. DESIGN & ACCESS STATEMENT Site Adjacent to The Manor House, Upper Street,, Kingsdown, Deal, Kent. DESIGNS ARCHITECTURE + PLANNING
CONTENTS Design and Access Statement Introduction Site and Location Planning History Application Proposals Amount Layout Scale Landscaping Sustainable Homes Appearance Access
Design & Access Statement Introduction 01.1 This design statement supports our detailed planning application to develop 8 detached houses on land adjacent to the Manor House, now known as Kingsdown House. It examines the character and appearance of the local topography and townscape, the site itself the policy background, constraints and design opportunities resulting in the submitted proposal. Site and Location 02.1 The site is situated on the southern side of Upper Street within Kingsdown Park, and extends to an area of.24 ha. It has a frontage to the street of 50.5m and an average depth of 47.7m. The site is currently vacant having previously last been used as the car park to Don Medi, a restaurant that closed in the mid 90s. Local Map 03.1 The boundary to Upper Street is defined by a high old brick and flint wall which runs the full frontage rising with the land the west. Behind this the former tarmac car park also rises slightly to the rear, beyond this the land stepping up to a grass plateau. Located above the application site is the Kingsdown Holliday Park Boundary wall to Upper Street Inside the site
04.1 This part of the village includes a diverse mix of architectural styles, immediately West of the site, the Village Hall is set back from the street with white rendered elevations and a slate roof including Dutch Gables each side. Next to this a pair of semi detached cottages these are two storeys again rendered with a hipped slate roof and Georgian bar windows with centre mullions and pediment arches. 05.1 Immediately East, The Bothy is a bungalow hidden from the street, next is the Gate House, this has brick elevations and includes decorative Arts and Crafts barge boards and arched gable windows. Within Kingsdown Park, the former Manor House was built for a ship owner, William Curling in 1848, this has since been divided into three houses. The building is in the style of a grand villa with white rendered elevations and parapet fenestration. 06.1 Opposite the site to the corner of The Rise, is a group of three houses, these include brick, tile hung and pained brick elevations with clay plain tile roofs. Next to this Dial Cottage, is built of brick and flint with a peg tile roof. 07.1 Dover District Council s LDF Map identifies the site as being only just outside the settlement confine showing the red line including the properties on the other side of the street. The boundary then crosses the street and extends along the west boundary including within the confine the village hall. Extract from LDF Map 08.1 The Map also shows the site as being located partially within the conservation area which extends in to the land about three quarters of the overall depth 09.1 Although the site currently lies outside the village confine, it is immediately adjacent to the edge and is surrounded on three sides by existing development. 10.1 Dover District Councils Land Allocation Pre-Submission Local Plan (Dec. 2012), formally known as the Site allocations Document, primary purpose is to identify specific development sites, this has now reached its second stage, public consultation.
Site Adjacent to The Manor House, Upper Street, Kingsdown 11.1 The Document includes most of the site (LDF017) as being preferred option land (colored purple) and thus suitable for residential development. The remainder of the site (KIN05) (Grey) which includes the west and south boundaries was rejected due to the inclusion of raised land. Extract from LDF Allocations document Boundary wall to Upper Street 12.1 Inside the site Further photographs of the site are included as shown in Appendix A Planning History 13.1 A list of relevant planning applications in relation to the site is included below. DOV/99/01008 Conversion of Restaurant to 3No dwellings and erection of 10 dwellings in former car park, Conversion only approved.
DOV/99/01218 Erection of 10 dwellings, Refused DOV/00/01054 Erection of 4 dwellings, Refused DOV/01/1182 Erection of 7 Dwellings, Refused 14.1 In respect of all of the above applications the principal reason for refusal was that the application site was outside of the defined build-up area confines of Kingsdown. Other reasons included poor design and the effect of development on the Conservation area. Application proposals 15.1 The submission seeks approval to develop 8 new homes with integral garages, including a new private access road. As part of the scheme the layout will incorporate five parking and spaces for the use by the Village Hall together with a fire escape access route to the side of the hall building. 16.1 Although technically outside the defined village envelope, it is considered that the emerging Land Allocation Pre-Submission Local Plan, has now reached a stage where it is considered material to the application scheme. Amount 17.1 The development will provide a mix of four semi-detached and 4 detached houses with integral garages. Our view is that this makes best use of the site whilst retaining the character of the area. 18.1 All of the dwelling units afford spacious and workable accommodation with well planned rooms and layouts. Layout 19.1 The houses are arranged around the new private access road and turning head, to the rear of the site, Plots 1-5 in effect form a terrace, plot 6 is separated and slightly angled. To the frontage of the site Plots 7 and 8 are separated so as to create a vista to plot 3. 20.1 The properties have been positioned so as generally fit within land identified as preferred option land (Land Allocation Pre-Submission Local Plan) the exception of this being plot 6. In respect of this plot it is considered that this will act as an infill between the new development and village hall.
Site Layout plan 21.1 All of the houses will have adequate private gardens. 22.1 The general layout allows good surveillance, this factor and the proposed and existing boundary treatments will assist in attaining a Secure by Design accreditation Scale 23.1 To the rear of the site the Plots 1-5 are two storeys with the addition of rooms within the roofspace, they are designed as split level homes with the rear reducing to two levels so as to follow the contours of the rising ground. Plot 6 is reduced to two storeys so as to follow the general ridge line between the Village Hall and above plots. 24.1 To the frontage of the site Plots 7 and 8 are further reduced in height so as to reflect the gate house. Landscaping 25.1 Currently there are no trees or shrubs of any value on the site, however outside the site to the rear there is a group of boundary trees which will form a backdrop to the development. So as to assess the impact of the development in respect of this, a tree survey is included as part of our planning submission. 26.1 Careful positioning of the new houses ensures that all viable trees can will be retained and integrated within the development without detriment to the future occupiers. 27.1 Within the site the opportunity exists within the scheme for the introduction of additional tree and shrub planting which will maintain and positively add to the visual appearance and biodiversity of the site.
Sustainable Homes 28.1 CS Policy CP5 requires all new residential development to meet Code for Sustainable Homes level 3. 29.1 The proposed development will be designed and constructed so as to meet Code for Sustainable Homes Level 3. Prior to commencement of work an approved Code Assessor will be appointed and details submitted to the Local Authority. 30.1 CS Policy CP5 also requires all new development to adopt and incorporate sustainable construction standards and techniques. 31.1 The homes will be built using sustainable forms of construction Appearance 32.1 The National Planning Policy Framework (NPPF) sets a presumption in favor of granting approval for Sustainable development. It acknowledges that Good design is a key aspect which is indivisible from good planning, contributing positively making places better for people. 33.1 Section 12. Conserving and enhancing the historic environment, requires planning authorities to set out a positive strategy for the conservation and enjoyment of the historic environment. 34.1 The Framework stresses that Local Authorities should not attempt to impose architectural styles or particular tastes and that innovation and originality should be encouraged. 35.1 South East Plan POLICY BE6: requires, local authorities adopt policies and support proposals which protect, conserve and, where appropriate, enhance the historic environment and the contribution it makes to local and 36.1 As identified the area includes a diverse mix of architectural style and fenestration, in particular the former Manor House and adjacent Village Hall which have positively influenced the application design. In addition the village also includes a mix of cottage style properties elements of which we have again include within the scheme. 37.1 The opportunity has thus been taken to design a standalone development that will integrate within the village setting whist providing stylish and attractive modern homes.
Design clues taken from Kingsdown Park The Gate House Site entrance 38.1 The existing boundary wall to Upper Street is considered an important feature within this part of the street, its retention is thus important in retaining the sites character within the Conservation Area. 39.1 The rear terrace, plots 1-5 draw on the style of the former Manor House with white rendered elevations cornice moldings and slate roofs. Plot 3 is designed as a villa creating a centre focus with pediment window fenestration and a parapet with a central dormer to the frontage. The first floor windows are complimented with Juliette balconies.
40.1 Plot 6 stands alone incorporating a hipped roof and arched windows to the upper floor level. 41.1 In front of the rear terrace the gardens are enclosed with rendered walls with metal railing over in keeping with the entrance to Kingsdown Park. 42.1 Plots 7 and 8 are handed each side of the turning head, both have render and brick elevations with clay tile roofs, dormer windows and rendered Dutch gables creating symmetry to the frontage. These properties are set immediately behind the existing frontage wall which is retained as part of the scheme. Plot 1&2 + 4&5 Plot 3 Plots 7&8 Plot 6 43.1 The side frontage will be enclosed by a rendered boundary wall with black painted railing above Access 44.1 From Upper Street an existing private access road serves Kingsdown Holiday Park together with the former Manor House, Gate House and the Bothy, this road will be extended into the site incorporating a hammer head allowing turning. To the end of the new road a parking square will provide parking for the Village Hall and plot 6. 45.1 The design of the private road affords adequate manovering space thus allowing all vehicles to leave the site in a forward direction.
46.1 Whilst it is accepted that the proposed housing will create additional traffic it is considered that this will be far less than that generated previously when the land served as a car park to the Don Medi restaurant. 47.1 Policy DM13, requires provision for parking should be a design led process based upon the characteristics of the site. This policy requires 2 independently accessible car parking spaces to be provided for a four bedroom dwelling in this location. The scheme thus provides 2 spaces for each dwelling with the addition of large integral garages providing additional parking and secure cycle storage. 48.1 All of the houses will have ramped approach to the entrances in accordance with part M of the Building Regulations. Within each home the general layout will afford good circulation and access.
Conclusions 49.1 The site is currently a vacant Brownfield site surrounded by residential development. 50.1 The proposed design seeks to provide a high quality one-off development that will integrate within the village addressing previous concerns in respect of poor design. 51.1 The emerging Land Allocation Pre-Submission Local Plan, defines the site as being within the preferred option thus accepting it is suitable for residential development. This document has now reached a stage where it must be considered as material to the application. 52.1 Development in this location is considered deliverable in planning terms in that it is fully sustainable and well linked, providing a valuable contribution to the village housing stock. 53.1 The development includes the provision of parking to the Village Hall and provides A fire escape route
Site Adjacent to The Manor House, Upper Street, Kingsdown APPENDIX A