merland rise recreation ground site design · pdf filecreating an active edge to the open...

28

MERLAND RISE RECREATION GROUND SITE

DESIGN 4.2 AMOUNT

Schedule of Accommodation

The affordable provision is subject to

further negotiation between developer and

RBBC. The proposed layout and unit size

allows the principles and standards set out

in the planning framework to be met.

29

BLANK PAGE

30


DESIGN 4.3 LAYOUT

The layout of the scheme has been

shaped by a number of contributing

factors and has undergone continual

development following regular

consultation at key design stages.

Importantly, the layout is also driven by

sustainable benefits such as passive solar

gain & renewable energy input, natural

lighting and ventilation, connections to

external spaces and solar shading. A

separate heading named ‘Orientation’ will

explain why buildings face the way they

do in direct relation to sustainable

features.

During the design of this outline

application care has been taken to

incorporate the overarching principles of

standards such as Lifetime Homes,

Housing Quality Indicators (HQI’s) and

Building for Life within the masterplan

layout. Building for Life in particular makes

designers think about the quality of the

site wide proposals being developed and

has particular emphasis on the design of a

good public realm.

The principal vehicular access route is

proposed as a central spine road

connecting to Merland Rise, roughly in the

line of the existing access to the leisure

centre. A key vista is that from the

Merland Rise entrance and the important

visual connection to the new leisure and

community facilities.

Residential lanes are accessed to the

south off the central spine, while the new

community facilities lie to the north. Where

possible the design team have sought to

use Shared Surface ideas in the

residential lanes.

Shared surfaces are a way of designing

access routes that aim to blur the

boundaries of traditional street layouts

such as kerbs and instead use the

buildings, trees, planting and surface

treatments to break up the street and slow

vehicles allowing greater pedestrian use

of the space.

It is important to have a high degree of

natural surveillance over these spaces

helping to create a sense of ‘ownership’

among residents. The entrance to the

shared surfaces will be clearly defined to

ensure that users know this area will have

different characteristics. The emphasis will

be on slowing motorists, preferably to 10

mph, and encouraging a safe and

attractive area which residents can use.

These principles were adopted at an early

stage in the design process and as such

have heavily influenced the layout and

design of the whole scheme. The site plan

and accompanying landscape architect’s

proposals illustrate the ways in which

these aims could be achieved.

As one passes along the spine road there

are a number of small parking groups.

These are split up and interspersed with

planting and green space, so that their

visual presence is lessened.

Within the lanes coming off the spine road

all homes provide excellent natural

surveillance. Textured strips, planting and

minor level changes articulate the road

surface and act to slow vehicle speeds.

The proposed access arrangements

should ensure that cars are travelling

slowly as they move into and through the

site.

31

Proposed Site Plan

32


DESIGN 4.3 LAYOUT

Apartment blocks have been located on

key perimeter corners to enjoy outlook

over open spaces. The future design of

these key corners is critical. Limited

pockets of flats are located within the

lanes.

It is anticipated that the apartment blocks

will include a good level of articulation in

plan, section and that materiality will add

to the experience and break down the

scale of the blocks. Each face should be

articulated in design and scale to suit its

particular situation and outlook creating a

bespoke yet sensitive scheme.

The house types are varied and offer the

opportunity to create interesting street

scenes. The larger and wider units are

often located on the perimeter of the area

where they create a strong stepping

rhythm that suits their prominence from

long views. The increased scale along the

spine road and opposite the leisure centre

are particularly important.

As the spine weaves into the site the large

area of open space becomes prominent

with tree framed views to the play area

and skatepark. To the south the copse

provides a dense green buffer between

areas A and D and a link through to the

open space from Longfield Crescent.

Areas B and C are relatively modest but

fulfil important roles in relating and

creating an active edge to the open space.

The pedestrian routes form part of the

shared surface area, intentionally

requiring negotiation between driver and

pedestrian, thereby allowing the residents

greater use of external areas and

improving walking desire lines.

Given the slow traffic speeds and design

of the street these areas will be suitably

safe for pedestrians. The parking is

interspersed with planting and trees to

reduce the visual impact and create a

pleasant street scene. Parking is near to

all units and an appropriate number of

disabled bays can be incorporated. By

placing the cars in smaller areas around

the site their impact and appearance is

diminished. Windows throughout the

development should be designed to

ensure that all parking is well overlooked.

Blank end gables should be avoided and

instead enlivened with prominent

windows, bays or corner windows.

Pedestrian routes around the site will be

clearly visible, level and of a hard slip

resistant material to ensure the safe and

easy manoeuvrability of all users. The

proposed new pedestrian and vehicular

access provides convenient connections

to all blocks.

Each home has ample private amenity

space, the houses have private gardens,

while the flats each have a balcony or

patio space. In addition, the flats have

access to secure outdoor communal

gardens that increase the amount of

amenity space available to residents.

Occupants will also have the leisure

facilities over the road.

The treatment and articulation of corners

and transitions are key and their detail

design should enliven the street scene, as

well as helping to orientate residents and

visitors alike.

Building layouts have been

designed to make the most of

good orientations and allow the

potential for excellent day lighting

levels inside. Entrance points are

well positioned and easily

discernable, employing techniques

such as recessed or protruding

doorways and prominent

canopies.

33


DESIGN 4.4 ORIENTATION

A key driver for this project has been the

emphasis on producing a low energy

development. This in turn has influenced

the way in which the buildings are both

sited and designed.

The design team at MH Architects have

been working in close contact with Brooks

Devlin Limited the energy consultant.

Using detailed drawings, Brooks Devlin

have produced an Energy Statement

which has been submitted as part of this

application. The development of both the

scheme and report have moved forward

simultaneously with the advice and

information received incorporated into the

design and final orientation.

Good solar orientation enables the

optimisation of solar gain which provides

free heating to homes. The roofs of most

of the proposed buildings could each

have at least one high level roof plane

that can be utilised for solar renewables.

The site layout and massing allows for

flexibility in achieving the Council’s policy

of 10% of energy from on site

renewables. It is proposed that the

required on site generation of energy be

achieved by roof mounted photovoltaics.

The outline application context elevations

demonstrate how these issues can be

incorporated into suitable street scenes.

The orientation and position of windows

to all blocks should be detailed with great

care to maximise natural daylight and

natural ventilation within all habitable

rooms. Overheating is avoided by careful

window design and external solar shading

provided by balconies or dedicated

shading.

Where possible, the windows and doors

have been orientated towards private

external spaces so that a strong

connection to outdoor areas can be

achieved.

By utilising good orientation the internal

environments of the dwellings can benefit

from natural light, controlled solar heat

gain and natural ventilation.

The landscape design that accompanies

the application demonstrates how the

open space & play facilities are shaped by

good orientation.

34


DESIGN 4.5 SCALE

As with layout, the scale of the proposed

submission has been appropriately

designed to create a scheme which takes

into account the sizes and proximity of the

surrounding buildings and trees. The

essence of this guiding principle translates

across many of the headings covered in

this document yet is particularly relevant

to scale. Scale is also an important factor

when considering the quality of life of

future occupants within the application

site, too much development can be

undesirable for example, it can have an

effect on the amount of daylight received,

the availability of facilities such as parking

spaces or if buildings are too high, create

over shadowing across other properties.

Models and site sections have been

utilised during consultation and within the

design team to ascertain which areas can

accommodate larger buildings without

impacting on neighbours. Numerous site

sections show how the scheme relates to

the existing trees and surrounding

buildings. These allow easy understanding

of the scale and massing of the scheme.

Consultation with RBBC’s planning and

estates department influenced the

decision of where to emphasise the scale

of houses. The principle scaling strategy is

to propose the tallest buildings bounding

the spine road helping to reinforce this

centre of the development and reflect the

scale of the new leisure centre. The flat

blocks are three storeys while the houses

along this stretch are two and three

storeys in height. The Planning

Framework indicates that certain key

corners could work well with 4 storeys.

This option could be explored at detailed

design stage.

Their scale helps to define the beginning

of the new development and provides

good levels of natural surveillance over

the public external areas. Beyond the key

spine buildings reduce in scale to

predominantly two storeys helping the

proposed homes link into the local

context, and helping to create a good

hierarchy of streets

The submitted street elevations shows

how the proposed frontages tie in very

well to the existing street scene and scale

of the surroundings. The blocks have a

height and proportion that creates a

pleasing rhythm. Along with the rhythm of

corner features such as balconies and

central stair cores the buildings are well

articulated to suit the surroundings.

As a result of the stepping down in

massing the perception will be that the

scheme is lessening in both height and

scale as it approaches the site boundary,

reflecting the scale found in the

neighbouring properties.

The scale of the buildings will create

pleasant internal and external

environments. The scale of details such

as windows will be informed by the drive

to create highly sustainable homes so in

some cases, they could be larger in scale

than is typically found around the area.

35

Extracts of some Proposed Street Scenes giving an indication of the proposed scale

1. Prominent corners facing open space and creating interest along spine road. 2. Strong rhythm of 3 storey townhouses integrates well with larger scale of spine road and community/leisure centre. 3. 2 Storey buildings with pitched roofs relate sensitively to existing houses in the north east corner of the site. 4. Varied unit types and widths create a pleasing rhythm facing onto the open space. 5. Strong gable ends could help roofs to orientate south for renewables, whilst creating a strong rhythm to long views across

the open space. 6. Gable ends can be achieved with large bay windows in order to avoid unsightly blank elevations facing the open space.

1

2

3 4

5 6

36


DESIGN 4.5 SCALE

Extracts of some Proposed Street Scenes giving an indication of the proposed scale

1. Prominent corners and three storey scale facing open space and creating interest along spine road. 2. Strong rhythm of 3 storey townhouses integrates well with larger scale of spine road and community/leisure centre. 3. 2 Storey buildings with pitched roofs relate sensitively to existing houses in the north east corner of the site. 4. Varied unit types and widths create a pleasing rhythm facing onto the green square. 5. Roof pitches could help roofs to orientate south for renewables, whilst creating a strong rhythm to long views across the

open space.

1

5

2

2

3

4

5

37

Proposed Scale Diagram

38


DESIGN 4.6 LANDSCAPE & BIODIVERSITY

MH Architects has worked with a

Landscape Architect, Fabrik, to develop

the proposals for this site. Masterplan

landscaping and planting strategies have

been explored to improve the visual

appearance of the green spaces, and

enhance their amenity and ecological

value. Fabrik’s Landscape Design and

Access Statement provides a detailed

analysis of the hard and soft landscape

strategy. Please see this for further detail.

Designs have been informed by liaison

with RBBC arboricultural officers and by

an Ecological Appraisal which

accompanies the application.

In general the external landscaping has

been designed as easily maintainable and

easily accessible for all users including

mobility impaired visitors / residents. All

hard landscaping will be of firm ground,

with no loose gravel which has the

potential to make access difficult for

wheelchair and cane users.

Planting wise, emphasis has been placed

on the spaces around the key public and

communal areas with planting to suit the

varying site conditions. Communal areas

should be designed to encourage

residents to socialise and relax within their

own outdoor space.

It is proposed to remove some existing

trees but these will be replaced with a

significant amount of hedging and new

trees; in particular lining the spine road

and the perimeter of the key spaces

forming a buffer zone between the public

and private realm. The proposed planting

to the central pedestrian route will create a

pleasant sequence of spaces for

pedestrian and cycle movement through

the site.

As well as connecting to the public space

the aim is to set an achievable long-term

framework within which detailed designers

can work. New planting will reflect

recommendations within the Ecological

Appraisal, broadly to mitigate losses with

appropriate substantial replacements.

The external landscaped areas generally

consists of a mix of private gardens and

communal greens, parking courtyards

have been balanced with the planting of

new trees and shrubbery.

The hard landscaping will be of good

quality, robust and varied surfacing. This

will include various block pavings to add

texture and smaller scale setts for contrast

and feature areas. Roads will be built to

adoptable standards to allow for large

vehicles such as refuse lorries.

The proposed materials incorporated

within the landscaping design have been

selected to provide a safe accessible

environment and to compliment the

proposed buildings. The tones of the

paving will be light, warm and in keeping

with that of the locality. The materials will

also be hard wearing, sensible to maintain

and will age gracefully.

External lighting will be designed to be

discreet and unobtrusive. Careful

integration into the design will ensure that

it defines safe and legible routes, whilst

avoiding conflict with surrounding

residential properties.

The lighting would be distributed in

a variety of forms:

• Low level subdued lighting

to be utilised to the patios

and balconies.

• Lighting of upper level

terraces will be designed to

be very discreet and fixed

at low level to perimeter

walls, facing inwards.

• Lighting to ensure safe

access and fire escape

egress and use of small

storage areas.

• Low level unobtrusive

lighting to parking zones,

bin stores and external

courtyard so as not to

disturb neighbours.

39

BLANK PAGE

40


DESIGN 4.7 CHARACTER AREAS & APPEARANCE

The proposals for the Merland Rise

Recreation Ground put forward in this

application cover four character areas.

• Area A: Is the largest of the four

areas and is situated to the south

of the spine road. It is made

possible by the re-provision of the

leisure, community and youth

centres to the north of the spine

road.

• Area B: A small row of houses that

mask the existing fence line and

relate to the large open space.

• Area C: A long ribbon of

development that covers the

existing fence line to create a

pleasant and active frontage

overlooking the northern end of the

large area of open space.

• Area D: A square block of homes

that sit between the copse and

existing areas of the estate such as

Longfield Crescent. Proposals for

these adjacent areas are being

brought forward by Raven Housing

Trust and were shown as part of

the September 2012 Public

Consultation event. Area D is

designated to integrate well with

the adjacent proposals.

These areas will be discussed in a more

detail shortly.

The appearance of the scheme is subject

to further development and it is not the

object of this application to define the

exact appearance of the scheme.

In general the appearance of all the

dwellings will be similar across the

character areas; creating a cohesive style

and palette of materials for the scheme as

a whole.

Due to the outline nature of the scheme

the character and appearance of the

scheme has yet to be fully resolved.

Instead, principles have been established

to guide future detailing. Many styles and

heights of buildings exist in the

surrounding area. Like the best buildings

in the area the detailed proposals should

be designed to be simple, legible and of

real integrity. This goal can only be

achieved by careful consideration of

issues from the widest masterplan

principles down to the quality of close

detailing.

It was agreed that the surrounding

buildings were of a largely similar

character - primarily of middle of the last

century - many with limited merit. We

believe this could justify a new but

sensitive style of development on the site.

The size of the site and its focal position

within the estate further suggests that the

style of the new homes can be more

individual. Allowing the units to subtly

express their environmental credentials

could be one option.

The criteria set to achieve Level 3 of the

Code for Sustainable Homes will mean

that certain design features such as wall

thickness, window size, roof orientation/

pitch, external materials, landscaping and

positioning of renewable energy features,

will be set within certain requirements, and

this may well have an influence on the

final appearance.

41

The layout and style of the proposed

development should therefore be viewed

and developed bearing in mind the

provision of sustainable features and high

quality of internal and external spaces

offered to new residents. The site is large

enough to justify a more unique/stand

alone style from its existing neighbours

and it has been understood during

consultation stages that the environmental

criteria will have an effect on the design

and that it would not be possible, or

desirable, to make a straight copy of

surrounding styles.

It is envisaged that elevational treatments

will consist of brickwork and render as key

materials with secondary materials such

as timber and other cladding used for

detail. Entrances should be clearly

identified and if possible differentiated

from one another, possibly by use of

coloured panels or lighting. They should

also provide good weather protection

either by canopy or recessed entrance.

This palette of materials offers enough

flexibility to both create a robust edge

fronting public spaces such as the central

spine and also a softer open internal

atmosphere to shared surface lanes,

garden spaces and communal courtyards.

The final palette should be chosen to

tonally suit the surrounding buildings while

also creating a distinct identity to the

scheme. Options for materials are

illustrated in the images to the left. All

proposed external materials should be

robust, simply detailed, require little

upkeep and age gracefully with time.

Where possible, materials would be locally

sourced and with regard to their

environmental credentials.

Example potential palette of materials

42



The detailed elevations should be well

considered to create an interesting and

varied design. Steps or bays within simple

overall form can be complemented by the

positioning of windows, canopies and

balcony guardings to create an interesting

rhythm along the street. The use of

techniques such as bay windows, well

designed entrances and setback top floors

can articulate and enliven the street scene

and should be utilised. Equally important

is the junction between the public realm

and the homes, the threshold between

public and private space needs to be

coherently thought out and designed

As mentioned under ‘Scale’ and ‘Layout’

the roofs of the scheme are predominantly

pitched with some areas of low pitch roofs

(typically minimum 16o to still allow PV

installation) Where possible roofs should

be orientated towards south to allow the

use of solar thermal and photovoltaic

panels. Units are sufficiently well spaced

to allow good solar access to roofs,

internal spaces and gardens. The house

roofs may need to incorporate carefully

placed photovoltaic panels to ensure they

are not intrusive when viewed from the

ground. Should they be needed, solar

panels will be of a low profile and

discreetly positioned to limit viewing from

ground level.

Roof materials could be drawn from the

following palette: slate; clay tile, metal

roofing and flat roof membranes where

roofing is not viewable.

The following precedent images are taken

from recent architectural publications.

They have been chosen to demonstrate

the buildings we have studied to develop

the character of this proposal.

Precedent images used during the design process (taken from recent architectural publications) Key elements include set back top floors, well designed entrances, good sized windows and attention paid to their relationship with the streets they inhabit and form.

43

They are not intended to suggest a building style, instead they merely offer an idea

of the quality of the contemporary detailing and materials that should be

incorporated into the proposals. They demonstrate a ‘sensitive’ form of

contemporary architecture, one that is based on craft and subtlety. We believe that

this approach will compliment the surrounding styles.

44



AREA A:

Area A is the largest proposed area and

lies along the southern edge of the

‘meandering’ spine road. This area is

made possible by the re-location of the

existing leisure and community facilities

and is the first area of housing

approached when accessing the site from

Merland Rise.

Area A is broken up by a fine grid of lanes

and mews that are designed to calm traffic

and allow for a varied distribution of

pedestrian routes and car parking

opportunities. Areas for refuse vehicles to

turn are discreetly integrated into these

roads. Key existing trees are retained

within areas of greenery.

Two and three storey flats are located on

key perimeter corners to enjoy outlook

over open spaces. The many house types

are varied and placed to create interesting

street scenes; with scale of 2 to 2.5

storeys. The larger and wider units are

located on the northern perimeter of the

area where they create a strong stepping

rhythm that suit their prominence from

long views; also allowing their larger scale

to address the massing of the new leisure

centre across the road. These homes

bound the green square that provides a

counter balance to the larger open space

across the spine road; drawing its

influence deeper into the area of housing.

To the far eastern side of the area a cul-

de-sac lane serves a row of houses

fronting the tree copse. This area would

have a distinctly different feel to the lane

due to the nature of the mature trees on

one side. The houses and hard

landscaping would be appropriately

sensitive to the landscape setting.

Key Points:

1. Prominent corners and larger scale along east west spine

2. Shared surface lanes

3. Street addressing the copse.

1 1

1

2

2

1

45

Key Points:

1. Key gable and corner addressing the east entrance to the site.

2. Overlooking of skate park and playground but appropriate separation.

3. Good outlook onto open space.

AREA B:

Area B is a small row of houses that

masks the existing fence line and

improves the relationship with the large

open space. Split into two small terraces

the design allows for a footpath to the

open space to run outside the parking for

this area.

Arranged around a short cul-de-sac with

parking area, Area C provides casual

surveillance of the southern end of the

open space; also providing a key elevation

at the gateway to the site from the east

and north. To the south of the area a

footpath connects into the existing Acres

Gardens and also into a circular footpath

that is incorporated into the open space.

Other internal paths will link the new lane

to the open space. Parking is kept to the

east of the lane to improve the integration

with open space.

These homes would all be either 2 or

possibly 2.5 storeys with ample gardens

and some with integral garages.

Landscaping should be incorporated

within the front gardens to provide a

degree of defensible space within the

curtilage of the dwelling. Hedges should

be located to split up parking garages.

The scale of this area has been

deliberately designed so as to not

overpower the existing homes nearby. 2.5

storeys would require a ‘room in roof’

arrangement to limit the height in relation

to existing homes. The proposed houses

would overlook but be suitably separated

from the proposed skate park and

playground. A series of gables could

create a striking presence on the open

space and also enable the use of south

facing roofs for renewable energy

generation. Rear elevations would not

require gables.

1

2

3

1

46



AREA C:

Area C is a long ribbon development that

covers the existing fence line to create a

pleasant and active frontage overlooking

the northern end of the large open space.

The road alignment curves to avoid a long

straight road and to reflect the undulating

nature of the paths within the open space.

The outcome is a well broken up frontage

and a curved road that limits vehicle

speeds and creates visual interest. The

road leads to a small courtyard group of

house that act as a visual end stop to the

development. Area C provides casual

surveillance of the northern end of the

open space; but is one step removed by

the separation of the open space footpath

and the new area of highway, thereby

helping to distinguish between residential

and recreational areas.

All the homes in this area are two storey in

scale, taking precedent from the existing

two storey houses along Longmere

Gardens. Landscaping and parking are to

be incorporated within the front gardens to

provide a degree of defensible space

within the curtilage of the dwelling.

Parking is well distributed and is placed

close to the houses they serve. A range

of parking types from integral garages to

small rear courts limit the perception of

large areas of parking. No spaces are

located on the west side of the road in

order to create an open tree lined outlook

and pedestrian route.

The proposed houses to the south of the

area have been orientated to address the

new access and provide good levels of

casual surveillance to this area.

Key Points:

1. Key facades addressing the green and new connection into Acres Gardens

2. Landscaping and parking in front garden area provides defensible space.

3. Good outlook onto open space.

1

3

2

1

47

AREA D:

Area D is a small square block of 2,3 and

4 bed house facing outwards in all

directions. To the north the new houses

front the new spine road and are suitably

scaled to provide a strong presence. To

the west the housing relates to a footpath

that connects the open space with

Longfield Crescent, and the copse,

providing much needed overlooking.

The northern houses have in curtilage

parking, with integral garages; while the

remaining units share parking either off

Longfield Crescent or in a small parking

court to the east.

The eastern houses face onto the parking

court, but have front gardens with green

boundary treatment allowing privacy. The

western houses face the copse and are

accessed via a footpath. This treatment

ensures the copse area with Area A to the

west acts as a complementary whole.

Areas B&D sit either side of the spine road

and therefore act together as a gateway to

the site. It is important that their further

development and relationship is well

designed and coherent to reflect their

prominence on the site. This area is

arguably the most interconnected with the

immediate site context and as a result its

continued design and integration needs to

be carefully considered. Successful

resolution will provide a new landscaped

gateway between Longfield Crescent and

the improved open space beyond.

Key Points:

1. Overlooking and natural surveillance of the footpath and copse

2. Good scale and strong frontage reflecting that in Area B at the gateway

to the site.

3. Carefully designed and integrated southern gable ends, with key features such

as bay or corner windows.

1

2

3

1

48


DESIGN 4.8 SUSTAINABILITY

A sustainable home is one that is built to meet the needs of people today, without damaging the environment for future generations.

The Code for Sustainable Homes (CfSH) is a national standard set by government for the design and construction of new homes.

A key purpose of the code is to reduce carbon emissions by making new homes, and the processes used to develop them, more

environmentally friendly. A one to six-star system is used to rate the sustainability of new homes, with six being the highest level

(zero carbon) achievable. The properties being proposed as part of this development will be of at least Level 3 CfSH. Coupled with

the on-site renewable energy production this makes them significantly more energy efficient than standard homes. Other CfSH

criteria set standards relating to a broad range of issues: energy, water, materials, surface water run-off, waste, pollution, health

and well-being, management and ecology.

Specific environmental / sustainability features of the development will include the following (please refer to the accompanying

reports by Brooks Devlin):

• Low levels of heat loss through the fabric of the building as a result of high insulation levels and air tightness performance.

• All glazing will have low heat loss and be designed where possible to maximise natural daylight and

reduce summer solar gain (high performance windows would form part of the solution/energy strategy).

• Construction, glazing specification and acoustic performance of ventilation strategy to limit acoustic transmission through

these elements.

• Low energy heating and hot water systems to be used.

• Low energy lighting installations internally and externally throughout with appropriate controls.

• Provision of a home office space to all units with suitable daylight factor, where possible.

• Provision of secure and covered cycle storage (minimum of 1 bicycle spaces per unit plus visitor spaces).

• All insulation materials to be low polluting. Other materials to be chosen and sourced in line with CfSH guidance. Use of

durable materials of low environmental impact and long life, sourced responsibly.

• Provision of both individual household and communal recycling facilities.

• All internal water using appliances e.g. sanitary fittings will be of low mains water use, such as dual

flush WCs, low flow rate showers and aerated basin taps.

• Reduction / attenuation of surface water runoff to hard surfaces to reduce surcharging of municipal

sewer systems.

• Provision of rain water butts to serve external areas and private gardens.

• Provision of composters to houses.

• The ecological value of the site to be improved post development as a result of new planting.

• Development should have a favourable building footprint in terms of heat loss criteria and day lighting.

• Construction site impacts to be reduced by adoption of a Site Waste Management Plan (SWMP) by

main contractor as permitted by site constraints e.g. waste segregation, recycling and monitoring.

• Consultation regarding development has been carried out with neighbouring land owners and residents.

• Scheme should be based upon Secured by Design Award criteria at detailed design stage.

• Scheme will be guided by Building for Life design criteria.

• Scheme should try to comply with Lifetime Homes Criteria where possible.

49

Example of potential Sustainable features related to a typical terraced house. Note the use of roof space for accommodation which makes good use of the site. Roof trusses could be designed to allow ease of future conversion.

50


ACCESS 5.1 SUSTAINABILITY OF THE LOCATION

Access principles are based upon an inclusive design approach which seeks to reduce the disabling aspect of

environments on all users, including those with disabilities.

The site is within easy reach of a good road and bus connections. The site is located within a well established

neighbourhood with access to a broad range of amenities and services necessary to respond to key government criteria

for well-being.

The proposed cycle and vehicular parking levels are based on national and city wide criteria which is guided by Reigate

and Banstead Borough Council policy.

Access to Health

Doctors and G.Ps - Dr Stott & Partners within 0.22 of a mile

Chemists and Drug Stores - 5 Chemists within 1 mile radius

Dentists - Brightsmile Dental Care NHS within ½ a mile

Opticians - Nethercott Opticians within a mile

Hospitals - Epsom Hospital with A&E 2.2 miles

Access to Food & Drink

Newsagents - BJP Newsagents within a mile

Supermarkets - Asda within a mile

Post Office - Tattenham Corner PO approx 0.6 miles away

Petrol Station - Murco within approx 1 mile

Access to Leisure & Recreation

Leisure Centre - Banstead Sports Centre—on site

Cinema/ Theatre - Odeon Epsom is 2.5 miles away

Theatre - Epsom Playhouse 2.5 miles away

Park - Recreation Ground on site

There are a number of pubs, bars and restaurants to be found within 1 mile walking distance of the proposed site.

Access to Banks & Building Societies

There are a range of Banks and Building Societies to be found within 1 mile walking distance of the proposed site,

including Lloyds and Barclays in Tadworth.

Access to Education

Infant School - Tadworth Primary School within 1 mile radius

Primary School - Tadworth Primary School within 1 mile radius

Secondary School - Beacon Secondary School in Banstead is 1.5 miles away

Library - Tattenham Library is 0.6 miles away

Extensive new provision of leisure, community and youth facilities are proposed on site which will add to the existing mix

of amenities in the area.

Search engine used in calcula�ons

51


ACCESS 5.2 INCLUSIVE ACCESS

This proposal has been designed to be

fully accessible to all users.

Topographical surveys have shown the

site levels to descend gradually from the

north of the site to the southern boundary.

Finished floor levels will be set to enable

level thresholds throughout with easily

identifiable paths leading to entrances/

exits at a gradient of no greater than 1:21

in accordance with good practice and

Part M of the Building Regulations. The

access routes will be of a slip resistant

surface with associated paving.

The site wide levels strategy should

ensure that no paths are steeper than

1:21. The relatively level site should

allow lower gradients in nearly all cases.

Given the many site constraints this

ensures a good level of general

accessibility. This strategy is seen as

preferable to having dedicated ramps with

the associated handrails. Also,

pedestrians are free to take convenient

desire lines without having to navigate to

ramps and steps.

Dedicated disabled parking should be

provided in close proximity to the main

entrances. The external paths between

parking and level threshold entrance

doors needs to be of a very low gradient

to ease access. Entrances will be clearly

visible within the façade and well lit by

night. All front doors to houses will be

sheltered from the weather under

recessed porches. The entrances and

exits from the proposed flats will also be

under canopies, low level lighting will be

incorporated around the site to further

identify entrances. This will be respectful

to the area and wholly residential in

nature.

All internal environments should be

designed to suit the needs of ambulant

disabled users and meet Lifetime Homes

Criteria, where possible. Within the

building, horizontal and vertical circulation

should allow adequate clear widths, door

positions and stair dimensions. All

staircases to be designed to Part M of the

Building Regulations.

Egress from buildings in the event of

emergencies is as direct as the access

arrangements. Emergency vehicles are

able to access the site and approach all

dwellings directly.

.

52


ACCESS 5.3 CONNECTIVITY

Pedestrians

As highlighted under section 5.1, the

majority of amenities and facilities are

located within close walking distance to

the application site. The development

proposal is located within a well

established pedestrianised neighbourhood

with appropriately designed routes around

and into the development. This proposal

stands to improve the movement routes

into and within the site with improved

natural surveillance of these routes; as

well as adding in new routes where

appropriate.

Cycles

Two secure cycle spaces per house and 1

per flat are proposed. Additional spaces

for visitors will be provided at the

entrances to the flats in the form of

Sheffield hoops. This is in line with CfSH

criteria and will encourage the use of a

sustainable transport mode. For a

description of the local cycle routes

network please refer to the Transport

Report.

Public Transport:

Bus Services

Bus services connecting the area with

Epsom Town Centre run along Merland

Rise. Please see map opposite.

Rail Links

The site lies less than a mile from

Tattenham Corner Railway Station.

Private Transport

Parking is provided on site, and there are

a number of taxi companies operating

within the area.

For a fuller appraisal, please refer to the

Transport Report which accompanies this

application.

53

Selected Bus Route maps

54


6.0 SUMMARY

The proposed scheme, which has been

submitted for outline planning permission,

has been carefully considered in relation

to the surrounding context and the needs

of the community. Extensive consultations

with members of the public have been

carried out; with the resulting comments

helping to develop the scheme at key

junctures. The proposed development

would better consolidate a currently

prominent yet disjointed and ill equipped

site. Providing a flagship regeneration

scheme for the area and acting as catalyst

for further improvements within the

Borough and its surroundings.

The submission of this application comes

after an extensive series of public

consultations and the creation of a

planning framework for the Preston

Estate. We hope that this application

carries forward the hopes and aspirations

of the residents of the estate; and helps to

pave the way for an improved future for

the estate.

The architectural team have worked in

conjunction with various consultants and

advisors to create a new development

which responds respectfully and

appropriately to the surrounding context

and will benefit the local community. The

outline proposals will enhance the

character of the site with an innovative,

sensitive and elegant design.

It is respectfully requested that Officers

and Members of the Council look

favourably on this proposal and grant

outline planning permission.

merland rise recreation ground site design · pdf filecreating an active edge to the open...

Documents