers by. The previous owners never used the garden for the intended purpose, and left it to become overgrown. The photograph right evidences this. The cover this garden provided for criminals was a source of concern for the occupiers of the lower floor flat who were unable to control access or maintenance. Particularly after dark. The garden was cleared as soon as the property was acquired.
Overgrown garden (source Google)
Rubbish regualrly collected from site (GA)
The garden is demonstrably unsuited to its use: ● too large in relation to the flat to which it is attached: the area of the land at 60m2 is 50% greater than the flat GFA 39m2 ● a maintenance burden to persons likely to want to live in a small one bedroom dwelling ● exposed to passers-by on two elevations compromising privacy and becoming a receptacle for rubbish (see photo far right) ● restricted opportunities for landscaping caused by rights of light to the adjacent garage which makes it difficult to disguise its poor appearance ● remote from the flat making casual use impossible In other words, the garden is not fit for purpose. If sufficient privacy is provided by planting or fencing for enjoyment as a private amenity, cover is also provided for potential criminal activities. The area has a record of police activity. Since this junction of two roads is unsurveilled at night - the open spaces are sufficiently removed from lighting, overlooking, and provide shelter under the tunnel - there is a real risk of crime. The applicant has been a victim of crime at this address and has suffered from the effects of anti social behaviour. The site, and the flats, as they currently stand, do not comply with the accepted standards Secured By Design.
View of site showing areas of open space and tunnel entrance (GA)
View of garage: not an attractive backdrop to a garden (GA)
The garden is large. The need to control access, provide surveillance, improve the area visually, combined with the opportunity of making better use of space, has convinced the applicants that a well designed new micro home will be a positive statement on a negative situation.
2.Site Assessment
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Design and Access Statement 2.4 Character of the area Penarth, has a particularly warm and intimate character. The streets have a clear hierarchy, where the main routes are flanked by three and four storey villas of some grandeur. As one departs from these streets, notably Plymouth Road and Victoria Road, and begins to explore the side roads and interlinking footways, the buildings become more modest but still characterful. Redbrick and sandstone stone are common as external walls, but also as enclosures. The predominant feeling is one of settlement, where the planting has, over the years, firmly established. Together with the boundary walls which are themselves often quite high, the screening can be almost intimidating, but interest is provided by an interesting roofscape. The skyline is animated by a series of gables, dormers and chimney stacks, some of them ornately decorated, but the randomness of the architecture is always homogenised if not in shape, but in materiality, where redbrick and terra cotta predominate.
Sully Place (source GA)
Coach House on Plymouth Road (source GA)
Detail on dwelling, Tower Hill (source GA)
Detail on dwelling, Holmesdale Place (source GA)
Bridge and steps on cyclepath (source Google)
Industrial unit on Sully Place (source Google)
The overall effect is recognised as being of some significance and has an identity, which when combined with the low skyline of a seaside town, is almost unique. The application site is outside the conservation area but nevertheless contributes to the visual interest and by its position on a main pedestrian route into the town, deserves also to be protected. Sadly recent home 'improvements', eg, window replacements and inappropriate cement rendering, have detracted from the homogeneity of the street scene, so it is important to understand the contribution made by these hitherto unexceptional streets in order to sensitively develop them.
Application site (source GA)
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New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan 2.5 Ecology, Arboriculture, Heritage 2.5.1 Ecology The application site has no ecological value except as an amenity garden. However, the benefits of the trees and surrounding green areas to the health and well being of the locals has been already noted. The contribution of nature during the pandemic has been very important and this is something which has been considered during the design of the proposed development. Should the application be successful the occupant of the new dwelling will be able to appreciate the presence of owls in the Scots pines and the activities of foxes who regularly roam the area after dark. 2.5.2 Arboriculture Since the site has no trees or plants other than grass and brambles it is considered that the services of an arboriculturalist are unnecessary. 2.5.3 Heritage The site is outside the conservation area but it has been noted that the character and identity of the streetscene is important to consider as part of the design process. It is the applicants' intention to use the same criteria for the design of the new dwelling as if it were inside the conservation area.
2.6 Flood Risk The proposed dwelling is considered by WW to be at no risk of flooding.
Bygone days: Sully Terrace in the 1980s (source Walesonline)
2.7 Accessibility The site is within 5 mins walking distance from the town by way of the nearby cycleway. Alternative routes also exist which make it extremely easy to access Penarth's vibrant town centre.
Any residents of a new dwelling on this street corner will have the enjoyment of an incredibly verdant backdrop to their living spaces Sully railway cycle route (source Walesonline)
2.Site Assessment
View of site from embankment (source GA)
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Design and Access Statement
3.0 Planning Policy Context 3.1 Planning Policy
3.2.3 Housing
A review of the planning policy context associated with the site and proposed development (at the national and local level) is provided within this section of the DAS. The planning history of the site is also reviewed.
Development plans must include clear policy criteria against which applications for housing development on unallocated sites will be considered. Infill and windfall sites can make a useful contribution to the delivery of housing. Proposals for housing on infill and windfall sites within settlements should be supported where they accord with the national sustainable placemaking outcomes.
3.2 National Planning Policy
3.2 Local Planning Policy
National planning policy has changed significantly in the last few years, away from detailed prescriptions and towards a more strategic emphasis on sustainability and place making. Whilst the scale of the proposed development in this application is small, it nevertheless needs to be informed by the policy / guidance documents prepared at the national (Welsh Government) level which are of relevance to the determination of the application.
The application site falls under the jurisdiction of the Vale of Glamorgan Council. The current (adopted) Development Plan for the Vale of Glamorgan contains the following key policies : please note that only clauses relevant to the application are repeated.
3.2.1 Sustainability Good design promotes environmental sustainability and contributes to the achievement of the well-being goals. Developments should seek to maximise energy efficiency and the efficient use of other resources (including land), maximise sustainable movement, minimise the use of non-renewable resources, encourage decarbonisation and prevent the generation of waste and pollution. An integrated and flexible approach to design, including early decisions regarding location,density, layout, built form, the choice of materials, the adaptability of buildings and site treatment will be an appropriate way of contributing to resilient development. 3.2.2 Distinctive and Natural Places In PPW 2018 there is a major emphasis on the protection enhancement and appreciation of distinctive and natural places. In summary, development must place importance on the consideration of health and well being. Included under this large umbrella are issues of heritage conservation, historic assets, and also less tangible but no less important characteristics such as soundscape and air quality.
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3.2.1 POLICY SP10 - BUILT AND NATURAL ENVIRONMENT Development proposals must preserve and where appropriate enhance the rich and diverse built and natural environment and heritage of the Vale of Glamorgan including: 1. The architectural and / or historic qualities of buildings or conservation areas, including locally listed buildings;
3.2.3 POLICY MD2 - DESIGN OF NEW DEVELOPMENT In order to create high quality, healthy, sustainable and locally distinct places development proposals should: 1. Be of a high standard of design that positively contributes to the context and character of the surrounding ... built environment and protects existing features of townscape or landscape interest; 2. Respond appropriately to the local context and character of neighbouring buildings and uses in terms of use, type, form, scale, mix, and density; 7. Where appropriate, conserve and enhance the quality of, and access to, existing open spaces and community facilities; 8. Safeguard existing public and residential amenity, particularly with regard to privacy, overlooking, security, noise and disturbance; 9. Provide public open space, private amenity space and car parking in accordance with the council’s standards;
3.2.4 POLICY MD5 - DEVELOPMENT WITHIN SETTLEMENT BOUNDARIES New development within these settlements will be permitted where the proposed development: 1. Makes efficient use of land or buildings; 3. Is of a scale, form, layout and character that is sympathetic to and respects its immediate setting and the wider surroundings and does not unacceptably impact upon the character and appearance of the locality; 4. The proposal would not result in the loss of natural or built features that individually or cumulatively contribute to the character of the settlement or its setting; 3.2.5 POLICY MD8 - HISTORIC ENVIRONMENT Development proposals must protect the qualities of the built and historic environment of the Vale of Glamorgan, specifically: 1. Within conservation areas, development proposals must preserve or enhance the character or appearance of the area
3.3 Supplementary Planning Guidance The following guidance notes are also relevant and will be taken into consideration in the design of the development: - Design in the Landscape 2006 - Penarth Conservation Area Appraisal Management Plan - A Model Design Guide for Wales: Residential Development
Vale of Glamorgan Local Development Plan 2011 - 2026
Local Development Plan
Su pp le
m en ta
ry Pl an ni
ng G ui da nc e PENA R CONS TH E R VA T IO N AREA
Written Statement June 2017
Th e Va le of Gl Ad op ted am Un ita or ga n 19 96 ry De ve 20 11 lop m en
t Pl an
shwr stone paving
cycle store
brick wall approx 1.4m afgl
stone paving
bedroom
shwr
gate
concrete paving
living
brick wall approx 1.4m afgl
concrete paving
cycle gate store
bins
store
bath stone paving
bedroom
low brick wall to match existing
brick wall approx 1.4m afgl
concrete paving
bins
low brick wall to match existing
n sta
living
bedroo
store new staircase
Upper Floor
gate
store
kitchen
store
elec meters
Flat 1
3.4 Planning History
bedroom
store
cycle rack under stair fixed to conc slab
elec meters
bedroom
bins
new staircase to Flat 1A
store
Flat 1
P LA
kitchen
elec meters
garden Flat 1 Flat 1
SULLY TERRACE
store
kitchen
kitchen
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
living
extension to increase floor area from 36m2 to 40m2 shwr
bath
SULLY TERRACE
bedroom
SULLY TERRAC
kitchen
low brick wall to match existing
new staircase to Flat 1A
new staircase to Flat 1A
The following is a list of planning decisions which are relevant to cycle rack under stair fixed to conc the application:
cycle rack under stair fixed to conc slab
slab
2003/00374/FUL Consent granted Location: No1 Sully Terrace Proposal: Increase size of ground floor flat by extending living area
permission granted for new access stair to upper floor flat
2020/00205/FUL Consent granted Location : 1A, Sully Terrace, Penarth Proposal : Erection of new external access stair and associated external works 2020/00206/FUL Consent granted Location : 1A, Sully Terrace, Penarth Proposal : Provision of new car parking space with access to Sully Place
lamp post
The original flats were approx 36m2 each, providing minimal but acceptable accommodation for a one or two person household. The size of the ground floor flat was increased to 40m2 after permission was granted in 2003.
E LAC P L L inY2020 permission was granted for the construction of a S U Earlier
Lower Floor permission granted for new parking place off Sully Place
new external staircase to the upper floor flat in order to improve acoustic insulation and privacy.
3.Planning Policy Context
CE
North Elevation permission granted for new access stair to upper floor flat lamp post
page 9/20
P LA
CE
Southern Motors
Nos 1 and 1A
No 2
SULLY TERRACE
Design and Access Statement
3.4 Planning History (cont'd) Southern Motors
No 1B Notes: Drawings to be read in conjunction with Design and Access Statement
The following planning refusal
grey slate tiles with terra cotta ridge and hip tiles
2020/00656/FUL Refusal Location : 1A, Sully Terrace, Penarth Proposal : New dwelling
smooth face red engineering brick projecting barge boards on gables and dormers
The planning refusal was based on three criteria:
painted and moulded bargeboards smooth face red brick
obscured glazed windows
1 Poor design
SOUTHERN MOTORS painted render
The refusal states that the development is insensitive, cramped, incongruous,having an adverse impact on the street scene.
reclaimed brickwork
2 Inadequate amenity
North elevation
West elevation hedge
The refusal states that the proposal would have an adverse effect on the amenity of the existing occupiers
combined drain
bin kitchen
bath
shwr bedroom
living
garden flat 1
new drain connection
Flat 1
upgraded flat
bedroom
bin
garden flat 1A
bike
shwr
SULLY TERRACE
bike
living
FLAT 1 42m2 internal stair removed
m/h
FLAT 1A 36m2
kitchen
garden
internal stair removed
st
new cast iron railings
st
The refusal states that in the absence of a legal agreement to secure a payment for an affordable housing contribution to proposal is in contravention of planning policy.
new staircase
kitchen
FLAT 1B 36m2
3 Lack of Legal Agreement
store
FLAT 1B 36m2 bedroom
garden flat 1B
5 wide valley gutter
Southern Motors
covered entrance
living
4
3
2
1
0
Scale 1:100 @ A2
void
bike
balcony
GILLARD ASSOCIATES architecture and design
The Quayad,Cardiff Marina Watkiss Way, Cardiff CF11 0SY Tel No 02920 229 133 contact@gillardassociates.co.uk
bin
First floor
Client
Gillard Job Title
New Dwelling at 1 Sully Terrace Penarth
SUL
LA LY P
CE Drawing Title
As Proposed Southern Motors Date 12/06/2020
Drawn by:
RDS
Ground floor
South elevation
East elevation
Drawing No
Revision
AL(0)2
P
Previous application which was refused (source: GA)
File: flat200605.pln
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New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan Bird's Eye View of Existing Site
4.0 Design Evolution 4.1 Design Principles
architectural context (see notes on 'Character')
This section of the DAS focuses on the principles that have informed the design. The main constraints on the site are: a) size: the plot must be large enough to support a dwelling and associated amenity b) does nothing to the detriment and preferably enhances the nearby conservation area and the sense of place c) neighbourliness: takes account of the adjacent properties and does not compromise privacy d) complies with planning policy and guidance and ideally passes the 'sensitive development test' contained within SPG Penarth Conservation Area e) does not adversely affect the rights of light acquired by the adjacent garage (windows)
entrance to upper floor flat light to windows to be retained
In addition, the proposed design should provide a good quality of life for its occupants, and have as low impact as possible on the planet. The design must also take into account the desire to upgrade the properties of the existing flats, Nos 1 and 1A whilst preserving the amenity of these flats also. This was a major reason for the refusal of the previous planning application and is acknowledged by the applicants and therefore addressed in the new design. Nevertheless, the aims of the project remain unchanged: the proposals seek to ● improve the quality of life of residents in all three flats by creating a cluster of small dwellings which will hopefully provide the basis for social interaction ● improve the appearance of this unkempt corner of Penarth ● improve security for all occupants as well as users of the cycle path link ● provide a good quality micro home
non private amenity space
un surveilled open public space
4.Design
The garden does not comply with advice from Secured By Design officers. If the garden is open it is not a defensible private space for the occupants of the upper floor flat to enjoy. If it is closed in there is a risk to both occupiers as it can be used as cover: the access path is in common use.
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Design and Access Statement Bird's Eye View of Proposed New Dwelling 4.2 Response to Planning Refusal rear garden Flat 1
The previous application for a dwelling on this site was refused. Notwithstanding this, the applicants are firmly of the opinion that the garden provides a valuable opportunity to create a small dwelling in this sought quiet area of Penarth and have with this new proposal sought to address the concerns of the planning officer. The Council’s Housing Strategy team confirms that in the Penarth ward the highest need is for one-bedroomed accommodation. SInce the site already has two single bed flats, of 40m2 and 36m2, it is felt that the addition of another similar sized dwelling would not be incongruous so long as sufficient private - and defensible - amenity can be provided for all three flats on the site, and the concerns of the planning authority in regard to the character of the area are addressed.
Inserting a new dwelling on the vacant plot gives an opportunity to make a cohesive development of three one bed dwellings, of similar size, all enjoying a small but controllable external amenity space which will help ensure meaningful contact with passers-by should the occupants wish it. The proposed design will provide the occupiers of the upper floor flat with a large roof terrace which is private and defensible. This is accessed via a staircase from a private gated entrance on Sully Place. The gate will be electronically controlled for security. The occupiers of the lower floor flat have a small and enclosed private garden to the rear, but will now enjoy a private and secure access from Sully Terrace: previously they would have to negotiate the access alley past the garden belonging to the upper floor, a source of concern during darkness. The occupiers of the proposed new dwelling will enjoy a private entrance and garden which is south west facing. There is plenty of precedent for small amenity spaces for flats and small dwellings. It is the designer's opinion this will be appropriate, and when combined with the open views onto greenery which are all around this corner of Penarth, will provide a good quality of life as well as sufficient space to enjoy fresh air and the opportunity to cultivate plants.
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rooftop terrace offers amenity and protected outlook for upper floor flat
grey standing seam roofing
light to windows retained
amenity for lower floor flat separate access secure entrance to upper floor flat
amenity for new dwelling ornamental railings
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
Design Response /cont'd The previous design was criticised for being cramped and contrived. These comments were taken on board, and this new proposal provides coherent, simple but light filled accommodation, which at 40m2 is actually greater in size than the adjacent upper floor flat, which is 36m2. From an urban design point of view, the new building will form an effective and attractive 'book end' to the terrace of dwellings, and help turn the corner to disguise the bleak appearance of the adjacent garage. See illustration below left. The architectural details will reflect its context and emphasis is placed on simple but legible details: terra cotta tiles, gable end and bay window, roof overhangs and ornamental railings to the pavement walls. To insert a two storey building across the whole site would be over imposing: limiting the two storey component to a smaller proportion, and introduce a roof terrace over the single storey living room, achieves a pleasing form: the terrace provides a safe place for the occupant to enjoy outside air; it acts as a visual stop to the garage building on the Sully Place elevation; and neatly avoids the problem of blocking the light to the two windows on the garage building. It provides distance between the end of terrace and allows the new building to be seen as a separate element. The new building hides the bleak garage elevation, and will bring some much needed surveillance of the public realm on this otherwise blind corner and increase community safety for users of the footpath - as well as the occupants of No 1 GF flat especially at night. In the applicants' opinions, the revised design answers all of the criticisms directed at the previous design, and is therefore improved.
4.Design
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Design and Access Statement ridge height and gable shape similar to adjoining building
4.3 Materials, Scale, Character
terra cotta tile hanging
The new dwelling has been designed to: - be subservient to the terraced houses but have its own character which is quirky in a way which respects the Victorian seaside town
white rendered walls
- reflect the local character by using terracotta wall hanging tiles; metal railings; cast iron rw goods; grey metal seamed roofing - incorporate gable, and bay window to animate the roofscape - maintain distance from the end of terrace which emphasises its separateness and provides a punctuation at the junction of both streets cast iron Victorian railings on rebuilt boundary wall
dark grey metal standing seam roofing
- turn the corner of the streets in a positive way with the new built form disguising the poor quality of the garage building elevation - turn a negative urban space into a positive one
Southern Motors
terra cotta tile hanging
white render
terra cotta wall hanging tiling
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New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
hedge
4.4 Access Movement Amenity
combined drain
bin kitchen
shwr
4.4.1 General Accessibility The site can be considered a sustainable location, with easy access to shops and banks in town either by foot or cycle, along the new cycleway. This leads to the railway station and main bus stops for easy travel to Cardiff City and beyond.
living
bedroom
garden flat 1
FLAT 1 42m2
bin
The previous application was criticised for not including off street parking. In Sully Terrace parking for residents is on street. Due to the 'single loaded' nature of the street, there is always ample parking . At the junction with Sully Place, the road widens, again allowing plenty of parking.This is particularly true of the road outside the application site becasue there are no dwellings at this end of the street. Refer photographs below.
m/h
bike
SULLY TERRACE
4.4.2 Parking
new drain connection
Flat 1
utility 4.4.3 Pedestrian Access and Amenity
shwr lobby
The new dwelling is designed to be private and accessible, with a secure entrance gate facing Sully Terrace. The front garden is modest but appropriate for a dwelling of this size, and offers much better amenity space than many flats which have only balconies for outside amenity. In addition, in this verdant corner of Penarth, the occupants will enjoy views over the green spaces between Sully Terrace and Archer Terrace. The upper floor flat will also enjoy private access, up a stairway designed to ambulant disabled standards, to a generous roof terrace. This has been designed to allow views onto the green, but in such a way that it does not overlook the garden of the new dwelling. The access and amenity of the three flats forming the group were considered together: residents of all three flats will enjoy a level of private and/or public amenity, however small, with views out onto greenery and nature, and an opportunity to interact with passers-by.
new cast iron railings
FLAT 1B 39m2
garden
amenity space and 'buffer zone'
living
bin
Site plan indicating access to each dwelling on the site
4.Design
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Design and Access Statement
4.5 Sustainability As a new dwelling the building will be subject to building regulations but it is intended that the construction will exceed these standards by making use of offsite SIP construction which will also minimise build period and inconvenience to local people. The roof shape will provide ample opportunity to fit solar panels which can supply a smart meter in the new dwelling, enabling the occupant to enjoy a carbon neutral lifestyle. The dwelling is in a sustainable location and whilst car ownership is possible, it is not essential given the easy access to public transport.
4.6 Community Safety The small but ever present threat to the current occupants has already been described and whilst this should not be overstated it is considered that some form of improvement is essential for the long term enjoyment of the properties. The design of the new dwelling will allow all occupants to maintain control over their own access gates. The amenity spaces are small but appropriate, and provide clear definition of private space, an essential pre requisite for Secured By Design. The new perspective may also improve the area by overlooking, or appearing to overlook, the 'no man's land' activity area under the bridge and steps, making things safer for anyone using this somewhat isolated area of Penarth at night. Impression of new proposal as seen from street level.
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Yes, it is different from the existing street scene (left) and some people may find change difficult to accept. However it is not incongruous.
Yes, the dwelling is small, but it is not cramped and is actually bigger and better in quality than the existing upper floor flat.
Yes, it is an intensive use of a small plot, but this is not a disadvantage: land is scarce and development opportunities increasingly so. The criticism 'over intensive development' is not relevant especially when the site is in such an open and obviously not densely developed location.
Yes the amenity spaces are small but they are appropriate to the dwellings they serve. Single bed dwellings and flats are generally allocated small balconies or gardens and there is plenty of precedence for this: This corner of Penarth will provide much a more attractive quality of life than 'The Moorland', a block of flats in Penarth Road which has amenity less extensive than these proposals yet has been granted consent.
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan
5.0 Summary 5.1 Conclusion This DAS has provided the background and rationale for the design of a modest dwelling in Sully Terrace. It has identified the constraints and highlighted the opportunities which have been thoroughly examined and used to inform the evolution of the design. The document went on to describe how the design was arrived at, and explained the key factors in determining the form, mass, scale and appearance of the proposal. The design was tested against the planning policy context, national, local, and supplementary guidance. The design takes into account criticism of the previous application with regard to amenity and has addressed this. In terms of the design, which is always subjective, it is considered that the new dwelling respects the location and provides an improvement in the urban landscape by turning the corner from a negative space into a positve contribution. The proposals show how a much needed small dwelling can be inserted into the street scene in a way which is neighbourly, and provides not cramped, but desirable accommdation in this sought after area of the Vale.
5.Conclusion
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Design and Access Statement In the opinion of the applicant, and even though it is outside of the conservation area, the proposal passes the Penarth 'sensitive development test': it is architecture which conserves and enhances the character of the area, by reflecting local design themes, providing a touch of whimsy which the Victorians would have recognised.
It is considered that the proposed design answers all criticisms that have been raised over the previous application and it is acknowledged that the revisions are tangible improvements.
The development fits well into the urban fabric. It reflects the human scale and provides a "people friendly" street frontage that clearly defines public and private space.
The driving principles are, however, unchanged. In contrast to the opinions of a local minority group the motive for the development is not profit. The cost of the development, combined with the financial burden of the intrinsically unfair system of payments for social housing the payment for a singkle dwelling is the same whether the dwelling is 40m2 or 400m2 - enshrined in council policy, will ensure that there is very little, if any profit in the development.
The proposals are modest, appropriate, and will contribute an additional residential unit for which there is proven demand. It provides a lovely single bed dwelling which is not cramped but actually larger than its neighbour, which effectively sets a precedent for the small scale of the development. It removes an inappropriate open space which has never been used as intended due to its location and size, and by doing so it will help mitigate and discourage anti social behaviour prevalent in the location, and provide the occupants of flat 1 a secure access to their front door without fear from persons lurking. At the same time the new configuration makes sure that all dwellings in the group have their own private access and defensible space to enjoy. The spaces may not be big - but it is appropriate and exceeds guidelines for amenity spaces for small dwellings and flats. In terms of its architectural form the new design answers the criticisms of the previous refusal. The revised roof design puts distance between its upper storey and the end of terrace. The consequential gap provides a useful and appropriate outside space for the occupants of 1A, the upper floor flat. In the opinion of the applicant, the development is not cramped or incongruous, and in fact, sits quite naturally at this junction of two quiet suburban streets. It is an intensive development, given that it takes up a large proportion of the site. But it is not over intensive, given that a) the density of built form is similar to the built form to which it is added b) the site is fortunate in that it is at the junction of two roads that enjoy some of the least dense developments in Penarth. The outlook over grassland and trees, immediately outside the site, will provide a degree of enjoyment for its occupants which would be hard to find in another flatted development so close to the town centre. The proposal, if granted permission, will provide a much sought after small residence for which there is huge demand in the town.
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According to the Vale of Glamorgan SPG design quality is not subjective. The above checklist has been extensively examined and addressed in this DAS.
The motivation actually comes from a desire by the applicants to: a) do what they can to meet demand for housing b) make the world a better place with good sustainable design c) make the locality safer and more enjoyable by reducing opportunity for crime d) remove an eyesore and a negative space by transforming it into a poitive one
Nos 1 and 1A
No 2
SULLY TERRACE
Southern Motors
New Single Bed Dwelling at No1 Sully Terrace Vale of Glamorgan Southern Motors
No 1B Notes: Drawings to be read in conjunction with Design and Access Statement
grey slate tiles with terra cotta ridge and hip tiles terra cotta wall tile hanging
smooth face red engineering brick projecting barge boards on gables and dormers
standing seam metal roof terra cotta wall tile hanging
obscured glazed windows
SOUTHERN MOTORS painted render
reclaimed brickwork
North elevation
West elevation hedge combined drain
bin kitchen
bath
shwr
kitchen
garden
living
FLAT 1 42m2
garden flat 1
internal stair removed
m/h
bike
new drain connection
Flat 1
utility shwr lobby
FLAT 1A 36m2 living upgraded flat
bedroom
internal stair removed
bin
SULLY TERRACE
bedroom
store
roof terrace
P1 Complete redesign
ARG
201120
new cast iron railings
FLAT 1B 39m2
Southern Motors
garden
FLAT 1B 40m2 Southern Motors
living
access stair to Flat 1A
5
4
3
2
1
0
Scale 1:100 @ A2
bedroom
GILLARD ASSOCIATES architecture and design
bin
The Quayad,Cardiff Marina Watkiss Way, Cardiff CF11 0SY Tel No 02920 229 133 contact@gillardassociates.co.uk
First floor
Client
Gillard gate to Flat 1A
Job Title
New Dwelling at 1 Sully Terrace Penarth
SUL
LA LY P
CE Drawing Title
As Proposed Date 21/11/2020
Drawn by:
RDS
Ground floor
South elevation
East elevation
Drawing No
Revision
AL(0)2
P1
File: flat201029.pln
5.Conclusion
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Design and Access Statement
GILLARD ASSOCIATES architecture and design
The Quaypad Cardiff Marina Watkiss Way Cardiff CF11 0SY 02920 229133
page 20/20