Hoblyn s Cove, Holywell Bay Design & Access Statement

Transcription

1 oblyn s, olywell Bay Design & Acce Saemen July

2 nens The Design Team Inroducion The Sie and Surroundings. enel Descripion..Foer Use. xising Buildings and Srucures Sie nsins and Opporuniies Design Delopmen. arly Design voluion. aserplan Use Amoun Design In Deail. Layou and enel Acce. Building eighs. Sree ierchy Densiy and Buil Fo Topogphy and Design aerials and Building Design Susainabiliy. nvironmenal Susainabiliy. Social Susainabiliy. conomic Susainabiliy Landscape & cology. Segy and Approh. Boundaries. Lighing Tnspor and Parking. Tffic eneion and iigaion. Parking Provision / Segy Uiliies and Dinage. Uiliies Segy. Dinage Segy. Refuse and Recycling Acceibiliy and Ilusion. Ilusi Design AD. Crime and Safey Prenion Planning Policy Appendices Appendix A Supporing dwn infoaion Appendix B Supporing infoaion

3 The Design Team Design & Acce Saemen, oblyn s, olywell Bay Clien: Projec anagemen and s nrol: Planning nsulans: Archiecure: Landscape Design and cology: Tnspor: Uiliies: Public Relaions: Jo awkins The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

4 Inroducion Design & Acce Saemen, oblyn s, olywell Bay The proposals conained wihin his Design & Acce Saemen, and wihin he companying applicaion dwings and repors, describe mparo s proposed redelopmen of a brownfield foer od sie a oblyn s, olywell Bay. All bu one building is o be demolished wih a largely residenial delopmen proposed for is reuse. The remaining areas will be se aside as ameniy spe or allowed o reurn o naul habia. The Sie and Surroundings Please refer o Appendix : _X Sie Ownership Plan. enel Descripion Penhale foer miliary ining camp is locaed jus beyond Cuber and olywell Bay, orh rnwall, a he end of he adoped highway. The neares major selemens are ewquay, o he norheas, approximaely miles away and Pernporh o he souhwes, roughly miles away. The sie is approhed via a long privae driway and secure gaed ce and he perimeer is conained wihin securiy feing. The souheasern perimeer of he sie is bounded by Penhale Dunes (SSSI and SAC designaions), and some of he sie exen, o he souh of he main sie road, sis wholly wihin hese area designaions. The norhern side is largely bounded by anoher secure sie owned and managed by Babco and housing communicaions equipmen. The wesern exen borders he coasal foopah and cliffop whils he easern side borders scrub, marshland and furher Babco owned land. ore complex habia and ecological descripion is made wihin following secions of his documen...foer Use The Camp was esablished as a World War emergey measure in o in Ani Aircf gunners. There sill remains evidee of he gun sies, searchligh baeries and defensi posiions such as Pill-boxes and rehes. On h June he camp was bombed by a single ean aircf, probably looking for he nearby S val airfield; sadly, Briish soldiers were killed in he id. In he camp was occupied by he American Ay mba ngineer rps as par of he build up o Opeion Orlord, he D Day landings. The engineers buil he ian us on he Camp; sill used unil recenly as commodaion for ining unis.. xising Buildings and Srucures The camp was closed in April and quired by mparo in Sepember sie when he sie has been coninually managed and mainained. BO Tining occupy large poral shed buildings and lower conred offices a he far souhwesern end of he sie closes o oblyns. These are purely fuional, being previous OD workshops, and of no archiecul meri. There is an exising fahouse on sie which is much older and finished exernally in local sone. This building has some hisorical and archiecul ineres and could be improd wih sensii inernion and replemen of some more recen fabric, such as he glazing sysems. The majoriy of he sie is currenly occupied by nien hus, simple piched roof coree blo-buil hus, workshops, aillary buildings and areas of hard-sanding. xernal maerials currenly ilude, asbesos cemen sheeing, blowork, briwork, and spa render The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

5 Design & Acce Saemen, oblyn s, olywell Bay Sie nsins and Opporuniies Please refer o Appendix : _X Sie nsins Plan The sie consins are numerous and indicaed in more deail in he Sie nsins Plan. This is a genel orview of he main sie consins ha ha aised in shaping he design soluion. SSSI and SAC The sie is eircled by SSSI and some of his designaion croes ono he sie iself, aking in naul habia, hard-sanding and buildings alike on he souhern exens. An approh has been adoped only o redelop exising deloped areas and o genelly reduce he buil quanum in hese locaions. This is described in more deail in he appropriae subsecions of his documen and wihin he S. Acce and Righs of Way Babco own a righ of ce or he Penhale sie in order o service and mainain heir equipmen wihin heir sie o he norh. This eenially requires he reenion of a road link from he sie ce in he Souheas o Babco s secure gaes in he norhern sie boundary. Likewise Ligger ouse has a righ of ce via heir gae in he souhwesern exremiy of he boundary. There is currenly no ce ono he coasal foopah from he Penhale ining camp. The coasal foopah runs around he ouside of wesern sie boundary and does no ha o be affeced by any proposals brough forward on his sie. xising Infsrucure From a viabiliy viewpoin any proposals need o reuse as much of he exising road nework and opogphy as poible in order o be cos effeci, due largely o he scale of he sie area. This also aligns wih he design philosophy of reuse and susainable delopmen. cology Please refer o he Landscape and cology design Segy Repor by PA Any proposals for he sie would need o be highly conscious no only of he SSSI and SAC bu also he genel ecological value inheren on he sie, largely around he margins. This iludes areas of coasal gland, a small area of neighbouring weland and scrub and exising onsie ba iviy. Climae The Souh-wesern and orh-wesern areas of he sie are paricularly exposed o prevailing Souh-weserly and Weserly winds and wind drin sea spy, especially in he winer monhs. The souh-easern area of he sie is leas exposed, lying a he lowes sie lels and wihin he relai sheler of he valley. Sie Surfe Dinage Please refer o Figure : xising Sie Topogphy The lowes lels are in he souh-easern corner of he sie, adjen o he sie ene, and would ser as he collecion poin for surfe run-off. An exising oule pipe, hrough he boundary reaining wall in his locaion, feeds ino an exising small waercourse and weland area. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

6 Design & Acce Saemen, oblyn s, olywell Bay Figure. xising Sie Topogphy (orh up he page) The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

7 Design & Acce Saemen, oblyn s, olywell Bay Visual Ameniy Please refer o he companying nvironmenal Saemen The sie can be viewed from he road beween Cuber and olywell, from some areas of olywell and from he coasal foopah. I has been he inenion of he design eam from he ouse o grealy reduce he manmade visual imp as well o provide more reasoned and higher value inserions ino his landscape. Design Delopmen The maserplan and coeps ha evold or he course of approximaely a year wih projec insigaion occurring in he summer of. Work in earnes sared in Sepember wih he consulaion proce saring early in.. arly Design voluion Please refer o: Figures and The design eam looked a he sie iniially from a dual perspeci, in es of views looking ino he sie from olywell and he coasal foopah and also from wihin he sie looking ou o he surroundings. This analysis allowed for an approximae zoning of he sie ino regions from exposed / highly visible o shelered / largely invisible. The analysis also indicaed ha par of he sie could be recepi o he inserion of new buil fos whils anoher would benefi from being allowed o reurn o naure. arly analysis of regional selemen growh and densiy showed ha higher densiies (+ dwellings/ha) are synonymous wih diional village, and paricularly coasal, selemen fos in rnwall and Devon. From he abo a segy was foed based upon a series of se aims:. To creae he bulk of he delopmen in a dense, clusered, shelered fo.. To reurn o naure as much of he higher lel, highly visible par of he sie as poible.. To reuse he exising road nework where poible whils geneing a sree paern ha is complimenary o he conex.. To genee a delopmen paern ha would always allow for views of he surrounding landscape and link he inhabians wih he sie conex.. To creae periphel delopmen of larger homes in larger plos as buildings wihin he landscape o follow diional delopmen paerns.. To provide a mixed approh o car-parking in order o reduce he visual imp of cars wihin he sie and favour he pedesrian or he car.. To creae a desinaion building a he op of he main roue where he sie communicaes wih he coasal foopah.. To creae densiy hrough small clusers of dwellings ha would parially share ameniy and genee shelered microclimaes.. To disallow he usual visual cluer of urban housing in favour of sof boundaries, carefully considered lighing, planing, refuse soge and surfing.. To design in a robus, modern rnish rnular language using a limied palee of maerials bu wih variey and ineres in he buildings and heir arngemen. Ou of hese rules a layou was deloped ha subsequenly evold or approximaely monhs, responding o consulan inpu and consulaion feedbk. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

8 Design & Acce Saemen, oblyn s, olywell Bay. Reurned o landscape. Wooded. Buildings in he landscape. asal argin Figure. Delopmen coep zoning. Reurned o landscape. Wooded. Buildings in he landscape. asal argin. Valley Sheler. Approh & rridor Figure. Delopmen coep zoning plan The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

9 Design & Acce Saemen, oblyn s, olywell Bay. aserplan Please refer o: Appendix A Dwing _SD Sie aserplan The maserplan has deloped from work carried ou hrough he design delopmen. The main roues ha been reained wih he excepion of he wide dummy runway area ha is o be largely broken up. A he ene o he sie is a green ameniy spe ha doubles as a SuDS aenuaion area. The delopmen is spli ino hree disi areas, a dense village area owards he souheas, a le dense village area furher wes and a norhern and wesern periphery of larger dehed properies ha creae le visual imp on he higher slopes. enially hen his creaes a dense residenial valley zone and a low densiy norhern periphel zone of buildings wihin landscape. A he farhes souhwesern limi, on he curren sie of BO s buildings, is locaed he proposed desinaion building. To he souhern side of he roue up o he desinaion building more clusers of dwellings ha been locaed wihin exising building plafos. Two commercial buildings ha also been allocaed here wih he inenion ha hese could be used by local businees or as communiy resources. This leas he norhern area of sie ha can be allowed o reurn o naure. Use Please refer o Figure : Land Budge Plan The majoriy of he redeloped land area is proposed for residenial use, jus or.ha iluding s and ce and aociaed areas. The mixed use desinaion building couns for.ha, commercial buildings ha and specific off-sree parking areas.ha..ha of specifically allocaed public recreaional spe has also been provided wihin he proposals. Amoun Please refer o: Appendix A Dwing _SD Sie aserplan and Appendix B Accommodaion schedule. The degree of delopmen has been deeined by he gdual coepual approh o he sie consins and objecis her han from an iniial brief. To his end he quanum of delopmen has no been a direc for of he brief bu her a response o he sie preures and requiremens, as is noed in Figures and abo. The final delopmen quanum is noed wihin he commodaion schedule and applicaion fo. The Figure round diagms (Figures and ) show how he amoun of deloped sie area can be reduced from he exising siuaion o he proposed compleed scheme. Boh he area of deloped land and area of building fooprins would see a reducion from he curren siuaion. This has been a driving elemen of he projec brief. Design In Deail. Layou and enel Acce Please refer o: Appendix A - Dwing _SD Sie aserplan As noed previously he sie is laid ou using some of he exising major roues. The main roues, from he S ene o Babco s ce in he W corner, and from he main ene o he Ligger ouse ce gae ha boh been reained specifically o ser he righs of ce of hese neighbours. The SuDS ameniy area in he Souh as corner of he sie is locaed a he lowes sie lels for obvious reasons and he housing in his area addrees his spe whils saring o se up small couryards of clusered delopmen ha srech up he valley in a wesward direcion. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

10 Design & Acce Saemen, oblyn s, olywell Bay Figure. Land Budge Plan The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

11 COASTAL FOOTPAT COASTAL FOOTPAT paing Design & Acce Saemen, oblyn s, olywell Bay ed) main roue up o communicaions coage Cale rid DW play spe LW W Boulders asal Slope asal Slope Shaf ean Low Waer LW LW asal Slope LW LW Boulders & Scaered oblyn's ean igh Waer poenial mixed use desinaion building exising area of parking reained in conjuion wih neighbouring uses couryard couryard couryard couryard couryard susainable dinage Blo floodable area COASTAL FOOTPAT COASTAL FOOTPAT urning couryard couryard couryard couryard Blo recreaion spe poenial busine use paing COASTAL FOOTPAT COASTAL FOOTPAT COASTAL FOOTPAT scale meres Key o symbols and haching Single sorey refuse and cycle sores Single sorey dwellings and commercial buildings sorey dwellings (rooms in roof) sorey dwellings (piched roofs) - sorey Desinaion Building oe The infoaion elosed has been reproduced from various sources, no all of which are digial. This dwing should hee be used for infoaion purposes only and all specific measuremens and services locaions should be cheed on sie. Dinage layous ha been based upon hisorical daa and should be used as a genel guide only. erce public spe (arrival) shelered Penhale Sands Penhale Sands Blo Blo recreaion spe Blo Blo poenial busine use Blo poenial busine use Blo poenial busine use Penhale Sands Blo Blo coage Blo Blo cale grid Blo Blo Blo ba roos F J F J J F F J J Figure. Building eighs Plan The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

12 Design & Acce Saemen, oblyn s, olywell Bay The exising fahouse has been se aside for refurbishmen and reuse as dwellings and he spe o he souh of his building inerjecs an area of defined public realm ha will be srenghened hrough he landscape design approh. A shared surfe hicle / pedesrian roue provides ce hrough he easern sie wih pedesrian only links joining his roue wih he road up o Ligger ouse. Wes of he road up o Babco s sie his paern is repeaed wih he densiy gdually breaking down owards he cliff op and higher sie lels. The larger Dune ouses are ceed via smaller scale, dead-end, roues wih he inenion being ha he ce hierchy degdes he furher wes and norh one ls, i.e. owards he coas. The genel ehos behind he layou sems from design aims as noed abo in he secion.. To his end he layou creaed is organic and largely unplanned in appeae, favouring variey and irregulariy whils working wihin he imposed exising infsrucure and economic consins. There are a variey of pedesrian ce opporuniies creaing high lels of pedesrian peeabiliy hrough he sie, ameniy areas and ino he surrounding landscape, where allowed. The valley area is largely inward looking, having limied scope for disan views, hower he houses ha been orienaed where poible so as o gain he bes views hrough he sie and ou ino he surrounding counryside.. Building eighs Please refer o Figure Building eighs Plan one of he residenial buildings are higher han soreys wih he bulk of he dense valley delopmen employing house ypes wih reduced eas. Some Dune houses ha been pled wihin exising excavaed plafos, heir visual imp being reduced by he supreed sie lels. Single sorey Dune ouse ypes ha hen been se lighly in he adjen landscape and hese use low-lel roof fos. The no. Type Dune houses adjen o he cliff op ha an upper lel sorey wihin he roof in order o make he mos of he poenial for coasal views. The oher are orienaed inland o focus on disan views ro he Penhale Dunes and owards Cuber. The desinaion building has he opporuniy o ake advanage of boh coasal and inland views. The ouline proposals for his are for a largely sorey building wih some limied commodaion wihin a hird sorey ha would creae his poenial.. Sree ierchy Please refer o: PA Landscape Segy Plan As noed in previous chapers, here has been a specific design aim o genee a clear sree hierchy from main ce roues o residenial srees and finally coasal roads. Whils we are reaining some of he roads as exising we will demark his nsiion wih he use of surfe dreings as noed o allow for a hierchy change o smaller, shared surfe residenial roues. xising roues in some areas will also ha heir edges broken o specifically allow for coasal plan species o sofen heir appeae. Furher ino he sie, on lile used shared ce roues, he use of aggregae reinforcemen and g reenion sysems will also allow for naul colonisaion of hese roues, again o sofen heir visual appeae. The use of non-sandard (unadoped) road and pamen ypes will allow he delopmen o respond in a sympaheic manner o he delopmen fo, supporing a more casual and le urban appeae more in-keeping wih he conex. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

13 Design & Acce Saemen, oblyn s, olywell Bay Densiy and Buil Fo Please refer o Figure : ousing Densiy and Design As noed previously he design eam looked o oher exising coasal communiies for infoaion relaing o densiy. I was deeined ha a high densiy approh would be applicable on his sie as i sris o replicae he naure of hisorical, shelered, close-kni communiies wih he aociaed paern and gin of delopmen. This approh would also preser as much as poible of he norhern area of he sie for naul habia. The resulan series of couryards is of a non-orhogonal naure, creaing ineres and individualiy and aising in creaing windbreaks and sheler. Periphel zones, owards he wes and norh, aim o creae fronages owards he coas pah and surrounding areas which helps he proposals o addre his imporan roue. Topogphy and Design Please refer o Figure : xising Sie Topogphy The opogphy around he sie dicaes he visibiliy of various areas when viewed from he wider conex. The sie eenially is in he shape of a bowl wih he highes poins o he norh and wes. To he souh, beyond he sie boundary, he lels rise ino Penhale Dunes. This genees a valley ha runs from wes o eas and ou of he main ene owards olywell Bay. The delopmen aim has been o use, as far as poible, he exising sie lels and building plafos so as o respec he exising opogphy, reduce unwaned inernion and impro economic viabiliy. This has been coupled wih he inenion o creae mos densiy wihin he valley zone for he reasons of naul sheler and visual ameniy aerials and Building Design Please refer o Figure : Building Design The climae along he norh coas of rnwall, whils being relaily mild, is also exreme in es of exposure, wih regular winer gales producing high winds, wind drin sea spy and high lels of precipiaion. isorically he buildings in his ype of exposure ha deloped o be simple, robus and shelering. The design of he proposed buildings follow his heriage by being simple fos wih robus, chunky deailing and shelered enes. Openings ha been kep simple and bold. enelly he houses wihin he dense village zone are proposed as finished in pained render bu iorpoe areas of naul slae hanging and feaure sone gables and boundary walls. ofs will also employ he use of naul slae wih doers clad in zi or slae. Some of he house ypes also use chunky imber deailing wihin exernal rear balconies. The larger Dune ouses parly ake heir design influee from dwellings in oher exposed sies and ha a low-slung, shelering and robus aesheic ha aims o recreae a modern cabin aesheic found around he coasline of Devon and rnwall as well as furher afield, such as Scoland and Scandinavia. These houses ha a simple aesheic of bold, easily legible volumes and shapes. To creae variey and individualism hese dwellings employ maerials from a limied palee, heir applicaion varying slighly from house o house. The maerials used ilude imber cladding, render, naul slae and sanding seam meal sheeing. The organisaion of he archiecure aims o emulae he hierchy of similar exising dwellings, wih an obvious main living elemen and subservien ouhouse. Oll heighs ha been kep minimal o afford hem beer weaher proecion and where upper sorey commodaion is iluded his has been buil ino he roofspe. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

14 Design & Acce Saemen, oblyn s, olywell Bay Figure : ousing Densiy and Design These images are used o demonse he design segy behind he clusered couryards. The house ypes ha been deloped o cope wih creaing corners and irregular angles. The bks of he houses open ono areas of privae spe, defined by lel changes, low planers and planing zones. The cenl zone provides a high qualiy shared spe as well as ce o cycle and refuse soge. These spes are kep modes o creae sheler and improd microclimae whils also reflecing he densiy of delopmen found in diional village cenres. Walls and gaes help o define eh couryard as a unique communiy, wih i s own ideniy. A variey of glazing fme colours addiionally adds variey and individualiy on a home-by-home basis. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

15 kichen / dining wc uiliy lobby seaer up living seaer seaer living up ene seaer seaer kichen dining living kichen / dining uiliy up uiliy / wc washer/ drier freezer ene (souh) wc ene uiliy seaer uiliy / wc freezer washer/ drier ene (souh) lobby up up up living seaer dining living seaer wc seaer kichen living seaer lobby Design & Acce Saemen, oblyn s, olywell Bay naul slae hanging Souheas elevaion naul sone fing Souh elevaion naul sone fing naul slae hanging naul slae hanging naul slae hanging naul slae hanging Wes elevaion naul slae hanging orhwes elevaion naul slae hanging naul slae hanging orhwes elevaion C aerials noes: Wes elevaion C D C ene ofs - aul slae Walls - Smooh render Doer Windows - Zi clad Souh elevaion kichen / dining orheas elevaion ead / mullion deails - Reconsruced sone oflighs - Velux, cenl pivo lazing - D composie annodised aluminium / imber Below DPC - Dark grey pained render Fron Doors - Solid core imber o mach windows enel noes: orheas elevaion naul sone fing naul slae hanging Key Plan (:) WC / uiliy D kichen / dining. This dwing is indicai only and does no ake ino coun sie lel changes.. Floor o floor heighs are aumed o be mm Souheas elevaion scale meres Figure : Building Design Abo, iniial work carried ou o look a one couryard in deail o ae boh sree elevaions and inernal couryard layou opions. Below, inspiion and ideas for houses on he periphery of he sie. These houses by Rul Design Archiecs and Kolman Boye Archiecs use bold, simple shapes and modes, robus maerials o creae modern rul archiecure ha is responsi o climae and seing. Their unfuy design finds is roos in he houses of working people such as miners, faers and fisheen. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

16 Design & Acce Saemen, oblyn s, olywell Bay The design of he commercial buildings on he souhern side of he main approh road also uilises his unfuy aesheic and simple palee of maerials wih large simple openings and clean roof planes. They will be clad in imber wih sanding seam zi meal roofs. Or ime hese maerials will weaher and one down o blend wih he surroundings. A he farhes souh-easern exremiy of he sie, where BO are currenly locaed, his large deloped area is se aside for he Desinaion Building. This is a large, srong building fo designed o be able o house a variey of uses. Wih he same palee of maerials as he commercial unis his building will creae a focal poin for he delopmen and provide a srong ideniy o he sie, especially when viewed from he coas pah. Skech proposals describing how his building could appear ha been submied wih his applicaion, refer also o Figure : Skech Proposal for he Desinaion Building Susainabiliy. nvironmenal Susainabiliy In his sensii locaion he design eam ha chosen no o employ highly visible fos of renewable energy geneion such as wind power or phoovolaics. The inenion will be o build robusly wih high lels of inheren insulaion supplemened wih pai solar collecion where poible. The dwellings will genelly employ hea pump sysems for heaing and ho waer, eiher air sourced or exhaus air sysems. lazing sysems will naully be of a high specificaion o deal wih he sere exposure ing of he sie. The clusered, couryard naure of he valley area of he sie has been creaed wih he inenion of geneing enhaed shelered microclimaes providing sunny exernal spes. enelly df lobbies ha been employed o reduce hea lo on enry and exi. aerials will be chosen for robusne and naul conen. Alhough no sipulaed, he inenion will be o significanly exceed building regulaions requiremens in es of Approd Documen L, he onus being on insulaion, robusne and airighne her han micro geneion. In line wih uil s policies, Furher sudies and insigaion as o he appropriae mehods will be underaken as se ou wihin he Susainabiliy and nergy Saemen companying his applicaion. The companying S provides greaer insigh ino he ecological segy o be underaken. In genel es he segy is o irease he amoun and qualiy of naul habia by reducing he man-made imp on he sie whils proecing he already esablished and recognised areas.. Social Susainabiliy From a social perspeci he applicaion sie is locaed close o local ameniies in olywell and Cuber. A regular bus service o olywell already exiss and he design eam ha approhed he opeor and agreed ha hey could in heory exend heir service ino he sie. The proposals also conain shell & core commercial buildings ha could be used as office or busine premises by residens and his may be somehing ha is explored furher if here is a pron requiremen for his ype of commodaion. The Desinaion Building has he poenial o commodae a variey of busine and educaion uses ha will genee employmen and poenially enhae year-round visior numbers in he area. Any end uses suggesed will be carefully considered so as no o imp on he exising businees in olywell and Cuber.. conomic Susainabiliy The eam has sough agen advice in preparing cosing infoaion in relaion o he residenial elemen of he proposal. This advice has helped o shape he ype of properies, The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

17 Design & Acce Saemen, oblyn s, olywell Bay heir size and mix as well as heir exernal spes. The proposals conain a variey of dwelling sizes, ypes and designs o sui differen poenial cusomers. The commercial unis ha been designed o be as flexible as poible so ha fuure reuse could be easily sough wihou he need for major changes o he building fabric. The eam are seeking ouline approval for he Desinaion Building so ha when specific opeors can be sough he building design can be beer ailored o heir requiremens. The building would eenially consis of large, flexible spes ha could be easily modified o sui he requiremens of he economic climae a ha ime. In es of phasing, he eam are considering opions bu he iniial houghs are conained wihin Figure : Poenial Sie Phasing Plan. Following complee sie cleae he revised boundaries and feing would need o be consruced in order o redefine he reduced deloped sie exens, proec he surrounding sie ecology and allow he new areas of enhaed ecological value o ge esablished. I is likely ha o genee a sense of ple a proporion of he housing would need o be consruced before he mixed use and commercial buildings could be brough o he marke, his will sar o genee he ineres in he regeneed sie. The Desinaion Building (Figure ) would hen designed in deail o suie he emerging feel of he regeneed sie, he uses in he commercial buildings and he genel impeus and ineres creaed. Landscape & cology. Segy and Approh The Proposed Delopmen has been ry carefully planned and designed o ensure inegion ino he receiving landscape and proeced surrounding habias. The aserplan has been prepared in close consulaion beween nges of disciplines iluding: archiec; urban designer; landscape archiec; ecologis; archaeologis; dinage engineer and lighing specialis. A deailed summary of he approh and proposals is iluded wihin he Landscape and cology design Segy Repor prepared by icholas Pearson Archiecs.. Boundaries Please refer o he Landscape and cology design Segy Repor by PA The boundaries and barriers wihin he scheme ha been considered carefully and are referred o in more deail wihin he abomenioned repor. enelly wihin he dense village zone he couryards provide an environmen o creae privae and public spe in a non-rigid manner, i.e. wihou he need o full-heigh physical barriers. This has he benefi of removing a degree of he noal urban cluer more akin o suburban living. The larger plos will be delineaed by way of rnish hedge banks and imber feing, which will boh provide poenial habia geneion and be le visually inrusi.. Lighing Please refer o he lighing segy plan wihin he S A lighing segy has been prepared by DPA, a specialis lighing consulan, in close liaison wih he Landscape Archiec and cologis. The segy has been o produce a design ha reduces he poenial ligh spill and sky glow o a minimum for his ype of projec, whils providing adequae safey for residens. As he highways will be unadoped he approh can be more flexible in design favouring lower emiion bollard and wall lighs in or sandard high emiion lampposs. This approh will help o ensure imporan ba fligh roue corridors remain dark, hee preserving heir huning grounds. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

18 Design & Acce Saemen, oblyn s, olywell Bay Figure : Poenial Sie Phasing Plan The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

19 Design & Acce Saemen, oblyn s, olywell Bay Figure : Skech Proposal for he Desinaion Building The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

20 Tnspor and Parking Design & Acce Saemen, oblyn s, olywell Bay. Tffic eneion and iigaion An aemen has been underaken o deeine he imp of he delopmen proposal on he local highway nework and consider he means of ce o he applicaion sie by all relevan nspor modes. Surys, sie visis and consulaion wih local sakeholders such as Parish uils and local opeors, has esablished a baseline agains which he imps of he delopmen proposal has been aeed. The hicular ffic imp analysis paricularly focused upon he A / igh Lanes juion. A sury of local srees has enabled locally relevan daa o be used o forecas hicular ffic numbers aociaed wih he delopmen proposal. The imp aemen used he screening proce se ou in The Insiue of nvironmenal anagemen and Aemen (IA) documen uidelines on he nvironmenal Aemen of ad Tffic. Pedesrian ameniy (iorpoing see delay, fear and inimidaion), drir delay and cidens and safey were he key consideions hroughou he aemen. The imp of he delopmen proposal during he consrucion phase was genelly found o be negligible. During he opeional phase some imp is forecas in es of ffic flows, paricularly a he A / igh Lanes juion. ower hese we coluded o be minor in es of scale of imp. Wihou miigaion, an imp upon pedesrian ameniy was coluded. ower, he delopmen proposal will bring wih i a series of impromens ha will miigae he imps of he delopmen and impro he siuaion for exising users of he local highway and nspor neworks. Impromens o he aional Trus Car Park o ilude infoaion board infoing drirs when he car park is full and he provision of a urning filiy will reduce exising queuing on he highway. Impromens o olywell ad o he walking environmen and linkages o olywell will ensure a beneficial imp occurs. Wider impromens o he public nspor services iluding ireased poenial paronage and a clear urning filiy will provide a wider benefi in his respec.. Parking Provision / Segy Parking in relaion o he sie maserplan has been deal wih in a way ha splis provision fairly equally around he sie bu genelly wihin small clusers and cours. The larger Dune ouses alone will ha privae driways, hower he dense village zone will employ shared surfing and a mix of on-sree and off-sree parking spes and cours and spes will be allocaed o homes wih a number of specific visior spes. A figure of roughly spes per dwelling has been uilized o calculae he requiremen and eenially his will be managed by he delopmen anagemen company. An exising area of car parking adjen o wha will be he desinaion building, has been reained as his has neul imp upon he ecology of he sie. Uiliies and Dinage. Uiliies Segy Callidus ha carried ou all he neceary insigaions and heir segy has been combined ino chaper of he nvironmenal Saemen ha companies his applicaion. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

21 Design & Acce Saemen, oblyn s, olywell Bay. Dinage Segy The sie falls wihin he cachmen of a ribuary of he olywell Sream, which flows hrough olywell village. The ribuary has been named he weland waercourse for he purposes of he dinage and hydrology repors submied wih he applicaion, and paes hrough he SAC and SSSI areas ha surround he applicaion sie. The exising roads on he sie din ino he weland waercourse, and he buildings are belied o din o soakaways. The proposed dinage segy is o reain his philosophy, wih addiional measures designed o ensure ha he peak discharge flow is no ireased by he delopmen proposals, and ha any oils which may find heir way ino he surfe waer flows are inerceped and remod, and ogeher wih any excei sil conen. Susainable dinage sysems will be used on he sie where poible. The geoechnical insigaion of he sie indicaed ha infilion srucures will be viable, alhough he soakage poenial for waer infiling ino he ground is variable ro he sie. The dehed unis on he periphery of he sie will be dined o soakaways. Oher dwellings will also be dined in his way if pcicable, oherwise hey will be conneced o he on-sie sewege sysem. Any new secondary and eriary roads on he sie will be consruced wih peeable paving where poible. The foul dinage will also reflec he exising philosophy and will din via a new adopable dinage sysem and discharge ino an exising public sewer in he main ce road o he sie. From here flows will gviae ino he exising Souh Wes Waer (SWW) foul pumping saion in olywell village. The on-sie dinage works will be consruced o adopable sandards, bu are no proposed o be adoped by SWW. They will insead be mainained by a managemen company which will be se up o mainain he infsrucure works on he delopmen sie.. Refuse and recycling The maserplan provides for communal refuse and recycling soge wihin single sorey loable sores posiioned so ha eh blo has is own filiy. These sores will be provided in cordae wih he requiremens se ou in he Building Regulaions - Approd Documen (Dinage and Wase Disposal). A sie-wide managemen plan and managemen company will orsee collecion from hese sores and mainain genel cleanline and upkeep. Acceibiliy and Ilusion. Ilusi Design The sie opogphy varies and will no necearily suppor complee ease of ce for wheelchair users. erhele he oll design applies an approh of deloping he lowes lying region of he sie and his will aid genel ce. All he houses ha been designed wih he diion of he Building Regulaions - Approd Documen Acce o and Use of Buildings (Par Caegory Acceible & Adapable) in mind so as o fuure proof he design. There are currenly no specific wheelchair ceible dwellings provided. The oher buildings on sie, iluding he commercial unis and Desinaion building will all be designed o he relevan Approd Documen sandards. The excepion o his will be he exising fahouse conrsion which, as an exising building, will no be able o wholly comply wih curren building regulaion in relaion o Approd Documen. ower his will be improd where poible and he resulan residenial use will be no worse han he curren siuaion The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

22 Design & Acce Saemen, oblyn s, olywell Bay The green spes will provide opporuniies for a variey of recreaional iviies.. Crime and Safey Prenion The layou of he scheme has been devised in order o creae a combinaion of dense couryards wih naul surillae, privae zones and good sie-wide views. Frons of dwellings will genelly be open and visible whils he rear couryards and s will benefi from naul surillae from neighbouring properies. Alhough genelly open in naure, eh couryard is ceed via pedesrian gaes which naully genees a degree of perceid privae spe. omes and layous will be furher deloped wih Approd Documen Q in mind. Refuse, recycling and cycle sores are locaed ro he sie and aociaed wih eh couryard communiy. They will be loable wih only hese paricular residens having ce o heir own sore. See. abo. Ameniy spes ha been provided where hey can be naully orlooked by neighbouring homes. And heir oulook and layou will favour openne or cluer. The larger Dune houses ha been design wih ineged securiy shuers ha provide proecion from he elemens and added securiy during periods of non-habiaion. Car parking has been disribued ro he sie and is genelly highly visible from neighbouring homes. The commercial buildings ha been locaed where hey are direcly orlooked by homes on he opposie side of he sree. The perimeer will be free from cluer and he approh open and obvious. The Desinaion building is no fully designed for he purposes of his applicaion, hower i has been siuaed where i will be visible from neighbouring homes and he coasal foopah. I is likely ha ground floor areas will ha improd securiy hrough he use of archiecul securiy shuers, open surroundings, a comprehensi lighing design and CCTV. The lighing segy ro he sie has been considered boh in es of ecology and safey. Please refer sepaely o he Lighing Segy Plan. Planning Policy Please refer o he oblyn s Planning Saemen prepared by Origin which refers specifically o aional and Regional Planning Policy. The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

23 Design & Acce Saemen, oblyn s, olywell Bay Appendix A Supporing dwn infoaion _X Sie Ownership Plan _X Sie nsins Plan _SD Sie aserplan Dwing : The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel:

24 LW Ordnae Sury, (c) Crown pyrigh. All righs reserd. Licee number LW Ordnae Sury, (c) Crown pyrigh. All righs reserd. Licee number (disused) (disused) (cored) ALL ROAD (disused) (disused) Penreah (P) The eadow Springide Trispen T Behcomber (cored) The Res ouse La Reser Bhel Curlews Savanna Knowle age Cnes an ewlands c Porh Raylen a b (P) Byrony Kesrels Sandy Close Behany OLD DRIV Farhings Alanic View Cefnllys Bay View Close Ordnae Sury, (c) Crown pyrigh. All righs reserd. Licee number Ken's eadow Kimberley l Sub Sa Cusard Poin Waership Down Lynx View Well Away reen Pasures elingey Schinld The Limi Pah (um) Boulders Penhale Poin LW onk W Boulders LW Sand olywell Beh Boulders Boulders ean Low ean igh Waer asal Boulders asal Slope Waer Slope Penhale Camp (iliary Tining Area) asal Slope Shaf Sand W LW Boulders asal Slope Shaf Cliff Casle T Sand LW oal Tide Limi CS Whiesails meres Sand Pah (um) LW Boulders T Pebbles Spring The Dunes LW Shaf LW & LW Sone many Rye Bay View Kerrian Spring LW Boulders ma Drifwood dgehill Sands Ocean or Chy an Bonnie View Flas Shafs Chy-an-owan Trewin rnelly LW Sone S Paris Kensmead asal Slope S Pins Inn TCB PCs l Sub Sa Langarrow Pengoon m Wheal olden Penreah Drif & LW.m m Paoni ILL ursing ome T Penmarric y ill Paddys Wheal rey Sones Lile an oly Well (resored) TRUT CLOS LB RUBARB Lile Crof Seascape Carneglane The Sanderlings Sea Breezes anjizal marisk Ppg Sa olden Sands Kelseys Beh ouse Surfari Seawynds OLYWLL Treguh Inn LW W ean igh Waer oliday Park Sailors oblins Pollymoor Wynndale owhay ROAD The WAL WAL OLD DRIV LW Reservoir olywell Car Park CS ean Low Waer W asal Slope Shaf T.m olywell OLYWLL ROAD Pp o Reservoir.m m LW W.m W Boulders Boulders Cale rid CAP DW & LW LW W Dunes s Boulders m LW asal Slope oliday Park LW Ligger Poin LW Beagle LW W LW LW ean igh & asal Slope ean ean Low Waer LW ean Low Waer igh Waer asal Slope asal Slope & LW LW Tumuli Penhale Sands LW W LW asal Slope ean Low Waer Shaf asal Slope LW Boulders & Scaered oblyn's LW asal Slope LW LW Boulders Tip Shaf Shaf Penhale ine Shafs ean igh Waer U ILL ROAD DW CTRAL ROAD DW T LB Penhale Dunes Dunes DW Dunes Shaf Shaf Tip Phoenix ine Penhale Sands Dunes Din.m Dunes CS T Pah (um) T.m oblyn's, olywell Bay Shaf LW ARCITCTS DSI ROUP FLOOR STUDIO - ILLBAY ROAD PLYOUT DVO PL LF T: Tile : Sie Ownership Plan Scaered LW LW LW Boulders LW Shaf Dunes This dwing is copyrigh. Do no scale Dae :. Dwn : DB Scale : A Cheed by: A. Drg o : X CS s

25 w do ea BT / / / / / / LP P LP. LP LP LP... LP. LP LP.. P. e. Sh..m... af. in C/L.... Pill x Bo P P. /. / /. /... La. e rv se Re el lyw o l... P P.. Pp o Du s s nd Sa ne e al nh Pe Re se ) ed er r oi rv ov (c Du ne. m ne Du s af Sh ne s Tr k s Du l ae aslop S k Tr... CS P & Wi re Fe e. Pos & Wire.... igh....m.. T..m igh Pos SV T B h ig e ge CL /. / h ig e. eigh ge PO. ge... a ire W.... a & Fe e Sr.. eigh.. K. ge C/L. K..m BT eigh.. a. s Po ge a h ig F... m.. igh. CB P P a. K.. al ori.. e e BT a g CL P P..... em e a... LP a LP a / / / /... / / / / BT / / / /..... /. / a ge eigh ay lid k o Par Canopy e.... e Th bin. Ca m igh Seel Fee O P / / l g Pp a S LP a... BT a... y /. / op Can.... BT.. /. / O P V K a PAL, CORWALL.. a ge lia Fo.. PR i Th m. PW m I/R..... e a S..... ge lia Fo i Th... ge lia Fo. i Th.. F a COC STPS ge lia. Fo i Th IR igh g e e L PA /. / a.. e bin Ca.. a..... a... a a a a c le ll.. a... e.... a... bin igh. Ca. V g e e.. e e a igh. a CL.... eigh ge.... g Pipe Ba e sk Ba ur..... a. S SV e Pipe bin. Ca IR. Pipe Pipe a Pipe Pipe Pipe Pipe F.... BT... ge e. igh IR igh. a a Ch imney eigh l... IR c a ge BT... ge e F a SS RA... a..... a ge eigh a... ge eigh.. BT. BT..... eigh ge.... BT I/R m.. a IR ll Wa.. igh.. CL... h ig e. ge.. CL... F... m i gh e e F..... S SV g a BT F ric c e le bin Ca a..... a a ric c le e e bin Ca.... F. a a BT F.... fs VP. edge a Sh a.... e Seel. igh a bin a Ca..... igh.... PW P K. P P a.. e e g P.... R I..... CL m..... P P P P.... PW a SC... SC P P h eig g e K a... F l ne So n io Sa b Su e l Fe See igh.... P.m P ll Be P K f Clif P e of dg Wy e in d) se su i (d e al af. P Sh nh Pe d) se su p Ti i (d r be m nu af Sh XISTI SIT COSTRAITS PLA Sand..... e.. d re e a e Se. Sc e a PR.. LP. ig h ce lf en...m m B/W ire. ig h.... & 's yn ce PR l e op a as Sl rs de ul Bo Li Drg o : X A Cheed by: Scale A LW. r oi rv ) se red Re (co.... bl o B oul der s. sa a d. er LW rs de ul Bo W rs de ul Bo pe ls lo af Sh s re. rs de ul Bo L W k s h ig ll r.... c.a. Fee.m igh Seel. W LW c k e a nl o LW h rig py. ww ae r n ow Cr W & pe af Sh r e Wa & LW Low c),( ey Slo an rv Su.. Slopin g Sn e l Slope asa ce an n rd O... e. l Fe See igh.m..... DW Sone Re Wall Channel.. ge eigh. ge eigh ge eigh. Dwn : DB oor l Dae :. This dwing is copyrigh. Do no scale Pollym.... See.. igh.m. Canopy Tile : ARCITCTS DSI ROUP FLOOR STUDIO - ILLBAY ROAD PLYOUT DVO PL LF T: f W & gh i LW n ea i Boulders PRLIIARY FOR COT ge eigh. l Fe Sailors.... See s oblin. a py Cano T CAR PARK..... & Rai l..... Pos.m n m c..... m Pos & Rail ge e igh m P/Rail old OLYWLL ROAD m igh Chain Link.. CL.. CL e. igh e ge. igh m igh Chain Link l Fe.... Link Chain igh CL..m. ge e ge eigh.. igh igh ge e. ge e... py Cano igh. igh ge e ge e. igh.m e. ul m Tu LW LW l Slope PR asa... PR Sn Re Planer.... eigh ge.... k. Lin ain Ch... Sn Sloping ge eigh. ge eigh R... ge...m.... gh ei. idge eigh.. e eigh ge ing. Sn. slop ge. a n.. eigh ge.. e Wa igh gh ei m.... r... Wall.. IR LIR OUS... a... n c.... ge eigh e Fe Wire. m ig h Po s &.... PW igh.. igh ge e ge e ge e igh ge e igh.... IR.. Cano py. ei ge.... gh..... igh. ge e ge e gh ei ge. py Cano ge. eigh igh CL.. ge e igh PW The infoaion elosed has been reproduced from various sources, no all of which are digial. This dwing should hee be used for infoaion purposes only and all specific measuremens and services locaions should be cheed on sie. Dinage layous ha been based upon hisorical daa and should be used as a genel guide only.... ge e igh Pipe ge e. igh.... ge e..... igh. ge e. igh PW.. a. CL L W..... LW Acce poin Waer supply.... Foul dinage.. m I/R.... Surfe waer dinage LW g igh e e g.. e e igh m igh.... See asal foopah LW Penhale Dunes SAC / SSSI..m igh Seel Fee. esimaed years coasal errosion zone - see ydro repor rid le al Penhale righs of ce or OD land s enel area required for sie so aenuaion / dinage OD righs of ce or Penhale land BABCOCK Areas of ecologically valuable gland, scrub and dunes Ca as lecrical insallaions and O cables k Tr a Sh Areas of Penhale Dunes SSSI wihin he sie boundary Ba rooss - see PA repors LW Offsie scrub and weland, sensii area LW xising surfe waer oufall (adjoining land) k scale meres oe Key o symbols and haching

26 Scale meres Shaf COASTAL FOOTPAT Schedule Key Type oes IA (sqm) o. A B C bed dwelling bed dwelling /bed dwelling ean Low Waer COASTAL FOOTPAT D bed dwelling bed dwelling main roue up o communicaions F bed, single sorey dwelling (Dune ouse) F LW bed, single sorey dwelling (Dune ouse) J LW bed, sorey dwelling (Dune ouse) bed, sorey dwelling (Dune ouse) K bed dwelling LW asal Slope COASTAL FOOTPAT J LW,. Sq m Boulders & Scaered COASTAL FOOTPAT cale grid Reained fahouse conred ino no sorey dwellings. bed dwelling Toal oes bed dwelling oblyn's Approx Area (sqm) J J J J ba roos ew buildings, commercial uses x Approx IA ew Desinaion Building - Approx IA F Primary xising ad, minor modificaions o sui Secondary xising ad, minor modificaions, downgding & surfe dreing o sui ew shared surfe paving / roads / pahs,sqm approx,sqm approx,sqm approx ean igh Waer COASTAL FOOTPAT paing F F Blo 'Sof' surfe paving / roads (gcree / golpla) xising roue remod o allow for new delopmen,sqm approx, -,sqm approx paing recreaion spe recreaion spe Blo coage coage Blo Blo couryard ome plos (couryards, fron marjins and shared spes) Parking spes,sqm approx COASTAL FOOTPAT Blo play spe Blo Refuse and cycle soge Pedesin roues and pahways, il alernai coasal foopah roue Inernal fees.b. see landscape proposals for deail rnish hedge banks Penhale Sands sqm m approx (excl. shared surfes) m approx m approx erce Sq m shelered public spe (arrival) poenial mixed use desinaion building urning Penhale Sands couryard Blo exising area of parking reained in conjuion wih neighbouring uses Blo couryard commercial use couryard commercial use DW Blo couryard Blo commercial use couryard Blo commercial use Penhale Sands couryard Blo couryard Blo Blo couryard Blo susainable dinage aenuaion area PLAI APPLATIO oblyn's, olywell Bay ARCITCTS DSI ROUP FLOOR STUDIO - ILLBAY ROAD PLYOUT DVO PL LF T: Tile : Sie aserplan - : This dwing is copyrigh. Do no scale Dae :. Dwn : DB Scale : Cheed by: A. Drg o : SD. A A

27 Appendix B Supporing infoaion Design & Acce Saemen, oblyn s, olywell Bay Accommodaion Schedule Dwing Iue Shees The Archiecs Design roup Sudio -, illbay ad, Plymouh, Devon, PL LF Tel: