Design and Access statement

Erection of a one bedroom single storey dwelling

Land lying West and South of 9-12 Bridewell Lane

Bury St Edmunds

1. Introduction

1.1. This Design and Access Statement (DAS) accompanies an

application for the ‘Erection of a one bedroom single storey

dwelling’.

1.2. The ‘land lying West and South of 9-12 Bridewell Lane’ is owned

by Mr William James Kerr Bell.

1.3. A plan of the site boundaries is attached (REF: BLOCK PLAN). It

outlines the boundaries of the land owned by Mr William James

Kerr Bell in red.

1.4. Pre Application advice has been given for an initial sketch

proposal on the site. This proposal has now been changed in

accordance with the written feedback given.

1.5. The Pre Application Advice was given by Mr Hamish Laird.

Reference: HL/pre-app/ Bridewell La. BSE

1.6. The Site is within the housing settlement area for Bury St

Edmunds as well as the Bury St Edmunds Conservation Area.

2. Design Principles

2.1. Design

2.1.1. The plot is situated to the rear of 9-12 Bridewell lane in an

area dominated by the industrial units of the Greene King

Brewery. Its distance from the street means it has more

connection with the industrial units than the terraced

houses of Bridewell Lane. A degree of separation is also

given from these dwellings as the plot lies on the opposite

side of a block of sheds at the end of each garden. For this

reason it would not be appropriate for the plot to be

developed in a manner like Bridewell lane. Instead the

proposal is designed in the style of an outbuilding to the

terraced houses, continuing the roof of the adjacent sheds.

This ensures that the proposal is subservient to the

surrounding dwellings and will make little impact on their

amenities.

View of Proposal across the Greene King Yard

View of Proposal from Site Entrance

2.1.2. This design approach of an outbuilding also compliments

the Greene King brewery on the opposite side, as it reflects

the industrial quality of the area.

2.2. Use

2.2.1. The application proposes the erection of a single storey

dwelling for a modern couple who are professionals in the

locality of Bury St Edmunds.

2.2.2. The proposal allows for the growth of a young family with

generous internal spaces and garden.

2.3. Amount

2.3.1. Access to the site is From Bridewell lane and brings you

directly into the proposal’s external space of

approximately 46m2.

2.3.2. The dwelling is located at the rear of the site and has

approximately 87m2 of internal floor space.

2.3.3. The ratio of internal to external space provided is 65:35

which is comparable with all of the adjacent dwellings,

which have a ratio of 60:40 building footprint to external

space. However if you look at their total interior floor

space in comparison to external space the difference is

much greater, with a ratio of 75:25, due to the multiple

floors of those dwellings.

2.3.4. The proposal therefore provides a relatively large external

space in relation to its internal area, with an external area

of 46m2 in comparison to 9 Bridewell lane’s 22m2.

2.4. Facilities (see drawing 3 ‘PLAN’)

2.4.1. Due to the site’s constraints the dwelling is designed as a

ground floor studio flat rather than a house. It does not

attempt to replicate the facilities of a house; instead it

provides a modern alternative to urban living. However it

does also allow a generous exterior space, unlike what

would be available in a studio flat.

2.4.2. On entering the dwelling you come into the kitchen,

placed here to allow a view over the garden.

2.4.3. From here you move through the dwelling into the main

living space. This is generous in size and has the bathroom

running of it.

2.4.4. At the rear of the building is the large double bedroom.

Greene king Brewery

Rear of 9 Bridewell Lane

2.5. Internal quality

2.5.1. Although the external appearance of the building is

traditional the internal quality is modern and requires a

modern type of lifestyle.

2.5.2. Except from the kitchen window looking onto the garden,

the interior is totally lit from above. This is to ensure there

are no overlooking issues with adjacent plots.

2.5.3. This also reduces the views out of the house and therefore

the design is very inward looking. It relies on a high quality

of interior design to make it a pleasant space to live in.

2.5.4. The light is brought in directly above every wall, removing

dark corners. This allows the light to flow down the walls,

illuminating the entire surface and reflecting around the

room which creates a very light and airy atmosphere for a

totally internal space.

2.5.5. The height of these spaces is also important. The standard

UK room height would feel oppressive without any

windows; therefore the design has generous ceiling height

to further enhance the open and airy quality.

2.5.6. The renders of the living space and bedroom to the right

show the type of space which will be achieved. In contrary

to the lack of windows creating a dark dingy room, a light

and intimate interior perfect for a modern couple is

produced.

2.6. Scale

2.6.1. The scale of the proposal is based on a modest

outbuilding. Allowing a few generous internal spaces and a

relatively large external space.

2.6.2. The building’s relation to 9-12 Bridewell Lane is very

important and its scale has been determined with this in

mind. Careful consideration to the buildings height and

roof angles have been made to reduce the impact on

adjacent properties.

2.6.3. The scale and form of the building also relates well to the

adjacent Greene King brewery warehouse.

Render of Proposal’s Living Area, lit from above

Render of Proposal’s Bedroom

Proposal’s Relation to 9-12 Bridewell Lane

2.7. Landscaping

2.7.1. The exterior space will become an urban garden with a car

space within it.

2.7.2. The wall separating the plot from Greene King’s land will

be replaced on their agreement with a brick wall.

2.7.3. The metal gate at the site entrance will be replaced with a

new timber gate.

2.8. Appearance

2.8.1. The site is within the main Bury St Edmunds Conservation

Area, and the buildings at 9-12 Bridewell lane are Grade II

Listed. The design of the building has been developed in

line with preserving the local context.

2.8.2. The appearance of the proposal is based on a traditional

outbuilding.

2.8.3. It extends from sheds on adjacent land and continues

these shed’s roof lines.

2.8.4. The external wall finish is local brick with a lime mortar, in

line with local conservation guides.

2.8.5. The roof will continue with the same material as the

adjacent sheds, a clay Pantile. Inset into this will be roof

glazing.

2.8.6. The roof glazing will have blinds that can be closed at night

to remove possible light pollution to adjacent dwellings.

2.8.7. The high level windows in the West facade take inspiration

from the windows in the Greene King Warehouse. The

proposal’s windows are also positioned very high to

restrict views out and only allow light in.

2.8.8. From Bridewell Lane (the only position the proposal can be

viewed on public land) the building would appear to be

greatly subservient to all the adjacent dwellings, in line

with the concept of an outbuilding.

2.9. Access

2.9.1. Site access is currently available from Bridwell lane,

adjacent to 9 Bridewell lane.

2.9.2. The position of site access will not change.

2.9.3. Access over the site for rear entrance to 9 Bridewell lane

will be retained.

2.9.4. Vehicular access and single parking space will be retained.

Inspiration for West Elevation Fenestrations:

Greene King Warehouse Window

Similar Development type on opposite side of

Bridewell lane

3. Pre-Application Advice

3.1. Pre Application Advice was given by Mr Hamish Laird on 12

April 2011 for an initial sketch design for the plot.

3.1.1. The Advice states that in Principle the application of the

erection of a dwelling is acceptable. It goes on to highlight

other concerns regarding the initial Sketch design

proposal.

3.1.2. This advice has been used to help develop the proposal

and fulfil all criteria that arose. What follows is a brief

description of each issue raised and how the design has

evolved in respect to it.

3.2. ‘Siting of new dwelling and relationship to adjoining properties

(Core Strategy Policy CS3)’

3.2.1. The pre-application advice raises concerns about

reduction of amenity space for 19 Church Walks and 9-12

Bridewell Lane.

3.2.2. After a further meeting with Hamish Laird it was

concluded that 19 Church Walks does not have any

amenity space on the side of the property where the

proposal is concerned. The small outbuilding attached to

the back of 19 Church Walks is in fact built separately and

has historically been in 12 Bridewell Lane’s ownership. This

is now solely accessed from the site and offers no amenity

to any adjacent property.

3.2.3. 19 Church walks only has one window facing onto the site.

This is high in the roof and frosted, therefore not allowing

any views onto the site. The proposal does not block this

fenestration in any way or cast shadows onto it at any

point in the year as can be seen on drawing 7, reference

‘Shadow Analysis’

3.2.4. The initial sketch design could have been argued to reduce

the amenities of 9-12 Bridewell Lane due to occasional

increased shadows over their land. This was highlighted in

the pre-application advice. The new design has addressed

this by removing the 2 storey element and continuing the

roof line of the adjacent sheds. The shadow diagrams, in

drawing 7 ‘shadow analysis’, show that the shadows cast

by the proposal on 9-12 Bridewell Lane are almost

identical to the shadows cast as the site stands at the

moment.

Initial Sketch Design

submitted for Pre-Application Advice

Sun Path Diagram

Yearly Shadow Pattern: Current Site in June

Yearly Shadow Pattern: Proposal in June

3.2.5. Drawing 7 ‘Shadow Analysis’ shows that on June 25th

(summer) there is no difference to the shadows cast on 9-

12 Bridewell lane’s land. On the Equinox and in December

(winter) there is no difference except for a small increase

late in the evening. However this is when the sun is very

low in the sky and would likely have been blocked already

by the wider context surrounding the site which has not

been modelled in this diagram.

3.2.6. As there are also no windows looking onto the land of

these properties, the new proposal does not result in any

loss of amenity to 9-12 Bridewell Lane.

3.3. ‘Size and scale of proposed development (Core Strategy Policy

CS3)’

3.3.1. The pre-application suggested that the building would

occupy the whole of the plot, however although it is true

that it would occupy the whole of the West side it does not

occupy any of the land adjacent to 9 Bridewell lane, which

will become an external area. This would provide 46m2 of

external space for the dwelling.

3.3.2. The new proposal does not have any areas which ‘could be

covered over later’ as the pre-application suggests the

initial sketch design had.

3.3.3. The pre application also suggests that the scale of the two

storey element of the initial Sketch design would have

implications on neighbour’s amenities. It continues to

suggest that the initial design is ‘one storey too many’.

Therefore the final proposal has been reduced to a single

storey dwelling in light of this recommendation.

3.3.4. The final proposal is modest in its scale and provides a

relatively large amount of external amenity space. It does

not overdevelop a restricted site and therefore satisfies

Core Strategy CS3.

Yearly Shadow Pattern: Current Site on Equinox

Yearly Shadow Pattern: Proposal on Equinox

Yearly Shadow Pattern: Current Site in December

Yearly Shadow Pattern: Proposal in December

3.4. ‘Impact of setting of Listed Buildings at 9-12 Bridewell lane

(PPS5)’

3.4.1. As the pre-application states; the ‘dwelling is erected on

land outside the historic cartilages of these Listed

dwellings’.

3.4.2. However concern was raised with the initial sketch

design’s proximity coupled with its height and scale in

relation to the Listed dwellings. The final proposal has

been reduced in height and scale and, as explained above,

no longer reduces the amenities of these properties.

3.4.3. In contrast the building is now designed to enhance the

character of these dwellings, transforming a derelict

wasteland into a contextual dwelling in the style of an

outbuilding.

3.5. ‘Loss of amenity space to 19 Church Walks (Core Strategy Policy

CS3 & Local Plan Policy HC4)’

3.5.1. As outlined in sections 4.2.1 to 4.2.3 (please see above),

the dwelling at 19 Church Walks does not have any

amenity space that could be affected from this site.

3.5.2. The proposed development therefore would not result in

any loss of amenity to 19 Church Walks.

3.6. ‘Design and impact on the character and appearance of the

Conservation Area (Local Plan Policy HC6)’

3.6.1. The pre-application advice raises the issue of a flat roof in

the conservation area. It also mentions the proposal’s

visibility from across the Greene King Brewery yard and the

choice of roofing material.

3.6.2. The final proposal has dealt with all of these issues. The

two storey element has been removed and the roof is now

duel pitched similar to the buildings in its context.

3.6.3. The roofing material proposed is a traditional clay pantile

and continues the material across from the adjacent sheds.

3.6.4. The proposal’s visibility from across the Greene King yard

(the only view of the site from public land) is now much

more in keeping with the area. This is shown in drawing 8

‘Views from Bridewell lane’.

Frosted Window in the roof of 19 Church Walks

Shed with Clay Pantiles at rear of 9 Bridewell lane

from which the Proposal extends from

3.7. ‘Potential for prejudicing the re-development of the adjoining

Greene King Brewery Yard’

3.7.1. The pre-application suggest the initial sketch design would

reduce the possibility of re-development of the Greene

King brewery yard. This would have been due to issues of

overlooking and light.

3.7.2. The new proposal has no windows which give views onto

this land. The only windows on the boundaries in question

are very high level windows to let in light. It is very unlikely

that these would prejudice the development of the Greene

King yard.

3.7.3. It should also be noted that any hypothetical future

development of Greene King’s yard should not prejudice

the potential development of the proposal’s site.

4. Justification

4.1. The proposal has been developed in accordance with St

Edmundsbury’s Local Planning policy

4.2. A new dwelling on this plot would provide a professional couple

or new family with a high quality first house in a good location

in Bury St Edmunds centre.

4.3. The proposal offers a modern studio flat interior within a

traditional shell, while still providing generous external space

4.4. The proposal aims to enhance the natural character of its area

while rejuvenating a derelict and unused plot.

Final design: Interior

Final Design: Exterior