DESIGN, ACCESS AND PLANNING STATEMENT DEMOLITION OF EXISTING AND ERECTION OF REPLACEMENT DWELLING AT RIDGE END, THE RIDGES, FINCHAMPSTEAD

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1 DESIGN, ACCESS AND PLANNING STATEMENT DEMOLITION OF EXISTING AND ERECTION OF REPLACEMENT DWELLING AT RIDGE END, THE RIDGES, FINCHAMPSTEAD 1.00 INTRODUCTION 1.01 The site owners, Mr and Mrs Douglas Caster, have lived at the address for 15 years, and during that time have carried out modest improvements to the house, together with major renovations to the extensive landscaped gardens. The existing dwelling now however has significant shortcomings in terms of its layout, general form and position within the extended site, and is extremely energy inefficient. The original house was constructed in the 1920s to the relatively poor building standards of the period. It has become apparent that the house is in need of significant remedial action with respect to the following areas: Replacement of entire plumbing and heating systems New insulation throughout and replacement windows and doors to improve energy performance and living conditions Removal of entire roof and replacement The scale of these alterations would be extremely costly, and render the property uninhabitable for a considerable period, and ultimately fail to provide a property of the quality and living accommodation required. In view of the above shortcomings the owners have decided to replace it with a new house of sustainable construction and in a design appropriate for both its setting and their personal requirements Pre-application advice has been sought from officers, and a replacement house is confirmed as acceptable in principle in the light of adopted Local Plan Policies This Statement is accompanied by a suite of plans and documents with explain how the scheme submitted has been developed in reference to a full site and local context appraisal, to create a new house of exceptional quality, without harm to local landscape character or the amenities of neighbours SITE CONTEXT 2.01 The site lies on the main road frontage to B3448 (The Ridges), with a secondary frontage to a private road to the north. This is an area of imposing large houses set within extensive garden plots, and has a distinctive character formed by: Generous spacing between large detached dwellings Secluded plots with substantial boundary landscaping and planting within gardens A backdrop canopy of woodland visible above and around the buildings Considerable variety in architectural design, materials used and massing of individual units. In determining an appeal on a nearby site at Heatherbrow, an inspector concluded that although the site was in the countryside, the immediate area was an enclave generally characterised by large detached two storey houses set in spacious and sylvan plots. He concluded that a house larger than was normally acceptable in the countryside would not have an adverse impact on this particular landscape and character area. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 1

2 2.02 The neighbouring properties vary widely in age and style from Arts and Crafts of around 90 years old, to more modern buildings of various designs and materials. There is no consistent architectural character, but the area has a cohesive character created by the large plots of land with generally well established landscaping and planting Very recently, in August 2012, planning permission has been granted for a replacement house of unique design close to this application site, at White Lodge. In that case the Authority accepted that the particular character of this area, with large plots and substantial screening, enabled a large new property (600% of the original house on that site) to be approved without harm to the character of the area. (F/ ). This is consistent with the Inspectors findings in relation to the replacement house at Heatherbrow, referred to in 2.01 above Ridge End currently sits in a developed frontage of the B3448, facing and on top of the steep scarp slope of Finchampstead Ridges (NT), which falls towards the River Blackwater to the south. Other properties along this stretch of road are generally visible from the frontage, and make a strong contribution to the established high quality residential character of the area. The existing house at Ridge End however is not highly visible, due to the cranked and hedged internal access drive and existing screening. As a corner plot, it has a dual aspect and a relationship also to the frontage of the adjacent private road The wooded plateau area on top of the escarpment means that while some properties benefit from long views from upper windows, buildings in this area are not however prominent in long views from the river valley This plateau tips downwards to the east and north, as is immediately evident travelling along the private road along the northern site boundary. Buildings set further back from the main road therefore have a lesser prominence in the landscape in terms of the building height and mass. In addition, the extensive National Trust woodland of Simons Wood, and other private land adjoining, provides a very effective green buffer area between the Ridges and the more developed network of Rides around Finchampstead. Walkers in the National Trust woodland can only very occasionally catch glimpses of the large properties on the Ridges from informal paths to the east The area in which the site lies is identified as an Area of Special Landscape Importance in saved policy WLL2 of the Local Plan, within which development is only acceptable if it causes no harm to the special landscape qualities of the area. A separate Landscape Assessment document attached as part of this application considers both the principal characteristics of this area in more depth and any specific impact arising from the proposed development. The scope of that assessment has been agreed in principle with Catherine Brimble The principal B road along the site frontage is heavily used by local traffic, often travelling at speeds considerably above the speed limit. Ridge End lies immediately adjacent to an acute bend in the main road and the junction with the private road, and Mr and Mrs Caster have observed that both traffic volumes and the frequency of speeding vehicles have increased enormously in recent years. This has caused two persistent problems: Excessive vehicle noise in the front part of their property and garden, including the swimming pool area; Regular accidents and potential collisions between passing traffic, local residents lawfully accessing their properties and casual visitor parking for visitors to the National Trust land. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 2

3 Reducing the number of access points to the main road would be beneficial to the safety of passing traffic SITE APPRAISAL 3.01 The garden plot extends to 1.17ha, occupying the corner between frontage properties and those set along the private road. At the time the original property on the site was constructed in around 1928, the plot was significantly smaller, but was more than doubled in size in recent years by the acquisition of part of the garden to the adjacent house, Pine Cottage. The existing house sits to the front of the old plot, with a formal garden and outdoor swimming pool in the area between the house and the road. The rear (additional) part of the site has been landscaped by the current owners to create a substantial rockery with statuary and water features The property is flanked along its north boundary by a private road, which serves a number of substantial private houses, who collectively own and maintain the highway, including Mr. & Mrs. Caster. A public footpath along this private road extends to the east into Simon s Wood (NT) The premises at Ridge End are surrounded by trees, mature shrubs and hedgerows, which screen the existing house when viewed from the B3348, with a lining of predominantly mature rhododendrons and Leylandii along the private road clipped to about 2m in height. The remaining boundaries to the south and east adjoin neighbouring properties and here there is extensive planting to the south comprising trees and shrubs, with a 40 metre wide band of mature conifer trees planted along the east boundary in the neighbouring property, in addition to the applicants own shrub and hedgerow planting along this border RK.1 Front elevation of the existing house with modern additions 3.04 The plot as a whole is laid out on fairly level ground with garden planting, with mature shrubs and trees on boundaries. In the centre of the east section lies the substantial rockery garden, which undulates in height up to 2.5m high, with tree and shrubs integrated into the design with a cascade and pond. A surfaced tennis court lies adjacent to the boundary shared with the private road. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 3

4 3.05 The existing house lies centrally within the western part of the site with the accommodation spread over a T shaped plan with living and reception spaces to the ground floor and bedrooms to the first. It was originally constructed approximately 80 years ago and is built in the Arts and Crafts style, with brickwork to the ground floor and a mock timber framing with render infill panels to the first floor and casement windows throughout lighting the rooms. The roof is finished in plain clay tiles and brickwork chimneys Forward of the house is a large detached garage block, with ancillary residential accommodation above, and a formal kitchen garden with raised planters. The current driveway separates the house from this building. A S106 Agreement is in force which prevents this accommodation being used as a separate dwelling The site also has two access points to the adjacent private road. The first leads directly to a double garage block, with a pedestrian gate to allow refuse bins to be taken outside to a safe collection point. The second provides a service access used for garden maintenance THE DEVELOPMENT PLAN 4.01 The principal local policy which applies to this development is CP11 (Proposals Outside Development Limits), which confirms that the principle of a replacement house is acceptable, subject to two tests: CP11 - Proposals outside Development Limits (including countryside) In order to protect the separate identity of settlements and maintain the quality of the environment, proposals outside of development limits will not normally be permitted except where: 5) In the case of replacement dwellings the proposal must: i) Bring about environmental improvements; or ii) Not result in inappropriate increases in the scale, form or footprint of the original building In addition, the Council has recently adopted the Borough Design Guide (May 2012), and Section specifically addresses the design of replacement dwellings as follows: RD1: New development and associated landscape should retain, incorporate and enhance features that contribute towards the landscape character and biodiversity of the area. RD7: New buildings should respond to the materials, details and colours that may be distinctive to a locality. RD11: The form or massing of a replacement dwelling should relate well to its context and to local character. The relationship between the form of the building, the topography and landscape, will be of particular importance As noted above, the site lies within an area designated as an Area of Special Landscape Importance (ASLI). This is a local rather than a National designation, and relevant matters are considered in a supplementary report by ACD. While the site also lies within an area affected by the TBHSPA, this has no implications in the context of a replacement rather than an additional house. The same approach applies in relation to Infrastructure contributions as there is no net increase in DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 4

5 housing numbers. The following paragraphs refer to CP11 and the Borough Design Guide as appropriate PROPOSED DEVELOPMENT LAYOUT AND SITING 5.01 The existing house is set forward on the site, where it is adversely affected by traffic noise, but makes no positive contribution to local character in views from public land. With the more recent substantial enlargement of the garden curtilage, the opportunity arises for a replacement house to be more centrally located, to enjoy a dual outlook over both front and rear gardens a design principle of considerable importance to Mr and Mrs Caster, who are very enthusiastic and expert landscape gardeners This will involve the permanent removal of the tennis court and surrounding netting. The existing house will be demolished on substantial completion of the erection of a replacement. The existing garage block with ancillary accommodation will remain unaltered, and is required in order to house the site owners Classic car collection Relocating the replacement house further east enables the closure of the existing frontage access in favour of a new access point on the private road. The location of this new access has been carefully selected to avoid conflict with neighbouring driveways, to avoid the need for removal of healthy trees, and to enable an indirect and landscaped route to be created to the house so that there are no direct views towards the new house from the new gateway entrance. This approach reflects the character of the driveways to other houses along this private road. View east along the private road, showing location of the proposed new driveway entrance DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 5

6 Typical driveway treatment along the private road. The scheme for Ridge End adopts a similar approach, providing a cranked drive lined by planting, with no direct views of the new house from the access point 5.04 Internal to the site, a vehicle route is preserved to the retained ancillary garage building from the new access, but new planting across the old access permanently removes the existing link to The Ridges. The applicant is happy to accept a Condition which would prevent this ancillary building being separated in use or occupation from the main house. For normal daily use, a garage block is proposed close to the new house The applicant has taken professional advice on the retention of trees along the northern boundary, following discussion on site with officers. The scheme has been modified from that submitted for pre-application advice as a result, and none of the important trees on the site will be removed. In addition, by altering the access point, there is scope for additional boundary planting to create a high canopy which will filter views of the new house from the flank boundary Supporting material (ACD Landscape Assessment and Drawing 5546-PP14 - street elevation) is provided to demonstrate that setting the new house further back/east on site will have no detrimental impact on the character of the area, and it will enable the site to be developed in a far better arrangement, with excellent surveillance and enjoyment of the entire garden from the house. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 6

7 View west back towards the existing house within the garden from the south east side replacement house to be sited within this area 5.07 The layout has therefore been designed to reflect site and local character and physical features, following a careful appraisal. Policy CP 11 does not restrict a replacement house to the same position on the site a principle which has been followed in the recent decision on Heatherbrow immediately opposite the application site. (F/2012/0833) SCALE, FORM AND FOOTPRINT OF PROPOSED DEVELOPMENT 6.01 The proposed new house is a two storey building with an attached single storey covered swimming pool and a part basement. The existing house is also two storey, but with a dormer roof giving a slightly lower ridgeline. Plans submitted show a scaled outline of the existing house in comparison to that now proposed, and demonstrate that in terms of height the new building will not be disproportionately taller Officers have confirmed that in relation to Policy CP11, no account is taken of floorspace in a basement level as this has no impact on the visible scale and mass of the building There is an existing swimming pool on the site, and the scheme proposes that this will be covered at ground level, and retained as a surface-water run off storage tank for garden watering. It is usual for a large house of this quality, on an extensive site, to have a swimming pool on site, and this would not affect calculations of net increase in development area (see approach taken in approval of replacement house and outdoor pool at White Lodge) In this case, having had an outdoor pool for many years and having had little use of it, Mr and Mrs Caster wish to enclose the new pool within a transparent orangery structure, which is designed as an intrinsic part of the overall architectural design. On paper, this increases the building footprint, but as a lightweight single storey structure will have little impact on the overall scale of building on the site. The indoor pool will be far more energy efficient than the substantial amount of energy currently used to heat the outdoor pool. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 7

8 6.05 A comparison between the existing and proposed floorspace and building footprint is set out in Appendix 1. Of particular significance is the ratio of building footprint to site coverage. The existing house, approved on its original smaller plot, has a building to site ratio of 3.4%. The new house, centrally located on the enlarged site, has a building to site ratio of 5.2%, leaving 95% of the site as extremely well landscaped garden RD11 in the Borough Design Guide places importance on the relationship between landscape, topography and buildings. RD11: The form or massing of a replacement dwelling should relate well to its context and to local character. The relationship between the form of the building, the topography and landscape, will be of particular importance. The site is fairly level, with good boundary screening. On this enlarged corner site, it is equally appropriate for access to be taken from either of two frontages, as there is a pattern of development along both routes. Unlike the other neighbouring properties to the south (along the main frontage to The Ridges), Ridge End does not have a prominent façade facing the main road, but sits within the site as a well screened building, more akin to the character of the plots along the private road The project provides the opportunity to relocate the house to a more central position on the site, where it will be equally discrete in terms of its visibility from The Ridges, and will avoid the vehicle noise pollution which affects the forward part of the site. It will in effect change to a house accessed from the private drive, rather than from the main road. Substantial new indigenous planting is proposed along the boundary in place of the existing tennis court, to filter views from the private road and provide privacy. (See Appendix III) 6.08 The removal of the existing house will not have an adverse impact on character along the main road, and the new house will address the private road in a similar way to others existing. The new house therefore relates well to local character, its context and the intimate and wider landscape. It provides a permanent solution for the whole site as a large, sustainably constructed house on a very large plot The new house is orientated on a north-east, south-west axis to take better advantage of the natural light into the principal rooms arranged along the south west facade. Its plan form is based on an H plan with canted bays to the front. The main habitable rooms are on the perimeter of the plan and benefit from the natural light. These surround a central, double height and top lit stair hall for the main staircase and general circulation spaces. The resultant high ratio of floor space area to external envelope area would give the building a naturally high level of thermal efficiency. Care has been taken to avoid intervisibility between the new house and its neighbour to the south, in addition to proposed additional landscaping along this boundary DESIGN AND MATERIALS 7.01 Both the internal layout and external appearance of the proposed house have evolved in close consultation with the applicants and in recognition of their desire for a comfortable and efficient family home of particular architectural character. It is intended the proposal will not only meet the current and foreseeable future needs, but would also be of an extremely high quality of architectural design, building materials and construction which will make a positive contribution to the high quality residential character of both the site and the wider local area. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 8

9 7.02 The proposed elevations follow an overtly classical architectural vocabulary and together with the plan form are in the Regency style of the 18 th century. Reference has previously been made to the considerable diversity of architecture in the area which provides no overriding consistent theme, other than in terms of character they are all substantial family houses. Mr and Mrs Caster have a personal passion for this classic style of modern house, and it has proved successful in similar semi rural residential locations in various parts of the South East. (See Appendix 2). In this case, the house has been specifically designed for this plot by leading architects who have wide experience of delivering exceptionally high quality new homes The facades are to be finished in coloured render with stone architraves around the external doors and principle windows to each side and a stone string course between the ground and first floors. The entrance facade will have a stone columned loggia and cornice, which will sit beneath a pediment roof topped bay to the first floor, in keeping with the domestic scale of the house. The remaining elevations subsidiary elements follow the scale and proportion of the entrance feature The roof is designed at a 30 degree pitch and finished in slate, with hips to the octagonal and square bays, front and back. These and the ridges are to be finished with lead flashings over wood-cored rolls. A central area of the roof is to be a flat roof construction and finished in a bitumen based roof covering. This central area will accommodate the chimneys and rooflights, providing a level surface for maintenance access Internally the accommodation would be of a conventional nature and storey heights with living rooms on the ground floor, bedrooms at first floor level and the plant and other ancillary spaces at the basement level. The layout has also been organised with consideration of the running costs of the house. Thus the everyday living accommodation is to be along the eastern and southern sides of the house and the accommodation that is used on a less everyday basis; such as the more formal reception rooms; drawing room, library, guest bedroom and basement accommodation can be heated at a lower background level when not in use to conserve energy A level approach to the Boot Room entrance door allows access for the wheel chair disabled and ground floor circulation and cloakroom facilities are sized so as to similarly allow full use by the disabled. Although not to be implemented in the foreseeable future the internal layout at ground and first floors has been arranged so that a lift could be integrated should the need arise The external window openings would be traditional in nature and scale to avoid any excessive heat build up during the summer within those rooms having a southerly aspect. Excessive areas of window are avoided thereby reducing the need for compensating glazing or insulation systems whose manufacturing processes are inefficient due to the high levels of energy consumption involved Whilst the applicants wish to retain the benefits of a swimming pool, they are conscious of the energy costs involved and have decided to abandon the existing external pool (which will be covered at ground level and used in future as a store for garden watering), and create a new single storey indoor pool house attached to the south of the new house. This will mean the pool can be used all year round and use less energy. The structure is designed to make the most of its south facing aspect, with a glazed roof lantern with glazed doors and fanlights over, allowing the space to be naturally lit, whilst opening to the garden on three of its sides. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 9

10 7.09 RD7 of the Borough Design Guide asks that new buildings should respond to the materials, details and colours that may be distinctive to a locality. In this case, within this enclave of large residential units, there is no strong palette of locally distinctive materials. Render is however prevalent, together with both slate and clay roof tiles. On a building of this design, slate is clearly the appropriate roof material, and will provide a neutral colour which will sit comfortably in the landscape The scheme architects ADAM Architecture have extensive experience as specialist designers for large new country houses throughout southern England. While of modern sustainable construction, these properties are of a variety of traditional designs, and are individually designed for each site. An indication of the finished product, in similar character and external finishes to that proposed at Ridge End, is provided by the photograph below of a house erected in a rural location in Hampshire. Other examples can be provided on request 8.00 ACCESS ARRANGEMENTS Private House in Hampshire 8.01 It is proposed that the existing principal access to the B3448 is permanently closed and a new hedge planted across the existing gateway. Vehicle access will be taken from the adjoining private road instead, over a culverted ditch with appropriate no dig construction in proximity to retained trees. The new driveway is cranked and will be screened with new landscape planting, so that direct views into the site are not possible (reflecting the character of neighbouring plots).the gateway features railings and new planting to give a green presentation to the private road The driveway leads to a full turning circle in front of the new house, and access to a modest two car garage with generator store adjacent. The existing internal driveway remains to enable vehicle access through to the building retained for ancillary classic car storage etc. There is adequate parking on site to meet the needs of residents and visitors The removal of the existing main access will have a beneficial effect on highway safety, as visibility for traffic accessing the replacement house is far better from the private road. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 10

11 8.04 The existing bin storage arrangements are unaltered, allowing rubbish and recycling to be collected from the private road close to the junction with the B ECOLOGY AND LANDSCAPING 9.01 RD1 of the Borough Design Guide requires that new development and associated landscape should retain, incorporate and enhance features that contribute towards the landscape character and biodiversity of the area. A report has been prepared analysing the landscape character of the site and measures required to ensure that important features are protected and enhanced. (Refer to ACD Landscape Report) 9.02 Stage 1 and Stage 2 Bat reports have been carried out by qualified ecologists and are attached to this submission. They assess the potential for the existing house to provide habitats and maternity roosts, and provide recommendations for appropriate action prior to, during and after demolition. (Refer to Ecology report) 9.02 The site plans indicate a proposed landscaping scheme, including new boundary planting and the formation of a new formal garden to the south and east of the replacement house in place of the demolished current building. While boundary planting is important to the assessment of the application, internal garden design is a matter for the site owner within his own garden in the normal way, and we ask that Conditions are confined to essential structural landscaping only Reports are attached reviewing the impact of the proposed development on existing trees, and conclude that there will be no adverse impacts subject to normal tree protection during construction. (Refer to ACD Arboricultural reports) 9.04 Together, the above referenced reports provide assurances that the development will have no adverse impact on local character, the retention of important trees or local ecological interests. Extent of proposed new boundary planting to the north boundary DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 11

12 View of the south boundary from the proposed pool pavilion, looking towards neighbouring property, Pine Cottage. No intervisibility from the closest point between the two properties SUSTAINABLE CONSTRUCTION The erection of a highly sustainable, low maintenance and energy efficient new building is central to the scheme objectives. The Council has published guidance on issues concerning sustainable construction, and a response addressing all relevant issues is attached at Appendix III. DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 12

13 11.00 CONCLUSIONS The existing house on this site is no longer suitable for long term use and the site owners are keen to demolish it and replace it with a very high quality new home for their own occupation The site has been enlarged substantially since the original house was constructed, and the proposed scheme will deliver a house more appropriate in size and siting to this extended plot. It will remain a single family home in a large sylvan plot with less than 5% site coverage, similar to or with less site coverage than its neighbours The landscape character of the area and specific site characteristics have been fully appraised, and have informed the design, scale and style of the new house. The conclusion is drawn that there will be no adverse impact on site and local character. The removal of the existing access to The Ridges is considered to be a positive enhancement of local character, as well as road safety The detailed design of both new house and garden, including boundary treatments, will have no detrimental impact on issues of importance, but will create a long term sustainable form of development for this attractive site. It will also meet the site owners requirement for a house of high quality and classic design, with highly efficient sustainable construction. Deirdre Wells Dip TP MRTPI Red Kite Development Consultancy August 2012 Appendix 1 Appendix 2 Appendix 3 Appendix 4 Site and development size comparisons old/new Photos of scheme model. Assessment of sustainable construction issues Flood Risk Assessment (site over 1 ha) DAS - REPLACEMENT HOUSE AT RIDGE END, FINCHAMPSTEAD 13