Pa18 00507 design and access statement 3669957

DESIGN & ACCESS STATEMENT

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Butler & Co Traditional Wooden Boats 1

PENPOL BOATYARD

Cover Photo: Rosemary III, designed and built by Fife III in 1925; restored by Butler & Co in 2016.

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CONTENTS 1 INTRODUCTION .................................................................................................................................................................................................................................................... 5 1.1 INTRODUCTION ............................................................................................................................................................................................................................................. 6 1.2 STRUCTURE ..................................................................................................................................................................................................................................................... 6 1.3 BRIEF DESCRIPTION OF PROPOSALS ......................................................................................................................................................................................................... 6 1.4 BUTLER & CO .................................................................................................................................................................................................................................................. 7 1.5 JUSTIFICATION .............................................................................................................................................................................................................................................. 7 2 SITE ASSESSMENT ................................................................................................................................................................................................................................................ 8 2.1 SITE LOCATION .............................................................................................................................................................................................................................................. 9 2.2 SITE DESCRIPTION ......................................................................................................................................................................................................................................... 9 2.3 SITE HISTORY .................................................................................................................................................................................................................................................. 9 2.4 PLANNING HISTORY ...................................................................................................................................................................................................................................... 9 2.5 CONSERVATION & LANDSCAPE ............................................................................................................................................................................................................... 11 2.6 ECOLOGY ...................................................................................................................................................................................................................................................... 12 2.7 FLOOD RISK .................................................................................................................................................................................................................................................. 12 2.8 TOPOGRAPHICAL ANALYSIS ..................................................................................................................................................................................................................... 13 2.9 ACCESSIBILITY .............................................................................................................................................................................................................................................. 13 2.10 CHARACTER ................................................................................................................................................................................................................................................ 14 2.11 OPPORTUNITIES & CONSTRAINTS ......................................................................................................................................................................................................... 16 3 DETAILS OF THE PROPOSED DEVELOPMENT ............................................................................................................................................................................................... 18 3.1 DETAILS OF THE PROPOSALS.................................................................................................................................................................................................................... 19 4 PLANNING POLICY FRAMEWORK .................................................................................................................................................................................................................... 21 4.1 DEVELOPMENT PLAN ................................................................................................................................................................................................................................. 22 4.2 NATIONAL PLANNING POLICY FRAMEWORK ........................................................................................................................................................................................ 22 4.3 CORNWALL LOCAL PLAN ........................................................................................................................................................................................................................... 22 3

4.4 FEOCK NEIGHBOURHOOD PLAN ............................................................................................................................................................................................................. 22 4.5 SUPPLEMENTARY PLANNING GUIDANCE ............................................................................................................................................................................................... 22 5 DESIGN ................................................................................................................................................................................................................................................................. 23 5.1 DESIGN: EVOLUTION, HISTORY & PRINCIPLES ....................................................................................................................................................................................... 24 5.2 LANGUAGE, SCALE, MASS & AMOUNT ................................................................................................................................................................................................... 26 5.3 ACCESS & MOVEMENT ............................................................................................................................................................................................................................... 27 5.4 SUSTAINABILITY ........................................................................................................................................................................................................................................... 28 5.5 COMMUNITY SAFETY, SECURITY & PRIVACY .......................................................................................................................................................................................... 30 6 CONCLUSION ..................................................................................................................................................................................................................................................... 31 6.1 CONCLUSION ............................................................................................................................................................................................................................................... 32

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1

INTRODUCTION

The dock at Penpol: Traditional boats and traditional maritime skills are at the heart of Butler & Co in Penpol Boatyard.

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1.1

INTRODUCTION

The DAS has been prepared by Gillard Associates Ltd and Butler & Co Ltd, in support of a full planning application submitted on behalf of Butler & Co Ltd for the development of Penpol Boatyard and curtilage.

The site falls within the jurisdiction of Cornwall County Council.

Full planning permission is sought for: “partial demolition of an existing boatshed and erection of a new extension and new boathouse, comprising a single storey dwelling over a tidal boatshed on the estuary foreshore within the existing marina complex” The statement describes the application site, including background information such as relevant planning history and a review of national and local planning policy pertinent to the application. The statement evaluates the proposals against the identified planning policy context and other material considerations before concluding on the acceptability of the development.

1.2

STRUCTURE

The statement is structured as follows:

1.3 BRIEF DESCRIPTION OF PROPOSALS

Section 2 – provides a description of the site and surrounding area, their characteristics, and provides details of the properties planning history.

The proposals comprise three separate projects:

Section 3 – provides full details of the development proposed.

b) the extension of the existing steel framed boatshed

Section 4 – identifies and briefly summarises the relevant planning policy framework from national to local level, taking into account the statutory development plan.

c) re-facing of the existing failing retaining wall along the foreshore

Section 5 – analyses the key planning considerations arising from the development against the policy framework identified in Section 4.

Section 6 – sets out our conclusions in relation to the assessment of the proposals.

The application is supported by a suite of drawings and documents which should be read together to provide a full understanding of the content and merits of the proposal.

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a) the erection of a traditional oak-framed, single storey, pitched roof dwelling with two bays for boat storage/ works below within the marina

The following drawings and documents are included within the applications: • • • • • • •

OS Location Plan Survey of existing site Site as proposed Proposed Boatshed Extension Proposed New Boathouse Ecology Report Flood Risk Assessment

1.4

BUTLER & CO

Ashley Butler and Holly Latham bought the yard in December 2015 with a very clear plan: to establish a thriving family business whose core values include the preservation of our maritime heritage, the regeneration of local and traditional boatbuilding skills and the provision of local boatyard services which are at the heart of the local community.

Ashley started working on wooden boats at an early age and brings a huge wealth of knowledge and experience; Holly has a varied maritime background, which includes sailing and traditional boats, but also marine biology, environmental survey, fisheries and commercial diving.

Both aspire to maintain the presence at sea of vessels born of the golden age of sail and to build vessels that reflect our admiration of British working vessels.

1.5 1.5.1

JUSTIFICATION NEW RESIDENTIAL DWELLING

The owners of Butler & Co can often be found working long hours to ensure the rejuvenation and continued success of the boatyard. Living on the premises, currently not authorized, would have enormous advantages for them, their clients and for the local community.

The presence of an owner/ operator on site: •

•

• •

provides better service for clients and gives peace of mind during periods of bad weather improves response to environmental and/or incidents increases health and safety on the site

The building of a modest dwelling on the yard would significantly increase the viability of the business and this will additionally benefit the community, and arguably the wider region, by helping re-establish the yard as a maritime hub.

1.5.2

BOATSHED EXTENSION

For the scale of vessels Butler & Co are involved with waterfront premises are essential. Since waterfront property is expensive to acquire, not least in the Penpol area, it is important to use the site efficiently.

“Whet her buil di ng a new ve ssel to a tradit ional de si gn, o r meti culously restoring a historic v esse l t o it s original stat e, the preserva tion of our marit ime he ritage is at the heart of what we do .

We consider t he de vel opment proposals submit ted i n this pl anni ng appl icat ion t o be an essenti al and int egral p art of t his rege nerati on, and planning consent would hel p to sec ure our long- te rm plan for the sec ure and stabl e fut ure of Pe npol boat yard as a thriv ing famil y business.”

Holl y L atham & Ash ley Butl er

The proposed extension will help the owners to develop their business and provide better services for their clients, whilst improving the visual amenity of the area.

1.5.3

RE-FACING OF RETAINING WALL

The existing track and the footpath along the foreshore is supported by a wood and mesh retaining wall which is becoming structurally unstable. Re-facing the quay retaining wall in traditional stone provides a long-term solution to the use of the footpath and this area of quay.

increases the security of the site and improves ‘out-of-hours’ access to the vessels for clients

Holly & Ashley of Butler & Co during the build of a new 70ft wooden mast. Cornwall’s diverse and historic coastline is at the heart of everything they do.

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Amokura, a 50ft Fred Sheppard design, being prepared for re-launching at Penpol following a winter refit.

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SITE ASSESSMENT

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2.1

SITE LOCATION

2.2 SITE DESCRIPTION

2.3 SITE HISTORY

Penpol Boatyard, Feock, Cornwall is centered on National Grid Reference SW 78846 61255 and sits at the north east edge of Penpol Creek, at the entrance to Trolver Croft.

Penpol Boatyard lies between the affluent residential areas of Trevallion Park to the north and Trolver Croft to the south, on a bridleway open to vehicular traffic.

The applicant acquired the site, a working boatyard, in 2015 with a view to establishing the yard as a family business. The firm recognized the potential of the yard to provide a base for the boat building business and aims to re-establish the brand as a centre of excellence for the maintenance, refitting and building of traditional boats.

The Google map below clearly shows the way in which the boatyard is surrounded by residential housing set in large mature gardens, to the north and south, and bordered by Penpol Creek to the west. The village of Point and Point Quay is visible from the yard across the open expanse of estuarine creek.

The Restronguet creek and tributaries has a long and colourful history as an industrial port of some significance. The relevance of the development to the areas industrial past, lies in the welldocumented history of boatbuilding in the Penpol area and Carnon Yard in particular.

The site location, adjacent to a tidal creek, is exceptionally well suited to its current use, allowing the business to berth, store, repair and build a wide variety of boats.

Since the demise of the industrial revolution, the coastline from Devoran in the west, through Point, Penpol, Harcourt and Restronguet itself, has become an almost continuous ribbon development of housing along the old tram road and linking bridleways, broken only by the plantation east of Trolver Croft.

Whilst there is a reasonably active community, there are very few commercial premises remaining, with consequentially few possibilities for local employment.

The development of Penpol Boatyard is therefore an unusual, if not rare, proposal which might reverse the trend for providing an appropriate and sustainable source of commerce, with links to the wider world of maritime trade and business, which are signaling a growing interest in traditional wooden boats.

2.4 PLANNING HISTORY The Planning History and Policy Assessment for this application is covered in a separate ‘Planning Policy Assessment’ provided by Influence Planning.

9 Google Maps imagery ( © Google 2017) showing the proposed developments within Penpol Boatyard and its environs.

The lower boatshed and current arrangement of buildings: the temporary white work shed and vessel storage, in the location of the proposed boatshed extension. The proximity of the surrounding residential dwellings can be seen to the east and north of the yard.

Looking north through the boatyard along the foreshore, with the existing grassy track (used for boat storage) and gravel footpath. The retaining wall supporting this track and pathway is collapsing.

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2.5 CONSERVATION & LANDSCAPE The site does not form part of a conservation area. There are no listed buildings in the vicinity.

The site does not have any trees or other vegetation that would be affected by the development.

However, it is recognised that the site lies inside an Area of Outstanding Natural Beauty and that any proposals for the development will be assessed carefully by the LPA to ensure that the visual and environmental amenity is not only protected but enhanced.

Butler & Co Ltd have demonstrated a committed and determined approach to the development of their core business – the promotion and preservation of Cornwall’s maritime heritage through traditional wooden sailing boats.

Through their work, they have shown that traditional boatbuilding skills are still in-demand, and that this demand can form the basis of a thriving local industry. Their enthusiasm for their work has fundamentally influenced the design of the proposals in this application.

If the application is successful, the development will result in a series of site improvements that enhance the AONB. These include: • • •

•

•

To repair and maintain the quay, currently in a poor state of repair, in traditional stone To tidy up an unsightly temporary building To enhance the visitor experience through the yard by providing better connection on the footpaths through the site To improve the accessibility of the foreshore footpath by the appropriate application of surfaces To provide a safer and more secure service to boat owners using the yard

Local, Grade II listed quay at Roundwood, built of slatestone rubble with granite coping and quoins. The historic, handcrafted construction inspired the design of the quay wall and boathouse.

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2.6 ECOLOGY The planning permission contains three aspects: the extension of an existing boatshed to cover an area already partially enclosed and commercially utilised for boat storage; to re-face an existing, failing quay wall by building a traditional quay wall in the manner historically used in this area; and construction of a new detached, mixed residential/ commercial-use boathouse over the commercial foreshore within the boatyard.

The works to the retaining wall and residential boathouse are located on the foreshore. A Phase 1 survey of the area identified two biotopes: H1.1 Intertidal Mud and H1.2 Intertidal Shingles/Cobbles, of these habitats Intertidal Mudflats are also identified as a BAP Priority Habitat and feature of the Restronguet Creek County Wildlife Site (CWS). These habitat types are found widely throughout Restronguet creek and the wider Fal estuary and the area of habitat within the development does not represent habitat of particular importance or significance, in part due to the historical impacts on the creek.

The foreshore does not lie within a European Marine Site (SAC or SPA) nor is it designated as a SSSI. The area is within the impact risk zone for these designations; however there are no indirect effects of the development that would adversely affect the nearby SAC, SPA or SSSIs. The potential impacts of the project have been considered in the context of the site ecology and mitigation measures have been identified to minimise effects on the creek habitats; these include utilising a boathouse design which minimises footprint on the intertidal, avoiding

conflict between construction timings and overwintering/ nesting birds, minimising sediment flow and the use of low-impact, traditional, hand-construction techniques.

The boatshed extension is located away from the foreshore, on an area of gravel and concrete plinth currently occupied by a temporary building and boat storage. There are no trees or vegetation on the site and no indirect effects identified on the nearby stream.

The potential impacts of all three aspects on bats, reptiles, amphibians and nesting birds have been considered. There is no suitable habitat, nor evidence of, bat roosts or protected amphibians and reptiles (excl. slow worms) on the site.

Nesting bird habitat is present in the bank adjacent to the track and in the hedge close to the shed extension; both are within the working area of the boatyard and subject to high levels of visual and noise disturbance. The projects will not result in any significant loss of nesting habitat and any works directly affecting the bank vegetation will require consideration for nesting birds.

Penpol creek is home to a variety of wildlife, including the eye-catching Kingfisher. Photo © Bill Hall

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2.7 FLOOD RISK A Flood Risk Assessment (FRA) was conducted for the applicants. It identified that the footprint of the proposed residential dwelling lies within Flood Zone 3. Environment Agency tidal data, including allowance for climate change, predicts the 1 in 200yr flood level to be 4.51m AOD. The floor level of the proposed dwelling is at 6.279m AOD, well above this level. Flood mitigation measures have been proposed for flood warning and emergency access/ egress. As residential development is classed as ‘more vulnerable’ the NPPF states that the development would be subject to an exception test and sequential test, within which the wider benefits of the development should also be considered.

2.8 TOPOGRAPHICAL ANALYSIS The site is located along the eastern edge of Penpol creek.

The existing boatshed is set back from the slipway on the eastern side of Trevallion Park. The proposed boatshed extension will be erected on the site currently occupied by a temporary enclosure. The base of the building is level concrete.

To the east of the footpath and quay is a steep bank supporting the adjacent bridleway, Trolver Croft. Emergency flood access requires a footbridge from the boathouse to the bridleway; however this can be designed without directly affecting the bank.

The proposed boathouse will be positioned such that it will be virtually un-noticed by the occupants of the residence ‘Mizzentop’ and will allow clearance for uninterrupted use of the creekside footpath.

The site for the proposed boathouse is the foreshore itself, accessed along the quay, also a public footpath. The footpath and quay extend southwards from the boatyard slipway to the edge of the boatyard premises (south of the concrete pontoons).

2.9 ACCESSIBILITY 2.9.1 VEHICULAR ACCESS & HIGHWAY NETWORK The site has very good highways accessibility.

Large HGVs are able to access the site for deliveries of boats and materials. It would present no problems for access by vehicles for the purpose of construction.

Parking for the development (during construction and post-construction) will be located in the boatyard and shared with the commercial facilities.

2.9.2

PEDESTRIAN & CYCLE ACCESS

The site has very good pedestrian accessibility with footways on both sides of the main access road. There are three footpaths in close proximity.

2.9.3

PUBLIC TRANSPORT

The site is not served by public transport. The nearest bus stop is on the main road between Penelewey and Feock. Alternatively, there is a bus stop at Harcourt. Both are approximately 15 minutes walking distance.

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2.10 CHARACTER Trevallion Park is a residential street accessed fro Trolver Hill, which itself can be accessed either from the main Penelewey to Feock road, or from the old tram road to Devoran. Continuing through the boatyard south, one enters Trolver Croft, a cul-de-sac which ends at Carnon Yard, a former and notable boat building yard.

The settlement is relatively modern, although scattered amongst the new detached bungalows and houses are older cottages and houses, which date back to the time when the area was farmed in smallholdings.

The locality has become one of the most desirable places to live in this part of Cornwall, and is characterized by large high end dwellings all making the most of the views onto the creek, separated by large gardens populated by mature trees and shrubs.

The boatyard occupies the site at the bottom or southernmost end of Trevallion Park, and forms a break between the dwellings which line the creek edge. The yard is therefore unusual in that it provides the only non-residential usage in the immediate area.

Clock-wise: 1) Residential dwellings immediately adjacent to the boatyard. 2) Mizzentop, immediately adjacent to the boatyard is a modern design with nautical influence. 3) The Croft is an excellent example of the older, more traditional dwellings in Trolver Croft. 4) The planning proposal for Deva Cottage, showing development typical of the area. 5) A birdseye view of Trolver Croft shows typical property layouts with large gardens, and creek frontage, populated by mature trees and scrubs.

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Clockwise: 1) The workshop, parking and storage adjacent to Dolphin Lodge. 2) The existing lower shed, temporary boatshed and boat storage. 3) The foreshore, currently used for boat storage. The boathouse design allows continuation of this use. 4) The marina area and foreshore, showing Mizzentop overlooking. 5) The marina from water level shows how the boathouse will be screened by the vessels in the marina. 6) The crane bay, slipway and wooden dock. This area is considered too commercially valuable to situate a residential dwelling on. 7) The slipway area is in constant use throughout the year. 8) The boatyard viewed from Point quay on the western edge of Penpol creek.

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2.11 OPPORTUNITIES & CONSTRAINTS

through built form, use of material and local precedents.

In putting forward any design proposal for development it is crucial that the opportunities and constraints are carefully assessed and taken into account. These factors have helped shape the proposals for the site and enabled a significant level of assessment and design review to achieve the most appropriate form of development.

2.11.3

The opportunities and constraints are identified in the following sections and illustrated overleaf.

2.11.1

OVERLOOKING & PRIVACY

The proposed boathouse dwelling appears to be in a very exposed and open situation; however, the vessels in the marina screen the western elevation while the vessels in the boatyard help to screen the dwelling from the road. The trees and scrub on the banking prevent overlooking from the Trolver Croft Road.

2.11.2

SETTING & VISUAL IMPACT

The buildings very visible position on the waterfront within the AONB requires the design to be sensitive and provide a form and mass that is appropriate to the location and that enhances the setting.

As the buildings will make a significant contribution to the architectural patchwork on this stretch of coast they have been designed to blend in with the surroundings and to connect with the architectural traditions of Cornwall

NEIGHBOURLINESS

It is important that the applicants consider the impact of the proposed buildings on the residents immediately in the vicinity of the boatyard. In particular, the effect on the outlook of the residents of the adjacent houses: Mizzentop, Pendowr, Dolphin Lodge and Beach House; has been considered. The outlook of houses on the Trolver Croft is not obscured by virtue that the ridge height of the new dwelling is close to ground level. For the residents behind the boatyard, the new extension to the shed represents an overall reduction in height and a tidier outlook.

The applicants have completed an informal, local ‘open day’ to discuss their plans with the residents of Trolver Croft, Trevallion Park and the waterfront of Point.

2.11.4

CLIMATE

The location of the dwelling, tucked close under the bank, affords some protection from the prevailing westerlies. The marina pontoons also afford wave protection to the quay retaining wall and boathouse foundations. The building design must be robust to provide the occupiers with the necessary protection for a safe, durable and lowmaintenance asset despite the harsh coastal conditions.

2.11.5

ECOLOGY & HABITAT

The ecological survey indicates that the ecology of the site is not a limitation to the development; 16

nevertheless the protection of the foreshore ecology is imperative to the site, business and the occupants. A risk assessment and method statement will be a pre-requisite prior to commencement of works on site.

2.11.6

FLOOD RISK

It is accepted that planning policy precludes development in a location subject to Level 3 flood risk. It is considered that the boathouse is an acceptable exception as: the commercial use of the lower floor is dependent upon tidal flooding, the accommodation is situated well above the 200yr flood risk safe level and provision has been included for emergency access, and rising water levels within a boatyard/ marina complex are accompanied by necessary means to mitigate the dangers of inundation.

2.11.7

TOPOGRAPHY & ORIENTATION

The location of the boathouse on the southern edge of the marina and overlooking the creek means that solar exposure is optimized and can be exploited for renewable energy and light within the dwelling, as well as offering views to the south down the foreshore and creek.

2.11.8

ECONOMIC

The prosperity of the business located at the boatyard (for which there is an established planning usage) is linked to the upkeep of the marina, boatsheds and associated visual amenity.

Establishing a permanent residential dwelling on the site will enable the applicants to focus on the boatbuilding business, which will ultimately be of benefit to the local economy.

2.11.9

EDUCATIONAL & EMPLOYMENT

On-side residential accommodation for the applicants and its associated commercial benefits will help the business to prosper, enabling the owners to promote traditional skills and local heritage, support local maritime events and provide local training and employment.

2.11.10 SECURITY & SAFETY The on-site residential presence of the owners will increase surveillance and security both within the boatyard and on the creek, as well as increasing industrial safety.

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3

DETAILS OF THE PROPOSED DEVELOPMENT

Vessels ashore for storage and refit work at Penpol Boatyard, winter 2017.

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3.1 DETAILS OF THE PROPOSALS The proposals comprise three elements: a) the erection of a traditional, oak-framed, single storey, pitched roof dwelling with two bays below, on land currently used as a marina; b) the extension of the existing steel-framed boatshed; and, c) the re-facing of the existing quay wall.

The illustration indicates the general arrangement of the proposed development in the context of the site. The viewer is also directed to the application drawings listed in the introduction.

3.1.1

It is the intention of the applicants to erect a permanent steel-framed extension, clad to match the existing shed. The western elevation will include a large sliding door with an external door frame, to maximise the height of the opening.

The roof will continue the existing roof slope and incorporate large roof lights to maximise daylight within the work area below.

3.1.2

NEW RESIDENTIAL BOATHOUSE

The proposed new dwelling is sited towards the southern boundary of the site, adjacent to and straddling the high tide mark.

BOATSHED EXTENSION

The existing steel-framed building is clad with lightweight metal cladding panels. Immediately adjacent to the existing building is a wedgeshaped concrete plinth (from a previous building) upon which a long-term temporary boatshed is located. The area is also used for storage of a large motor fishing vessel.

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The proposed accommodation comprises a fourbedroomed family home within a single storey, timber-framed building which is built on traditionally faced stone walls forming two structural bays, allowing space for three vessels.

The floor level of the accommodation is designed to be well above the projected 200yr flood risk, in accordance with the FRA. To the south of the dwelling a small, raised quayside area is proposed to provide amenity for the occupants of the dwelling.

Construction materials will be traditional and local: slate roof, oak framing, wooden weatherboarding and local stone (slate and granite).

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1880’s Itchen Ferry restoration at Penpol Boatyard, winter 2016.

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PLANNING POLICY FRAMEWORK

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4.1

DEVELOPMENT PLAN

As noted by Section 38(6) of the Planning and Compulsery 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.

4.2 NATIONAL PLANNING POLICY FRAMEWORK

Policy 26: Flood risk management and coastal change

4.5 SUPPLEMENTARY PLANNING GUIDANCE

4.4 FEOCK NEIGHBOURHOOD PLAN

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

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

•

•

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.

•

• •

4.3 CORNWALL LOCAL PLAN The key policies under the CLP reflect and enhance the core policies expressed under the NPPF:

•

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

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Creating a Place • Working with the site and context • Character • Architectural Integrity Streets & Home • Car Parking • Public & Private Spaces Getting the Design Right • The Whole Process Building Design • Re-using Materials • Built Form & Character • Materials • Building Maintenance Neighbourhoods • Privacy & Outlook Green Infrastructure • Existing Features • Planting & Soft Landscape • Wildlife Provision • Gardens Space Between Buildings • Cornish Hedges Energy Conservation • Insulation

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DESIGN

Butler & Co designed cruising yacht, 2013

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The applicants required on-site residential accommodation which did not impede the commercial function of the yard. The only available space within the curtilage of the property is on the foreshore, as the remainder of the site is given over to worksheds, office space, hard-standing vessel storage and vehicular circulation. The positioning of the boathouse over the foreshore with two bays underneath actually increases the value of the commercial space within the yard.

5.1 DESIGN: EVOLUTION, HISTORY & PRINCIPLES This section of the DAS focuses on the principles that have informed the design, starting with the genesis of the project and the resulting brief.

5.1.1

DESIGN BRIEF

a) The applicants required an extension to the existing boatshed, which maximized undercover workspace whilst improving the visual impact of the yard.

The position shown:

There is very limited opportunity to extend the existing capacity of the covered work area. The site to the rear of the sheds is used for open storage of materials and parking/ access. The most convenient and un-obtrusive development is to extend the existing lower shed across onto the footprint of a previous building (demolished).

•

• •

A simple cat-slide extension matching the existing main shed represents an economic means of maximizing undercover space. This permanent structure would greatly improve the appearance of the yard on the approach to Trolver Croft and would reduce the overall height of the structure.

•

Screens the dwelling from neighbouring houses, by the high bank to the east and vessels within the marina to the west Allows the dwelling uninterrupted views south over the creek Offers good surveillance of the boatyard to the north and pontoon berths to the north and west Provides additional covered space for up to three 30’ vessels underneath

b) The applicants required accommodation on site, located over the foreshore for commercial reasons. The applicants had clear design ideas, linked to their ethos of a traditional maritime business.

Left Top to Bottom: 1) Tremayne boathouse (rebuilt) on the Helford. 2) Ruined boathouse on the River Fal. 3) Boathouse with accommodation above on the Helford.

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c) The applicants need to re-face a failing quay/ retaining wall along the foreshore. The use of traditional materials and methods was paramount.

The quay retaining wall supporting the track and footpath is in poor condition and requires urgent attention. The works to reface the quay wall will vastly improve the appearance and thoroughfare for the footpath.

The decision to re-face in front of the existing wall minimizes disruption to the boatyard activities and footpath, and minimizes disturbance to the foreshore.

5.1.2

PRELIMINARY IDEAS

The applicants were from the outset focused on the following aspects of the design for the proposed boathouse: • • •

•

Left Top tp Bottom: 1) Quay and workshops at Tregothnan Estate. 2) Boathouse on the quay in Fowey. 3) New-build timber-frame house on the banks of the Helford.

To reflect the Cornish tradition for waterside boatsheds and boathouses To use traditional building techniques and materials To act as a showcase for traditional woodworking skills associated with the boatyard To invoke the maritime history of the area

As a direct result of these choices, the form of the proposed boathouse, built in Cornish stone, slate and English woods arose. The natural limitations imposed by the traditional oak-frame engineering required that the dwelling be split into two distinct pitches. This also kept the ridge height low and unimposing.

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Right Top to Bottom: 1) Point Quay, a Grade II listed quay on Restronguet creek. 2) Details of the stone quay construction close to the Pandora Inn, Restronguet creek. 3) Tremayne Quay on the Helford, recently rebuilt.

5.2 LANGUAGE, SCALE, MASS & AMOUNT 5.2.1

ratio of 1:1.6, a proportion similar to the ‘golden section’. This relationship is pleasing in a way which symmetrical repetition would not be.

SCALE, MASS & AMOUNT

The following sections relate to the proposed new boathouse rather than the boatshed extension which is fixed in terms of size, scale and mass, due to the restricted site and limited scope for design options.

The entire building design process was driven by the need to: • • • • •

Employ traditional oak-frame technology Use skills available within the yard with local labour Provide an authentic Cornish boathouse Minimize footprint on the estuary Create an interesting and credible 21st century building which would become a classic and timeless understatement in response to the cacophony of architectural styles surrounding the creek

The visual mass of the proposed boathouse is influenced therefore by the method of building, the ecological footprint of the dwelling and the requirements of a family home.

This aspect of the design was not arrived at by accident. Butler & Co, as traditional shipwrights, often build vessels from half-models in the traditional manner. These models exhibit natural harmonics, notably the Fibonacci series. The golden section and the Fibonacci series are intimately connected, and occur widely in nature as well as classical architecture. The applicants applied these principles, almost sub-consciously, and it is considered that they provide a satisfying and relevant basis for the design proposals.

The living area is located in the wider bay, whilst the bedrooms are above the smaller bay; with a resulting emphasis on height in the living area.

The design has authenticity as well as structural integrity.

“The power of the golden section to create harmony arises from the unique capacity to unite different parts of a whole so that each preserves its own identity and yet blends into the greater pattern of a single whole” György Dóczi, The Power of Limits

The perceived mass of the building will be informed also by its construction. Supporting stonework walls provide a solid base, visually capable of withstanding the effects of the wind and tide. The upper, timber-clad storey reflects and outwardly signals the timber-frame construction.

The building is also more than an enclosure: the applicants want their home to demonstrate their considerable skill as shipwrights and as a manifestation of their core values.

A key decision was the projection of the building into the marina. The proposals balance the need for a reasonable amount of family accommodation against the impact of the dwelling on the creek bed and the cost of engineering the foundations.

It was decided that the building be kept relatively square on plan and split into two structural bays.

One bay would be smaller than the other, at a 26

5.3 ACCESS & MOVEMENT 5.3.1 VEHICULAR MOVEMENT & ACCESS The site is located at the southern end of Trevallion Park and has very good accessibility for all types of vehicle, including low-loaders for vessels up to 75ft long.

Public pedestrian access through the yard for the footpath on to the foreshore at Trolver Croft is currently supported by a failing retaining wall.

Access to the foreshore at the site boundary is via a mud slope to the foreshore.

The applicant intends to improve this link by: • • •

Car parking for the yard is currently located behind the main boatshed. Car parking close to the proposed dwelling is problematic; however the occupants will be living and working on the same site and it is reasonable to assume that the private vehicles will be kept in the yard car park.

Vehicular access to the proposed extension will be through a new sliding door, allowing the applicants to move large boats and materials easily to and from the yard.

5.3.2 PEDESTRIAN MOVEMENT & ACCESS Applicant and staff pedestrian access to, and between, all buildings in the yard is straightforward.

Pedestrian access to the proposed new dwelling will be via the footpath and a flight of stone stairs on the eastern elevation. Access to the workshop space below is via an entryway/porch on the northern elevation. Whilst the new dwelling will not have a level threshold, it can be considered as a new apartment with stair access. Provision for a future lift installation has been made. A footbridge, linking the dwelling with the raised bridleway of Trolver Croft, is proposed as part of the flood risk mitigation.

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Re-surfacing the path with gravel on a compacted bed Re-facing the quay retaining wall with traditional stonework Building a small flight of granite steps to the foreshore

5.4 SUSTAINABILITY

5.4.2

5.4.1

The proposed development will be a large financial investment for the applicants.

OVERVIEW

The three pillars of sustainability are usually defined as a combination of social, environmental and economic factors.

Gillard Associates is a practice with expertise and experience in designing environmentally sustainable buildings, and in this application climate, local building skills and materials, and lifecycle are considered to be fundamental drivers for the building’s design ethos.

Environmental architecture takes design away from the willful statements made and provides form and language which is appropriate for its location. Just as importantly, the project has its genesis in helping to provided a sustainable basis for the applicant’s boat building company, which is a small but important element in maintaining local employment and training in traditional maritime skills.

ECONOMIC FACTORS

It is hoped that this investment will help secure the long term growth and viability of the boatyard, which is important to the cultural and economic life of the community, providing a focus for maritime heritage and offering opportunities for education.

At the time of application, Butler & Co employs 5 persons, all living locally. During 2017 the firm took on an apprentice shipwright and are supporting him during his higher education in Falmouth Marine School.

5.4.3

COMMUNITY

Cornwall is a hub of maritime industry and the sea was, and still is, the focus of the many coastal communities. Shipping, ship-building and associated trades have gradually receded in importance but still continue to be a small but important focus. In the Penpol area there are three annual sailing regattas, rowing and sailing clubs, preservation societies and extensive recreational use of the creeks.

Boat-building at Penpol is an important link to the past, offers important services to boat-owning locals and provides many residents with a focal and interest point. Its continued prosperity is not just an economic advantage for its owners, it has great value as a community facility.

Finally, it is important to realize that local industries which can fit in residential areas help communities by providing a place for learning and recreation.

Sustainability Venn diagram

Traditional sailing boats racing in Point & Penpol Regatta

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considerable reduction of embedded energy and locking in of CO2.

5.4.4.5 ENCOURAGE SUSTAINABLE TRANSPORT

The proposed buildings are designed so that environmental impact is minimized. The boatshed extension will make use of an existing concrete base and will enclose a large amount of space with minimum resource. The new boathouse is built on stone piers, minimizing the footprint on the intertidal.

It is intended that the stone walls and roof materials will be sourced in Cornwall, to ensure an authentic appearance in keeping with the local maritime history and traditional boatbuilding ethos of the applicant. It is intended that the boathouse will be largely self-built by the applicants, who have a thorough knowledge of woodworking techniques.

The applicants are committed to sustainable transport and the development of the residential dwelling removes the need for a commute.

5.4.4.2 EFFICIENT BUILDING ENVALOPE

5.4.4.4 REDUCE MAINTENANCE

The orientation of the building is designed to maximise views and daylight, with the roof designed to maximise exposure of PV cells for renewable energy generation. This electricity will be used to offset emissions generated by the heating system. PassivHaus principles will be employed to create a low energy ‘fabric first’ envelope, as follows:

The choice of materials was informed by local vernacular and precedent, but also by the need to build using long lasting components and finished which will withstand the extreme exposure to UV light, salt spray and high winds.

5.4.4 5.4.4.1

•

• •

ENVIRONMENTAL DESIGN LEAN BUILD

Highly insulating materials will be selected for external walls, roofs and floors to reduce fabric heat loss Heating will be zoned to allow fexible use of spaces Rooflights and glazing will ensure that the building is will provided with daylight to reduce reliance on artificial lighting

5.4.4.6 RESPONSE TO CLIMATE CHANGE As a building located within a flood risk area the mitigation measures have been carefully considered. The dwelling floor plate is some 2 metres above the predicted flood levels (200yr tidal floor). The external raised quay is marginally above this level also. The introduction of a bridge link to the appropriate level on Trolver Croft will allow evacuation in the event of an emergency.

Ashley, of Butler & Co, checking timber quality at the sawmill.

5.4.4.3 RENEWABLE & LOCAL MATERIALS The boathouse will be constructed mainly of green oak, sourced from a supplier with chain of custody certification, and clad with wooden weatherboarding. This will result in a 29

5.5 COMMUNITY SAFETY, SECURITY & PRIVACY 5.5.1

BACKGROUND

Community safety is an increasingly important consideration.

Schemes should be designed to maximise the opportunities for ‘built in’ community safety, adopting good principles such as natural surveillance and provision of a defensible private amenity.

Good design uses a sense of ownership and responsibility as a key part of achieving community safety and taking pride in neighbourhoods. For these reasons, community safety has been taken into consideration from the outset.

5.5.2

this phase will be limited in duration and the applicant will be required to make a formal application to the local authority.

5.5.2.2

IN USE

The new dwelling has been specifically designed to enable the boatyard owners (the applicants) to live and work on site, to increase the surveillance of the marina and immediate surroundings. Such close proximity will enhance site security, enable prompt response to environmental incidents (fuel spills or inclement weather) and generally lead to increased confidence in the community that the site and marina is under responsible control.

STRATEGY

Access, safety and considerations of public concern are of paramount importance, both during construction and in aspects of the design and management of the completed development.

5.5.2.1

CONSTRUCTION

It is accepted and understood that the proximity of the proposed buildings to access roads and footpaths will require attention to health and safety considerations, and a full risk assessment will be required to comply with the Construction Design and Management Act 2015. It may be necessary to arrange for temporary closure of the footpath during heavy plant movements associated with laying the foundations; however 30

5.5.3

PRIVACY & OVERLOOKING

It is difficult to design a dwelling in such an open location to have a conventional ‘front and back garden’. It is better to consider the dwelling as a residential flat, as it is generally accepted that a flat has limited opportunities for private amenity.

The proposed dwelling will have a balcony on the west elevation, which links to a raised quay garden to the south. The banking adjacent to the east elevation prevents neighbours directly overlooking the garden area (see section below).

6 CONCLUSION

Ashley & Holly sailing in Restronguet creek

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6.1 CONCLUSION This DAS has provided the background and rationale for the proposed boatshed extension, new boathouse and re-facing of the quay wall at Penpol Boatyard.

The DAS identified the constraints and highlighted the opportunities which have been thoroughly examined and used to inform the evolution of the design.

The document then described how a design strategy was evolved in close collaboration with the client and their particular ethos and core values.

The design was tested against national, regional and local planning policy, in relation to special guidelines, and continued to develop in collaboration with the applicant’s appointed specialists.

The spirit and intent of the Cornwall Design Guide and outline Feock Neighbourhood Plan – to provide appropriate design solutions by reference to local precedent, landscape and intrinsic application of environmental design principles – has been fully understood and underpins the project.

The proposals show how the development will help to secure the viability of a valuable local

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industry and help Butler & Co to achieve financial sustainability; which will be to the advantage of the company but also, as importantly, to the local community.

The new buildings will be appropriate to their location and use: neighbourly, environmentally sustainable and of high quality, which will enhance this important site in one of Cornwall’s Areas of Outstanding Natural Beauty.

The architecture will be complemented by the improvement of the quayside and boatyard, and provide no small amount of delight to visitors and occupants alike.