DESIGN AND ACCESS STATEMENT RESIDENTIAL DEVELOPMENT AT SAFLE'R HEN ORSAF, STATION ROAD, BETHESDA, GWYNEDD

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1 DESIGN AND ACCESS STATEMENT RESIDENTIAL DEVELOPMENT AT

2 2 PROJECT DIRECTORY APPLICANT Grwp Cynefin Ty Silyn, Penygroes Caernarfon, Gwynedd LL54 6LY Contact: Alan Southall ARCHITECTS Ainsley Gommon Architects The Old Police Station 15 Glynne Way, Hawarden CH5 3NS T: F: E: Contact: Gethin Jones / Simon Venables PROJECT DIRECTORY

3 3 CONTENTS: Page No: 1.00 BACKGROUND TO THE PROPOSAL CONTEXT FACTORS AFFECTING DEVELOPMENT DESIGN OBJECTIVES CHARACTER ENVIRONMENTAL SUSTAINABILITY ACCESS MOVEMENT COMMUNITY SAFETY CONSULTATION 17 CONTENTS

4 BACKGROUND TO THE PROPOSAL 1. INTRODUCTION The developmental proposals have been prepared on the basis of a briefing process carried out by Grwp Cynefin in conjunction with Gwynedd County Council Housing Department. The housing mix reflects the results of that dialogue and the proposed development responds to housing need data prepared by the RSL and the Local Authority. The scheme consists of 17 social rent houses/bungalows to provide good quality homes for families, couples and the older person. In addition, the Local Authority s Housing Strategy identifies a need to provide this type of accommodation for people living in the local area. This Design and Access Statement accompanies the application for full Planning Consent in conjunction with the drawings prepared by Ainsley Gommon Architects. 1. VISION STATEMENT The intended development is to provide bungalows for social rent : 8 x 4P2B, 3 x 5P3B, 1 x 6P4B houses and 5 x 3P2B bungalows for local people. The design provides modern, attractive housing that raises the standard for social developments in the area. Manageable private gardens are also provided to each residence. Hard landscaping of new railings protecting front gardens supplemented by barrier planting provides legibility and a sense of a defensible space for the residents. The new homes are arranged to maximize natural surveillance of the site and adjacent approaches. The proposed scheme at the Station Road site will provide high priority housing on a vacant site, on the outskirts of Bethesda. The design seeks to use the most positive features of the site, its open and sunny aspect and its accessible location adjacent to established residential developments and amenities. It is proposed the new homes will use render and stonework, similar to the neighbouring area and samples will be provided for approval. Grey upvc windows are proposed and these will be framed with grey artstone sills. Roofs will be a slate tile to reflect materials used on the existing surrounding properties. These material choices are sympathetic to the local building traditions and represent an improvement in the quality of housing in the area. The housing scheme fulfils the need for affordable rental homes in the area for families, couples and the older person BACKGROUND TO THE PROPOSAL Images and - The proposed scheme will provide housing for small families, couples and active older people. The scheme aims to promote a sense of community, allowing all residents access to their private gardens and shared area spaces.

5 CONTEXT 2. LOCATION The scheme is located on the outskirts of Bethesda within half a mile away from the Town Centre. The site is approximately 0.,506 hectares in area including the access road. Located on the edge of a residential area, the site is adjacent to a Medical Centre to the North-East, an industrial unit to the South-West, to the North West by a Builders Yard and to the South East by a residential property and open countryside. The site is located on a raised plateau of made ground which allows views over the factory unit located on the river flood plain below to open country. 2. PLANNING POLICY WALES This Design and Access Statement explains the approach to creating a sustainable development through good design in accordance with Planning Policy Wales. This goes beyond aesthetics to include the social, environmental, economic and other aspects of the development. This Statement also aims to explain how the principles of Inclusive Design referred to in Planning Policy Wales have been incorporated to create a development that will be accessible, provide flexibility in use, and an environment that is convenient and enjoyable to use for the residents TAN 12 - DESIGN The development has been designed in accordance with the principles of Technical Advice Note (TAN) 12 - Design. The revised version of TAN 12 - Design was originally published in June 2009 and this Design and Access Statement has been formatted to reflect the revised content of TAN 12 (26). The scheme reflects the planning policy of Gwynedd County Council and Planning Policy Wales. The policies that apply to the site include the following; POLICY C1 - LOCATING NEW DEVELOPMENT - As the site s situated within the development boundary as is the main focus for new development within Gwynedd states that locating new development within towns and villages or within the built form of Rural Villages, where there are existing facilities and services, offers an opportunity to: reduce the need to travel, regenerate communities and reduce the pressure to develop greenfield sites in the countryside POLICY B12 - PROTECTING HISTORIC LANDSCAPES, PARKS AND GARDENS - As the proposed development replicates a similar scale to the surrounding buildings they don t cause significant harm to their character, appearance or setting. Image - Existing Aerial Photograph of the site outlined in red. Image OS Map CONTEXT

6 6 EMPLOYMENT STRATEGIC POLICY 16 - The development will provide short term employment within the construction period and provide housing for local families and the elderly. POLICY CH3/CH4 - AFFORDABLE HOUSING ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES. The development will provide 5No. Affordable houses for local need on a site that s unallocated within the development boundary of Bethesda on an infill site TAN-18 TRANSPORT: Housing should be promoted at locations with good access by walking cycling and public transport. The development will facilitate access by new residents to public transport stops, local shops and facilities by walking and cycling. Parking should be managed and the street layout should mitigate against inappropriate parking and avoid the obstruction of pedestrians or emergency access. Refer to Transport Statement Revision 2 produced by RBA Ltd CONTEXT Image & - Site images of the site and the surrounding area

7 FACTORS AFFECTING DEVELOPMENT 3. FLOODING Natural Resources Wales website confirms website that the site in question is not within a Flood Area C1 or Flood ZoneC2 3. EXISTING GROUND CONDITIONS A ground investigation and engineers reports will be carried out on the site and this information will be made available to the Council ARCHAEOLOGY We are unaware of any archaeological finds being made in this area or any significant sites of historical interest nearby, which would warrant any investigation of the site EXISTING SERVICES All service utility searches have been sought for the scheme including electricity, gas, waste/ mains water & BT telecom. The information currently available shows that currently all services are available and provided to the site along the main road. FLOOD ZONE C2 Image - Image from the flood risk plan (Natural Resources Wales) FACTORS AFFECTING DEVELOPMENT

8 DESIGN OBJECTIVES 4. THE BRIEF As expressed in the Vision Statement, Grwp Cynefin and Gwynedd County Council are seeking to develop housing on the land at Station Road, Bethesda This housing is to meet the needs of local families on the local authority waiting list and those in housing need. There is a shortage of small to medium 2 to 3 bedroom accommodation in the area for families couples and the older person. The type of new housing offered responds to the demands of individuals and smaller families seeking good quality housing in the area. The aim is to create a modern, well equipped housing scheme that is sensitive to the local context meeting a range of differing housing needs. The new homes will need to be domestic in scale and appearance, attractive and energy efficient, encouraging ease of operation and convenient in use. The scheme needs to respond the local built form and should use a pallet of building materials that is compatible with the local vernacular. The scheme brief aims to meet the Welsh Government s housing technical standards including Lifetime Homes and Design Quality Requirements. 4. DESIGN CONCEPT AND PRINCIPLES The development consists of 12 general needs houses and 5 bungalows for the elderly built to Welsh Assembly Design Quality Requirements and Lifetime Homes Standards for future adaptability. The layout offers the following: 8No. four person two bedroom houses 3No. Five person three bedroom houses 1No. Six person four bedroom house 5No. Three person two bedroom bungalows The short rows of terraced dwellings will respect the surrounding residential streets formed of terraced cottages and more modern terraced town houses providing a positive streetscape to Lon Sarnau & Station Road. Orientation has been carefully considered, with living rooms to new dwellings orientated to maximise either morning, midday or evening sunlight. The scheme aims to maximise the benefits of natural light, reducing the need for artificial lighting. Each house has direct access to a private outdoor garden space which is enclosed by boundary treatments that will ensure surrounding properties are not overlooked. New landscape areas with native species and decorative planting will be formed along the site boundaries and those facing Lon Sarnau, providing an attractive DESIGN OBJECTIVES Image and - The scheme aims to provide homes for couples, families and older people and improve the fabric of the community.

9 9 green edge and offering opportunities to encourage wildlife and biodiversity providing colour all year round. A new close-boarded fence with trellis top will be provided to the side boundary of each property accessible by the public. 900mm high railings are provided to the front of the properties to enclose the front garden. The visible gables of the properties are finished in stone to provide a robust treatment in an exposed site while having windows overlooking key open spaces enhancing natural surveillance. All properties overlook their own private gardens and parking spaces in accordance with Secure by Design requirements Secured by Design principles have been adopted throughout resulting in all properties overlooking adopted highways and public space, with secure gardens to the rear of the properties having lockable gates and sheds. All of the properties will incorporate measures to minimize residents fuel bills. To achieve a reduction in carbon emissions, the design looks to implement the energy hierarchy by reducing energy demands and then increasing energy efficiency in the dwellings. Site Layout Plan DESIGN OBJECTIVES

10 CHARACTER 5. LAYOUT AND LANDSCAPE DESIGN The arrangement of dwellings within the scheme is intended to reflect a considered approach towards the site condition and context. The proposed arrangement of the dwellings on the site will afford the private gardens, morning, midday and afternoon sun depending on orientation while each property have associated car parking spaces. A positive street frontage has been created at the South East end of the housing development. The bungalows, face onto Lon Sarnau providing an open frontage and improved street scene. Boundary railings and edge planting will enhance current streetscape and help to improve the area. Railings have been introduced along the front garden to provide clear plot demarcations. Private gardens facing public space have been minimized to enhance security. The new residential development is situated on the site of the former Bethesda Rugby Club Clubhouse and Bingo Hall which is built on raised plateau of made ground adjacent to the recently built Health Centre and will be accessed from Station Road by a new adoptable highway. The scheme introduces modern affordable housing with better space standards to support the local need. Improved amenity space with new planting will increase the biodiversity and ecology of the site. Low maintenance planting to side and front gardens will include barrier planted shrubbery and hedgerows to support wildlife. A full landscape plan with planting schedule will be provided and offered for approval. 5. SCALE The site is situated on the edge of a residential area on a built up plateau of land the land sloping steeply to the South west beyond the site boundary. The development is directly adjacent to a medical centre of approximately 2.5 storeys high. At the southern end of the site the land is approximately a storey above the houses at the west end of Station Road. We have situated the bungalows at the South East end of the site to reduce the impact and overlooking of the existing semi detached houses on Lon Sarnau. The scale then builds to 2 & 2.5 storeys with the two short rows of terraced 3 & 4 bedroom houses. The houses are located almost centrally on the site in preference to the bungalows because of the scale and mass of the Health Centre to the North East. The Medical Centre is the dominate form, providing a positive frontage to Station Road. With it s stone and glass elevational treatment. The proposed development has the stone clad gable ends orientated towards the medical centre so the houses do not appear to be dominated by the scale of this building and provides a more domestic & open aspect for the properties CHARACTER Image - Site ground floor plan showing relationships of new dwellings

11 11 The surrounding context has been carefully considered and the scheme has been designed to react to the scale of the medical centre by having the gable ends of the terraces facing the long high west elevation but also reinforce the existing pattern and form of the area and the bungalows facing towards Lon Sarnau continue the street scene and provide a positive frontage to the development. Elevational treatments have been designed to be sympathetic to the surrounding residential properties while creating interest and variation AMOUNT The development will provide 8No. 4P2B Houses, 3No. 5P3B houses, 1No. 6P4B And 5No. 3P2B bungalows. The development will provide for medium and small families, couples and older people wishing to remain in the local area. Dual aspect properties are located on the ends of terraces. They provide overlooking and added security and create elevational interest in key locations EXTERNAL SPACES The schemes layout has been carefully considered to maximise the relationship between the new homes and its surroundings. The living rooms in many properties face south east or south west while direct access out into the garden spaces are provided through the kitchens. The scheme s orientation allows for the new houses to benefit from passive solar gain and ensure good levels of natural light within the primary living spaces. In addition, most living rooms or kitchen dining rooms open out into private gardens, allowing the residents to enjoy the outdoor space and access to external drying space. All houses have small enclosed gardens to the front, with railings forming the boundary treatment. Planted areas have been provided to improve the biodiversity on site while also creating interest throughout the year. Off road parking is provided for all properties with level access ramping up from the existing road into each home SITE ACCESS The junction between Station Road and the A5 Bangor Road will require improvement due to the poor visibility when leaving Station Road. Image 1 (left0 shows a scheme of improvement that is acceptable to Welsh Government and Gwynedd CC. Transportation Department. Although visibility out of the junction is improved with this proposal it is reduced compared with a compliant design and a Departure from Standard Application will be submitted and a Section 278 Agreement will need to be entered into between Welsh Government and Grwp Cynefin The proposed access route, which provides the current entry to the Medical Centre has not been adopted by the Highway Authority and does not comply Image - Proposed remodelled access at Station Road/A5 Bangor Road junction.(5.04) Image - Proposed new access from Station Road to New Development. (5.04) CHARACTER

12 12 with current Design Standards. The proposed option for the provision of an adoptable highway junction, would regularise the present situation by providing a T junction with an appropriate visibility splay. The proposal, Image 2 (left), narrows the carriage way of Station Road to 5.50m through junction. The access to the Army Cadet Compound will be formalised, the new road (offered for adoption) to the medical centre and the proposed development will be 5.50m wide and the width of the incoming lane of the junction will be sized for the largest incoming vehicle to the development site and builders yard to enable it to enter the junction without the need to cross the centre line of the junction.. The proposal has been accepted in principal by the Highways Authority and all relevant details are to be submitted with a Section 38 Agreement. For more detailed information please refer to THE TRANSPORT STATEMENT Revision 2 produced by RBA ltd APPEARANCE The site is located within the settlement of Bethesda on the edge of Snowdonia. The area has a distinct local character and appearance with properties that are rendered, brick and/or stone. Most roofs have slates and a small few with grey concrete tiles. The area immediate to the proposed site the buildings are mainly rendered under slate roofs. It is proposed that the new residential development will be sympathetic to the existing character but it ll also provide some architectural interest and variety within the building form and detailing to create an uplifting scheme within the area. The external built form of the buildings have been designed with traditional pitched roofs, rendered external walls and domestic fenestration. The proposed external materials are: Off white render has been used to provide a feature and to break up the scale and massing of the development. Dressed stone plinths to the end of terrace properties will be used taking inspiration from the character of the local area. Slate tiles will be used for the roof to fit in with the surrounding context. Energy efficient grey UPVC double glazed windows to complement existing properties. Grey stone sills used to reflect local details. Samples of these will be provided at a later date CHARACTER Image - Site model - viewed from the North Image - Study of materials used within Bethesda and varying window treatments used locally to the proposed site.

13 ENVIRONMENTAL SUSTAINABILITY 6. LANDSCAPE/TOWNSCAPE SETTING The site accommodates twelve new houses and five new bungalows for the elderly which will add and reinforce the community feel within the area. The site location, proximity to local amenities and good public transport links means that the Clwb Rygbi site is ideal for housing, due to social, economic and general functional reasons. The surrounding context has been carefully considered and the scheme has been designed to complement but also improve the existing pattern and form of the area. And removes a redundant building of no architectural or social merit. The scheme is domestic in appearance and scale and as a result material choices have been made to work with the grain of the surrounding area. Dual aspect units have been placed on the corner plots to created an active street frontage that overlooks the surrounding areas. From the outset the proposed development has been designed to work with the site and its landscape context. Straight linear elevations, with a regular fenestration pattern reflect the traditional terraced houses on Station & Bangor Road but the detailing will introduce architectural interest, with stone clad gables and rendered elevations. 6. BIODIVERSITY & LOCAL ENVIRONMENT The nature of the current site could not be counted as of high ecological value and as such is not considered sensitive or vulnerable to redevelopment. An Ecological survey has been undertaken and help develop the landscape plan demonstrating what will be provided in terms of planting and maintenance. The proposed new development will have a positive effect on the biodiversity within the local environment by providing new planting allowing the creation of possible habitats and feeding opportunities. In addition to the garden spaces, the scheme introduces a number of new trees and hedges that, whilst helping to improve overlooking issues will also help to increase the biodiversity on site. Landscape proposals have been carefully considered and submitted for planning approval. Any adjacent hedgerows and trees will be protected during the works. A scheme of eradication of invasive non native plants including Japanese Knotweed, Monbretia & Winter Heliotrope will be undertaken ENERGY EFFICIENCY/CARBON REDUCTION The aim of the sustainability strategy is to minimise the energy demand and carbon emissions associated with the proposed development, and therefore limit the effect on the environment. Considering the orientation, micro-climate and built form has allowed the development to benefit from passive solar gain, natural light and wind protection, which will all contribute towards reducing the energy demand. Image - View looking south west from the South east corner of the site. Image - View looking north-east from the south east corner of the site towards the Medical Centre ENVIRONMENTAL SUSTAINABILITY

14 14 The following strategies will be used to reduce energy usage: Energy efficient heating and hot water systems will be specified within the units. External elements to have high thermal insulation properties External drying areas are provided to all units to help reduce energy usage 100% low energy light fittings will be used within all of the properties Solar thermal collectors and/or photovoltaic panels are being considered for the south facing roofs, helping to meet the hot water demands for the buildings SUSTAINABLE MATERIALS Environmentally responsible methods of construction and a palette of sustainable, locally sourced materials will be chosen wherever possible, in pursuing a design that is both energy efficient and environmentally conscious. Materials will be selected from local sources wherever possible to minimise transport energy use and help sustain the local economy. The materials have been chosen for their sustainability in reference to the BRE Green Guide to Specification WATER In order for the houses to utilise as little water as possible, water efficiency within the building will be maintained through the installation of dual flush toilets and the use of flow restrictors on taps. Drainage will be linked to the existing infrastructure subject to dialogue with the Local Authority. water butts will be provided to collect rainwater and reduce the use of potable water for watering garden plants WASTE MANAGEMENT A site waste minimisation plan will be produced to follow the WG Construction Waste Minimisation Good Practice Guide. The main contractor will be a member of the Considerate Constructors Scheme CLIMATE RESILIENCE Over the next 50 years the climate is expected to change. Although we cannot be certain what these changes will be, general trends have been predicted. The global mean temperature is expected to rise Element Location Material Outline Specification Green Guide External Walls External Walls (Plinth) External Doors Windows Pitched Roofs As elevations As elevations As elevations As elevations As elevations Render Stone Facing upvc upvc Natural slates by between 1 and 3.5 C. In Britain this is expected to mean warmer summers and colder winters. We are also expected to have more extremes of weather, with greater risks of floods and droughts. To ensure the proposed development can cope with any future changes a number of features have been designed in. The buildings have been designed to be as energy efficient as possible so as not to contribute further to climate change. The aim is meeting the needs of the present without compromising people s ability to do so in the future. Through colour render on blockwork cavity wall Split Stone outer leaf solid block Rating A+ inner leaf. A+ High performance High performance On trussed rafters A A A A post-construction domestic waste management and recycling scheme will be implemented. All kitchens will have internal recycling bins to encourage residents to recycle and minimise their own waste. Removal of recycled and garden waste will be dealt with by Gwynedd Council ENVIRONMENTAL SUSTAINABILITY 1 - Table demonstrating a selection of different materials proposed for use in construction and the desirable aims for BRE Green Guide to Specification rating. 2-3 The new homes will be highly sustainable and residents will be encouraged to minimise 03

15 ACCESS 7. SITE LOCATION The proposed site is in on the North Western edge of Bethesda with good public transport links, allowing residents to live close easy access to the amenities within Bethesda town centre and also local amenities within manageable walking distance or by electric buggy. The development is in a prime location within the community, not far from the school along with the playing fields and allows the residents to have a positive relationship with the local community. The A5 Bangor Road also allows access by car or public transport to employment areas further afield. The area surrounding the site is well served by public transport along the A5 with regular services to Bangor. Bus stops in both directions are located within 200m of the site. The topography of the site slopes east to west at the northern end of the site but within the built area is generally flat. Beyond the built area the site drops steeply to the west and south to the flood plain and Lon Sarnau respectively. 7. INCLUSIVE DESIGN The primary aim of the scheme is to create a place that is easily accessible to everyone either living or visiting the homes. All external surfaces on the site will have minimum undulation, be non-slip and well laid. Any joints between paving or between changes of material will be no more than 10mm wide and any utility access covers featuring within the hard landscaping will protrude no more than 5mm above the paving level. Where there are any changes in height or direction the surfaces will be clearly marked by a change of texture and a contrasting colour and where appropriate up stand kerb or low rail. All paths will be a minimum width of 900mm and will be continuous with no obstructions. It is anticipated that paths around the buildings will be a minimum of 1000mm for wheelchair access, and where possible will be 1200mm wide. Building entrances will be highly visible and ramped approaches to entrances will be a minimum of 1200mm wide with a maximum gradient of 1:12. All doors will have a minimum effective clear width of 800mm. The existing access will be used and the road facing the site widened to bring it up to current adoptable standards. Some properties have within curtilage parking or spaces adjacent to the properties, within close proximity to entrances to allow good accessibility. The road layout has been designed to comply with Highway Authority guidelines and is able to accommodate emergency vehicle access. All properties will be built to Lifetime Homes standards to ensure future adaptability. Image View of the proposed development from South facing North Image - View of the proposed development from East facing West ACCESS

16 MOVEMENT 8. INTEGRATION/CONNECTIONS The proposed development utilizes appropriate brownfield land ready for new development and building housing converts the site into a valuable local resource. Sympathetic design and façade treatments will comfortably enable the development to fit into the surrounding context whilst providing much needed accommodation for local people who choose to live and seek employment in Bethesda 8. TRANSPORT MODES The development at Safle r Hen Orsaf aims to facilitate a wide range of different transport modes for residents. There are local amenities within walking and cycling distance and good links to public transport into the centre of Bethesda and the surrounding area SERVICING All properties have designated areas to store wheelie bins to allow refuse to be removed by Gwynedd Council PARKING The scheme allows each dwelling off street parking. In this case; 2 spaces per 4P2B & 5P3B houses and 1.5 spaces for the bungalows for the Elderly The parking spaces are accessed directly from the adopted highway serving the site with some situated off a private parking areas. All spaces are overlooked by at least their own property MOVEMENT Image - Local area map showing proximity to local bus stops for the frequent bus service to the Bethesda Town Centre & Bangor. Image Local map showing proximity from Bethesda to the surrounding areas

17 COMMUNITY SAFETY 9. COMMUNITY Introducing housing to the site will help to introduce much needed affordable housing for local people and encourage people to stay within the town. 9. SECURED BY DESIGN Security is of paramount importance within the proposed development and methods to prevent crime have been considered from the outset of design. Secured By Design Approval has been sought for the scheme BOUNDARY TREATMENTS To enclose and protect the site there are a range of proposed boundary treatments. 900 high railings enclose front gardens high close boarded timber fence generally to rear/side boundaries high close boarded timber fence with 600mm high trellis top to rear party fences. This is also to offer surveillance of the pedestrian footpath. Please refer to Site plan to see boundary treatments. All to Secure by Design approval SURVEILLANCE The development has been designed to allow for sustainable management by ensuring that spaces are overlooked and naturally supervised. The form and layout of the housing helps to provide a sense of enclosure CONSULTATION 10. CONSULTATION A public consultation event has been arranged during the consultation period which begins on the 20th September in a suitable local venue where local residents will be invited to inspect the proposals for the site and leave their comments. Consultation will take place with the Police Architectural Liaison Officer and secure by design approval obtained for the new development. Image 3D view of the proposed development as seen from Station Road Image #D view of the proposed development 9.00 COMMUNITY SAFETY & 10.0 CONSULTATION