The Velo. House. OPEN architecture

Transcription

1 he Velo Proposal for the refurbishment of the existing building to provide a retail/ office unit (A/B Use) at the ground floor and residential accommodation to the upper floors. Erection of a residential development to extend the existing building to the rear and south side with retention of car park at ground level Design and Access Statement OPEN architecture St Johns Road, unbridge Wells, Kent, N 9N -P9

2 Loft DESIGN AND ACCESS SAEMEN Section Introduction Hall Living Room Garage UA INRODUCION Key: CBs SECION Cross Section OPEN Architecture have been appointed to propose a residential development at St Johns Road, unbridge Wells. SCALE : Site boundary to a Culverden Church Bank Water tank Loft Pilgrims way Pilgrims way REV DESCRIPION DAE a Pilgrims Way West, Otford, Kent, N QW Existing Plans, Elevations and Section El Sub Sta to View of site from main road A : APR RWP Location Plan RM NG SURVEY.m st Floor Plan SCALE : Roof Plan SCALE : Site Plan SCALE : SCALE : Drawing Number m E - View of site from north View of site from south Page

3 DESIGN AND ACCESS SAEMEN Section Site AERIAL VIEWS Key: Site boundary SECION Cross Section SCALE : REV DESCRIPION DAE a Pilgrims Way West, Otford, Kent, N QW Existing Plans, Elevations and Section A : APR East facing birds eye view North facing birds eye view RM NG SURVEY st Floor Plan SCALE : Roof Plan SCALE : SCALE : Drawing Number SCALE : m E - West facing birds eye view South facing birds eye view Page

4 DESIGN AND ACCESS SAEMEN Section Existing building Work regulati EXISING BUILDING he existing building is arranged over three floors, plus a basement. he building is currently used as a cycling shop & cafe / restaurant at the ground and first floors, while the second floor comprises an office to the front and a bike fitting room to the rear Outline of Existing Property KE yard yard Workshop Workshop to to Kitchen Bar Disabled Kitchen yard Bar Disabled Workshop Kitchen Disabled Bar to Cafe Cafe Cafe REV DESCRIPION DAE St Johns Road, unbridge Wells Kent, N 9N REV DESCRIP St Existing Ground Floor Plan A As Noted AUG GB PMcP NING A Ground Floor Plan SCALE : Ground Floor Plan SCALE : Existing Ground Floor Plan Ground Floor Plan SCALE : SCALE : SCALE : m m Drawing Number E SCALE : Page m

5 DESIGN AND ACCESS SAEMEN Section Existing building EXISING BUILDING he former basement stores and vaults now provide storage areas for the retail element, ladies and gents shower rooms, a preparation room for the cafe function and food store. o the side of the building there is a generous car park, for 9 cars, a cycle park area and an outside seating area Outline of Existing Property For construction purpo A Work to be carried o regulations of local au yard Workshop to Fire Exit Staircase Retail Area Landing Area Kitchen Bar Disabled yard Workshop Kitchen Disabled Bar REV DESCRIPION he Velo Hou to Cafe First + Cup'd REV DESCRIPION DAE Cafe Office Area Scale St Road, A unbridge Wells Kent, N 9N Drawn Existing by: Ground Floor Plan A As Noted AUG GB Retail Area PMcP NING Ground Floor Plan SCALE : Existing First Floor Plan Ground Floor Plan SCALE : Existing Second Floor Plan SCALE : m Drawing Number First Floor Plan SCALE : Second Floor Plan SCALE : E SCALE : m Drawin SCALE : m Page E

6 DESIGN AND ACCESS SAEMEN Section Existing building EXISING BUILDING he building is a traditional brick construction, with an exposed brick front and side elevation. here is a dual pitched mansard roof behind a parapet wall, forming the nd floor. Existing Front Elevation Existing Side (South) Elevation View of rear elevation View from car park Existing Rear Elevation Existing Side (North) Elevation Page

7 DESIGN AND ACCESS SAEMEN Section CBs Existing building SIE PHOOGRAPHS to a Culverden Church Bank El Sub Sta to View from opposite side of John s Rd View of from car park.m Site Plan SCALE : View of from car park View of adjoining buildings from main road Page S

8 DESIGN AND ACCESS SAEMEN Section Existing building SIE CONEX Constraints: he site sits inside the LBD (Limits to built development) area Conservation Area: he site is not in Conservation Area, but the limit of the Common and Mount Ephraim & Molyneux Park/Boyne Park is in the proximity of the application site Mount Ephraim is the limit of Conservation Area Page

9 ./././ 9./ Ventilation shaft Stair Core Basement ventilation Refuse store./ Kitchen/ea point. m² Cleaners'. m² Coats Cupb..9 m². m² Void Over Main Hall Male. m² Entrance Reception. m². m² Stair Core Circulation. m² Interview. m² Kitchen extract and H/L offset Main Entrance and Reception. m² Circulation. m² Dis. m². m² Infants. m² SEN/ MI Room General Office. m². m² Reception Classroom. m²./ Back Office Infant Classsroom. m² Head Office. m² MOUN EPHRAIM DESIGN AND ACCESS SAEMEN Section Existing building LOCAL NING PRECEDENS : he existing adjoining building has been recently extended significantly with the addition of a storey front building for commercial uses. Ref.: //FULMJ Mount Ephraim: A new office block has been built on Mount Ephraim, which is part of a large urban regeneration of the former site of Kent and Sussex Hospital. his building is storey and is characterised by a series of modern materials and features. Ref.: //EIAMJ Dunorland Park New residential block has been built in Dunorland Park, Pembury, featuring modern architectural approach and material selection B A C A - - No. BLOCK C Disabled. m² Female 9. m² service riser./././ BLOCK C School playground -9- A Block C moved West. Minor revisions. Planning 9 issue (FJM/VNV)./ date rev revision/author/checker School playground purpose of issue B - Mount Ephraim Road - Cripps NING ISSUE C - Dunorland Park Entrance Floor Plans - School and Commercial Blocks :././ No. project Mount Ephraim, unbridge Wells - Blocks C and C drawing Entrance Floor Plans - School and Commercial Blocks drawing no drawn A checked date rev AA9 /./ A FJM : VNV -9- Page 9 m m

10 DESIGN AND ACCESS SAEMEN Section Existing building PRE-APPLICAION ADVICE Pre-Application A Pre application submission was made in August (Ref./9/PAMEE) for the demolition of the existing building and re-development of the site to create a mixed use scheme. his involved the erection of a storey building comprising retail space at the ground level with residential dwellings above. It was considered that the proposal provided the following opportunities: - Opportunity to deliver new homes on a suitable site with good access to local amenity and transport as well as provide a modern fit for commercial unit - Opportunity to develop the site to accommodate a mix of dwellings including family and wheelchair accessible units - Opportunity that the proposal will make best use of the site and maximise its potential to create a desirable mixed use development he proposal was thoughtfully designed to respond and complement the surroundings, reflecting a palette of high quality modern materials that would make an interesting new addition to the local area. Pre-Application Response A pre-application meeting was held in September at unbridge Wells Council office, which provided the applicant with an opportunity to discuss the acceptability of the scheme. WBC felt that overall the principal of the development was supported, provided that the proposal satisfies all other council policies. he case officer also stated that in terms of design, with appropriate detailing the modern approach to design proposed is likely to be accepted. he proposed detailing is of a high quality and subject to the use of appropriate materials palette. he key points raised were as follows: - he building is considered a nondesignated heritage asset and therefore the significance of the building need to be addressed through a Heritage Statement - he building was felt too close to the boundaries and proximity to tall buildings might have potential impact on future occupier in terms of daylight. he reduced parking provision indicated overdevelopment - he principle of the loss of the existing employment and retention of the retail unit at ground floor to be addressed and detailed in any submission Amendments following Pre-App response Amendments have been incorporated into the proposed scheme to address the officer concerns about the proximity of the application site to the boundaries. his document illustrates the changes made to address this area he proposed massing has been reduced to allow for a wider spacing between the application site and the adjoining buildings. he rear wall has been moved further away from the boundary line to guarantee a better level of daylight/sunlight. he number of proposed residential units has been reduced to provide a better density and reduce the impact on the highways. A robust documentation will accompany the application to address all case officers concerns Pre-Application - Proposed floor plans Pre-Application - Proposed street elevation Page

11 DESIGN AND ACCESS SAEMEN Section Concept PROPOSAL RAIONALE - GROUND he key features of this proposals are outlined as follows: LOCAION Kentfield Rose Cottage tcombe ouse to - Context&Architectural approach: he proposed development aims to retain/ refurbish the existing building and convert it to create residential accommodation to the upper floor, while retaining part of the ground floor space for retail/office use. he proposed extension to the existing building will utilise the space above the existing car park and redevelop the rear of the retained Velo to sit comfortably within the context. he idea of creating a residential development has been based on unbridge Wells Borough Housing Strategy and the need to deliver a mix of residential units in the borough, in particular for areas located near the town centre. It has to be noted that the loss of employment will be compensated by this scheme with the creation of a retail/ office unit at the ground level. his unit will provide a simpler and more efficient layout than the current Velo building and could potentially attract various premises. he scheme features a modern storey block with high quality material and features which aims to meet the council requirements (Policy EN, Local Plan, ) of high standard design for all new developments in the borough - Design Principles: he scheme has been designed taking into account the contextual built form and environment in order to minimise the impact of the proposed building on the existing retained building and adjoining properties. he siting and scale of the proposed development have been conceived to create a continuous frontage following the alignment with the existing neighbouring building ( ) front facade line. Particular importance has been given to the street elevation to create an harmonious junction between existing and proposed building. to to Proposed Ground Floor Plan Parking space for delivery vehicles for commercial unit. Minimum height.m Proposed Ground Floor Plan Car Park Spaces Minimum height.m SCALE : Parking space for delivery vehicles for commercial unit. Minimum height.m SCALE : *For vehicle tracking diagrams refer to ransport Statement Car Park Spaces Minimum height.m Parking space for delivery vehicles for commercial unit. Minimum height.m S. JOHNS ROAD Refuse (commercial) Refuse (residential) Proposed Ground Floor Plan *For vehicle tracking diagrams refer to ransport Statement Car Park Spaces Minimum height.m Retail Unit sqm S. JOHNS ROAD Cycles m.. SCALE : SCALE : E - Drawing Number Refuse (commercial) Refuse (residential) Cycles Retail Unit sqm Refuse (commercial) Refuse (residential) Cycles Blaise Farm PRELIMINARY rack NOV A : LOCAION West Malling, Kent, ME9 NH Blaise Farm, ower Hill, Offham ower Hill REV DESCRIPION DAE SCALE : SCHEDULE OF ACCOMMODAION RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) OAL AREA = Retail Unit = SCHEDULE OF ACCOMMODAION RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) OAL AREA = High Bank.m m Page m² / m² / 9 m² / m² / m² / 9 m² / K m² / s m² / m² /, SCHEDULE m² / Parking Spaces = cars RESIDENI ( spaces f Unit ( Be vehicle) Unit ( Be Unit ( Be Unit ( Be Unit ( Be Unit ( Be Unit ( Be Unit ( Be OAL AR Retail Unit Ordnance Survey, (c) Crown Copyright. All rights reserved. Licence number Outline of Existing Property (. Ha) m² / sqft m² / 9 sqft m² / sqft m² / sqft m² / 9 sqft m² / sqft m² / sqft m² / sqft m² /, sqft B A REV A General ision General ision DESCRIPION Parking Sp St Johns Road OPEN arch OPEN architecture Proposed Anton South Park Sevenoaks / Kent / N EB Drawing Num P-

12 - Use he proposed development will have a retail/office use at the ground level and private residential apartments at the upper floors to sq m - Employment he necessity to retain employment on the site and create a retail/office unit on a single level has been driven by the need of the Velo owner to find a more suitable space for this business. As stated below there is a lack of available retail units in the area: he Velo has been open for months and we have continually struggled to retail from a first floor location and cover the overheads of a large building. he integration of café and shop is important and we need a single level space to create more crossover sales between the different elements of the business. We are currently looking for alternative sites Proposed within Second the Floor unbridge Plan Wells area SCALE : that would give us this single level space in a more traditional retail unit as we are slowly growing a customer base here. he Café and Bike Shop environment in unbridge Wells is very competitive with numerous cafés and others bike shop to compete with. PROPOSAL RAIONALE - S he shape proposed allows to have residential units with dual aspects and a good level of privacy. he rear elevation features a series of view points to benefit from the openness of the site. o minimise the visual impact on the adjoining buildings both side walls step in by approx m from the lines of the side walls of both and. - Accommodation/Amount While the ground floor is mainly occupied by retail/office space and car park, the upper floors comprise residential units with a mixture of and bedroom apartments. Some of the larger flats benefit from a more generous amenity area - Layout he proposed building has been conceived to adapt itself to the hosting building and boundaries. he main frontage is linked to the existing building through a glazed link element which constitutes the main entrance to the entire residential development. he refurbished first and second floors of the existing Velo will be converted into residential accommodation. to sq m Utility Proposed First Floor Plan Bed Unit sq m Dr. sq m sq m SCALE : sq m oom Utility Proposed First Floor Plan Bed Unit sq m Dr. sq m sq m Utility m.. LOCAION SCALE : E - SCALE : Bed Unit sq m Drawing Number Dr. sq m Kentfield Blaise Farm PRELIMINARY rack NOV A : DESIGN AND ACCESS SAEMEN LOCAION West Malling, Kent, ME9 NH SCALE : Blaise Farm, ower Hill, Offham ower Hill REV DESCRIPION DAE Section Concept SCHEDULE OF ACCOMMODAION RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) OAL AREA = Retail Unit = Parking Spaces = SCHEDULE OF ACCOMMODAION RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Rose Cottage High Bank.m m B A REV A m² / m² / m² / m² / m² / m² / m² / m² / m² / m² / cars ( space vehicle) Ordnance Survey, (c) Crown Copyright. All rights reserved. Licence number Outline of Existing Property (. Ha) General ision General ision DESCRIPION St Johns R Proposed First OPEN arc OPEN architecture Anton South Park Sevenoaks / Kent / N EB Drawing P- m² / sqft m² / 9 sqft m² / sqft m² / sqft m² / 9 sqft m² / Page sqft m² / sqft m² / sqft

13 Dr. PROPOSAL RAIONALE - ND - Overlooking/Privacy he building has been designed to avoid loss of privacy to proposed flats and existing buildings. he side walls have been set in from the boundaries to provide enough gaps between buildings. No windows are proposed to south elevation to avoid overlooking issue with existing windows of Westombe - Scale he proposed extension is mainly storey, with the ground floor featuring a large under-croft car park and residential units over floors. he building becomes smaller at the upper level providing a stepped-in structure to minimise the bulk on the retained building. - Daylight/Sunlight he new building has been designed to have a proportioned amount of glazing to benefit from daylight without excessive solar gain. he introduction of balconies in most flats allows for a deeper daylight penetration in the case of deeper rooms. he reduction of the building at the top floor is to minimise the risk of overshadowing for the surrounding structures - Landscaping he proposal ensures that a private amenity space (balconies) is allocated to almost all apartments. A certain amount of amenity area is allocated to the ground floor to soften the impact of the main road traffic and under-croft car park sq m to Utility to Proposed First Floor Plan Bed Unit sq m Proposed Second Floor Plan Dr. sq m sq m SCALE : sq m Utility Proposed Second Floor Plan SCALE : Bed Unit sq m sq m sq m sq m m.. LOCAION SCALE : E - SCALE : Bed Unit sq m Drawing Number sq m Kentfield Blaise Farm PRELIMINARY rack NOV A : DESIGN AND ACCESS SAEMEN LOCAION West Malling, Kent, ME9 NH Blaise Farm, ower Hill, Offham SCALE : ower Hill REV DESCRIPION DAE Section Concept m² / sqft m² / 9 sqft m² / sqft m² / sqft m² / 9 sqft m² / Page sqft m² / sqft SCHEDULE OF ACCOMMODAION RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) OAL AREA = Retail Unit = Parking Spaces = SCHEDULE OF ACCOMMODAION m RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Rose Cottage High Bank.m B A REV A m² m² / m² m² m² / m² m² / m² m² m² / cars ( spa vehicl Ordnance Survey, (c) Crown Copyright. All rights reserved. Licence number Outline of Existing Property (. Ha) General ision General ision DESCRIPION St Johns Proposed Firs OPEN ar OPEN architecture Anton South Park Sevenoaks / Kent / N EB Draw P-

14 Landing Concept Rose Cottage ower Hill SCHEDULE OF ACCOMMODAION SCALE : ck SCALE : Bed Unit sq m sq m (AOV ) Retail Unit = m² / Parking Spaces = cars ( space vehicle) Landing m² / GLAZED ROO F OAL AREA = m² / m² / m² / m² / m² / m² / m² / m² / r a. Proposed hird Floor Plan SCALE : g/dining m to Kitchen/Livin RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Blaise Farm.m g/dining High Bank Kitchen/Livin. LIF OVERRU N Kitchen/Livin to g/dining GLAZED ROO F Kitchen/Livin g/dining B A General ision General ision REV DESCRIPION St Johns R (. Ha) Outline of Existing Property Ordnance Survey, (c) Crown Copyright. All rights reserved. Licence number Proposed h A OPEN arc OPEN architecture DAE : N NOV LIF OVERRU - SCALE : DESCRIPION PRELIMINARY Proposed hird Floor Plan REV West Malling, Kent, ME9 NH Proposed op Floor Plan Landing LOCAION (AOV ) Blaise Farm, ower Hill, Offham GLAZED ROO F A E Bed Unit sq m Drawing Number Anton South Park Sevenoaks / Kent / N EB SCHEDULE OF ACCOMMODAION Proposed Roof Plan SCALE : SCALE : RUN - Access here will be level access to the staircore/lift from the car park and the front pavement. Vehicle Access: vehicular access will remain from the main road. Whe esnew tcombe Fire Safety/Means of Escape: proposal requires no additional means of escape. A full ransport Statement will be provided with this application - Noise and Ventilation A noise report will be conducted to establish the noise level A complete mechanical ventilation system will be installed to the proposed building. Local extract systems will be provided suite kitchen, bathroom, toilet to serve En the and en-suite areas. Extract ventilation is to be provided in the vicinity of the kitchens using aensufully ducted system and in ite sq mpart accordance with Building Regulations F. he bedrooms and living areas will be naturally ventilated via windows (and roof lights at top floor). Acoustic tricklebevents will be provided to allow d background ventilation. Where the living accommodation isite deep plan the extract Ensu ventilation within the kitchen will provide a mixed mode ventilation strategykit and assist chen/living/d ining with providing air movement at the rear of the room LIF OVER - Appearance&Materials: he material choice has been oriented to provide a smooth blend within a context of architectural complexity and being sympathetic with the existing property. he choice of the bricks for the main façades will be in keeping with the existing Velo. he additional brick detailing will add to the material selection and contribute to create a modern and attractive look. he large glazing windows/balconies to the top floor make the top storey lighter and less imposing Section DESIGN AND ACCESS SAEMEN Kentfield (AOV ) PROPOSAL RAIONALE - RD GLAZED ROO F Bed Unit sq m LOCAION sq m to to m RESIDENIAL Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Unit ( Bed P) Drawing P- m² / sqft m² / 9 sqft m² / sqft m² / sqft m² / 9 sqft m²page / sqft m² / sqft m² / sqft