site . wyre street . padiham . lancashire

SITE . WYRE STREET . PADIHAM . LANCASHIREDESIGN & ACCESS STATEMENT

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SITE . WYRE STREET . PADIHAM . LANCASHIRE

Outline Scheme for Residential DevelopmentDesign and Access Statement

January 2014


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Index

1 Development Objectives 32 Existing Site Features 103 The Concept 244 Architectural Style & Quality 315 Building for Life assessment 426 Dwelling Sustainability Considerations 477 Access Considerations 49


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1 DEVELOPMENT OBJECTIVES:

1.1: Designing for a sustainable community

Creating a sustainable built environment, through design, construction and management, enables all people to live well, within environmental limits. Our built

environment should inspire us and make us feel proud of our local areas and diverse heritage. It should provide environments that contribute to our physical

and mental health and enhance creativity and productivity. Our built environment also needs to be flexible and adaptable to future uses, and be resilient to cope

with local effects of climate change.

The current site, to the north-eastern end of Wyre Street, south of Grove Lane, and to the north-eastern end of Lune Street, (see 2.1) is a redundant industrial

boiler manufacturing site, formerly known as the ‘Gothic Works’, which has been unoccupied since 2007. This scheme is designed to re-vitalise a valuable part

of the town, adjacent the River Calder, and green space to the north-east, and create a series of aspiration spaces for families to put down their roots.

With this in mind, the indicative scheme submitted with this outline application indicates that in the detailed design, a scheme for 300 dwellings on this site will:

Ensure that the proposals respect the character of the locality in terms of the scale and nature of the layout, density, height, massing, architectural

style, materials and landscaping.

Reflect the principles of community safety and address the fear of crime by including measures to prevent and reduce crime, nuisance and disorder.

Ensure that the development minimises the need to travel by car to work and other activities by providing easy opportunities for journeys through the

public transport network via prominent pedestrian ways, links and site vistas.

Ensure that the development is planned as a safe, healthy, accessible and attractive place for residents, including the mobility impaired.

Ensure that the proposals have regard to distinctive landscape features and provide supplementary landscaping where appropriate, particularly where

the development is visually prominent or situated on the established urban fringe

Ensure that the proposals provide adequate amenity space for each dwelling.


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Ensure that the proposals take account of the relationship between the development and neighbouring buildings, and the spaces between and around

those buildings

Ensure that the proposals provide satisfactory access to the existing transport network.

Manage waste generated from the construction and occupation of the development.

1.2: Creating a new Environment

Housing Layout

The illustrative master plan, has been developed to maximise the potential of the brownfield areas, creating a series of housing clusters, and enforcing senses

of place, whilst utilising the existing substantial green space for valuable open space for the new and existing community. At detailed design stage, through

careful attention to layout, architectural design, incorporation of open spaces, and landscaping materials and boundary treatments, this site presents an

invaluable opportunity to enhance the existing family provision in the borough, in a location a short walk from all of the amenities of the historic town centre.

Prevention of crime and the safety of the community will be prime considerations in any final layout. The principles of security explained in the ‘Manual for

Streets 1 & 2’ and the Secure by Design requirements will be respected, and natural surveillance over open public spaces will be promoted in any detailed

layout and orientation of housing.

Walking & Cycling

Safe, convenient and attractive cycle-ways and footpaths will be encouraged within the site as well as good pedestrian linkage to the town centre to the south-

west, over the river bridge to the south, and onward to the north east to the historic Gawthorpe Hall.

Inclusive Access


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Macro: Design of surfaces and shared surfaces are to be legible to everyone, including those with disabilities and impaired vision.

Micro: The design should look to take account not only of the Part M building regulations, but also the 16 Lifetime Homes Criteria.

1.3: Design Guidance & Relevant Planning Policies

The development shall follow current best practice in relation to urban design, place-making, street-making, parking, crime prevention, sustainability,

specification and design for climate change. It aims to create a place with distinctive character and a well-structured building layout. The following list is a

selection of currently available Best Practice guidance and policy documents that have informed the submitted design and should be used to inform the detailed

planning application later:

1 Preparing Design Codes - A Practice Manual. C&LG 2006

2 Design Codes - The English Partnership Experience. English Partnerships 2007

3 Car Parking - What Works Where. English Partnerships 2006

4 The 6Cs Design Guide 2007

5 Manual For Streets. DFT 2007

6 Building For Life12 - CABE 2012

7 The principles of inclusive design.(They include you.) CABE 2006

8 The Code For Sustainable Homes. C&LG 2006

9 Urban Design Compendium: Urban Design Principles (UDC1)

10 Urban Design Compendium: Delivering Quality Places (UDC2)

11 Lancashire County Council – Creating Civilised Streets - June 2010

12 National Planning Policy Framework 2012 DCLG


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1.4: Sustainable Travel

Vehicular Access

Three safe and legible vehicular accesses into the site will be created, taken from each of the adjacent roadways. Further details of the design of these access

points and associated information are available in the accompanying Highways Consultant’s drawings/report.

Internal Road Network

The internal road patterns are to be designed in accordance with ‘Manual for Streets’, and ‘Creating Civilised Streets’, to accommodate general traffic with

speeds of less than 20mph. It will provide access to smaller more intimate cu-de-sacs and private driveways also designed to minimise speed. These should

include shared access spaces where the needs of pedestrians and cyclists take priority over motorists and where allowance is made for vulnerable pedestrians.

Traffic speed is to be managed by means of road alignment, short forward sightlines, narrow carriageways, street trees and fixed street furniture, in order to

encourage low car speeds. Traditional steep road humps will not be used, but well-designed raised table junctions might be considered.

A variety of parking areas for resident’s vehicles should be provided, and routes to parking areas, that are safe, accessible and overlooked.

Public Transport


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There are frequent established bus services in the locality, connecting paths and routes to existing bus stops will be enhanced by the development and

encouraged by vistas, promoting pedestrian movement.

Pedestrians & Cyclists

The scheme will deliver a pro-pedestrian/cyclist environment by providing dedicated pedestrian and cycle routes as well as discouraging car use and reducing

vehicular speeds through the measures described above.

1.5: Housing Range & Density

Housing Provision

The development submitted indicates 300 dwellings, but does not preclude a lower density of development. It will aim to improve the overall quality of housing

in Padiham, through the provision of a range of family housing. A mix of house designs could be provided and the scheme will aim to deliver a mix which reflects

the needs of the local community. It will have emphasis on the creation of 3 and 4 bed family housing which will be attractive to families, skilled and professional

workers, and aspirational households.

Affordable housing provision

The proportion of affordable housing will be agreed with the Local Authority during the application period.

1.6: Energy Efficiency & Access for All


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Housing design

Construction Specifications will attempt to reduce significantly the heat loss from all elements of the building envelope, including walls, roof, windows, doors

and floor by means of maximising the air tightness of the construction in accordance with current best practice guidance and the use of accredited details

throughout construction.

Due consideration will be given to selecting materials (including aggregate and insulation materials) that have been reused, recycled, are renewable, are locally

sourced wherever possible, have been transported in the most sustainable manner, and do not pose other threats to the environment.

Lifetime Homes

The development will consider the adaptability of Lifetime Homes in terms of the 16 Design Criteria (revised July 2010). All buildings will be designed in

accordance with current Building Regulations Approved Document M “Access to and use of buildings”, further details of Access provisions recommended by

MMA Design follow later in this report.

Sustainable Waste

New homes will be designed with capacity for storage and separation of recyclable elements. Currently, Burnley re-cycling wheelie bins serve each home, for

recycling glass, metal, paper and cardboard. Space for composting foodstuffs should be incorporated into the design of kitchens.

1.7: Sustainable Drainage and Water Management

The development is to incorporate a sustainable drainage strategy across the site, which will have the following aims:

• To reduce the quantity of run-off flowing directly to the outfall,

• To slow the velocity of run-off to allow settlement and infiltration,


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• To provide passive treatment to collected surface water before discharge into land or to the main drainage system. Full details of the exact measures proposed

are located in the accompanying Consultant’s report.

The surface water drainage strategy will be complemented by measures to reduce water consumption within the development. As climate change is occurring,

it becomes more difficult to predict rainfall patterns, therefore the development will aim to help future-proof the existing water infrastructure by considering

carefully water use in the development. Water saving should be encouraged by incorporating appropriate measures such as low flushing toilets, aerated taps

and A rated washing appliances.


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2 EXISTING SITE FEATURES

2.1 Urban Context

Padiham is a historic mill town, with a rich industrial history. This is defined and summarised in the ‘Lancashire Historic Town Assessment Report – Padiham’,

published in 2005. The site sits to the north-east of the historic centre of Padiham. It is bounded by Grove Lane to the north-west, open greenbelt land to the

north-east, the river Calder to the South, and a mixture of terraced housing and light industrial buildings to the south-west.


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Diagram showing Urban Context


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Wyre Street looking towards the town centre Looking toward the entrance to the site

Wyre Street is characterised by a series of historic mill buildings ranging from single to 4-storey, mainly in stone but with some brickwork. At the entrance to

Wyre Street, is a newly constructed Tesco store, with stone perimeter boundary walls reflecting the vernacular materials. Closer to the site, are a series of

sloping terraced streets, Lawrence, Ingham and Cobden Street, in 2-storey stone terraces with sloping slate roofs.


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New Tesco Store at entrance to Wyre Street


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On the immediate south-western boundary to the site, runs a series of allotment gardens belonging to adjacent homes, and a fuel supply depot.

Allotment Gardens to rear of Lawrence Street

Fuel Supply Depot, south west of site


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Grove Lane is residential in character, with mixture of stone terraced houses facing onto Grove lane, and in contrast, brick, stone and render housing in the

Town Hill Bank, a more recent development of detached family homes.

Grove lane looking north-east Town Hill Bank Development


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Lune Street to the south-east servse to access the river bank, and very few other properties, it is mainly bounded by the river and tall boundary walls

View towards site along Lune Street (river bank on right hand side)


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Existing Site Entrance from Lune Street and pedestrian bridge over River Calder

2.2 Site Topography

The existing developed area of the site, is generally flat, with the north-western section sloping up steeply towards Grove Lane, a height difference of 6m. the

eastern greenbelt area is relatively flat with undulations, and rises to the north-western boundary.


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Site levels


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Long section through site

2.3 Site Buildings and Vegetation

The section of site to be re-developed, is currently brownfield the majority of which is covered in buildings. The main body of the existing factory is single storey,

with 3-storey office building at the main entrance to Wyre Street, and the 2-storey former R & D centre to the south-western corner. There is a limited amount

of tree planting and vegetation to the north-western corner, the south eastern and eastern boundary. Where possible these should be retained, but should not

limit the future opportunities to create new urban landscape.


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Main entrance – Wyre Street


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Aerial view from south-east, square technical centre in the north-west corner


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The area to the west is in green belt, currently grazing/wetland, generally open and marshy. The wooded are to the north east of this is beyond the site

boundaries and known as the grove plantation. This together with the north-south public footway dividing the site, forms part of a circular walk which includes

the grounds of the historic Gawthorpe Hall, and is known as the ‘Gawthorpe Circular’ walk. More details can be found on the following link:

http://www.visitlancashire.com/dbimgs/Gawthorpe%20Circular%20Walk.pdf


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2.4 Constraints and opportunities

The diagram below indicates the existing constraints and opportunities on the site. Easements, surrounding features, and topography.

Constraints and Opportunities


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3 THE CONCEPT

3.1 Concept Plan

Concept Plan


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This Planning Application has been submitted in outline, the following discusses a purely illustrative layout plan to demonstrate how the site couldbe developed, “The concept”.

The concept plan illustrated above, shows how the site might be developed in terms of density, site organisation, with reference to the existing

constraints and opportunities.

It is planned that the site should be phased with regards to sales and construction. Phase 1 will be the band of land to the north-west of the site fronting

Grove Lane. This is elevated from the remainder, has a single access from Grove Lane, the whole of this area is elevated above risk of flood from the

River Calder (see supplementary flood risk assessment). It is envisaged therefore that Phase 1 can commence without the requirement of flood

alleviation works. The nature of housing on Grove Lane is a mixture of terraces, semi-detached and detached aspirational housing. Phase 1 therefore

will be lower density, the indicative master plan indicates some terraced units to the southern end, reflecting the existing dwellings opposite, but beyond

this larger detached aspirational housing. These will be in a linear format, it is suggested that a series of mini-‘squares’ will creates a sense of place on

this Phase.

Phase 2 comprises the lower area of the site. This will require works for flood alleviation, which will be carefully undertaken throughout the construction

process, and will involve some re-modelling of the proposed public amenity space to the north-east.

Vehicular access to phase 2 will be principally from extension to Wyre Street, with a secondary access taken form Lune Street, forming a loop through

the site. There will be an emergency link at some point though from the road network within phase 2, to phase 1 elevated ground. This is currently

indicated fronting plots 67-70.

The indicative layout shows 3 ‘Community Nodes’, within the site. These indicate opportunities to create a sense of place, on entering from each of

Wyre Street and Lune Street, with the central node between the two offering legibility on passing through the site. These could be reinforced with the

use of alternative road finish, raised table, landscaping and the built form, and will speed restrain and keeping vehicle circulation secondary to

pedestrians and cyclist.


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Arial view of ‘Community Node’


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3.3 Highway Network and Public & Private spaces

The final detailed schemes should integrate a hierarchy of spaces. These might comprise:

Primary Route - Spine (Collector Road),

Secondary Route – Access Roads,

Tertiary Route – Private Driveway, Home Zones & Residential Squares

Pedestrian Route,

Pedestrian Link.

The use of the ‘perimeter block’ has been included to enhance community safety; Buildings front the streets and each other, whilst back gardens are private,

but overlook each other to form secure areas. The line of the public footpath which encircle the site to be developed, are retained, with permeability into the

site, but respecting privacy and security.


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Road Hierarchy and development blocks highlighting private and public space


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Parking Provision:

Parking is generally provided within the building curtilage, cars will preferably be parked at the front or side of the house. This will ensure that a careful balance

between the expectations of car owners and the need to maintain the character of the overall setting. Where cars are parked in courts or squares, the design

ensures that they are overlooked by adjoining buildings.

On plot parking options (Taken from “Car Parking – What Works Where”)

3.4 Size, Scale & Density

In order to sit comfortably in its location, and provide a viable integrated community, within the Padiham setting, the housing indicated is generally a mixture of

2 and 3 storey in scale. The indicative layout indicates a distance of 21 metres between the backs of properties facing one another will be provided to ensure

that adequate daylight/sunlight and a reasonable garden length is achieved and some degree of privacy is secured. Similarly the provision of a 1.8 metre high

fence or other screening between plots are included to ensure that neighbouring gardens are not overlooked from ground level.


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The following key distance dimensions have been respected when preparing the Master plan layout:

A minimum of 21 metres between facing main aspects (habitable rooms) for a two-storey building

10.5 metres from main windows to boundary with adjacent properties private space (amenity areas)

12.5 metres between a main aspect (habitable room) window and a secondary or side aspect

An adequate private garden will be provided within the curtilage of each dwelling. In order to achieve this objective, private garden areas will wherever possible

have a minimum depth of 10.5 metres which will be of a usable shape, slope, be private, screened and well related to each property.

Security

The proposed indicative layout encompasses the principals of the ACPO document Secure By Design – New Homes. The detailed layout should ensure that

housing faces in all directions in order to give good visual ‘Policing’ of the surrounding spaces. Blank elevations should not be encouraged and the layout

should be readily sub-divided in order that the occupants/owners will take ownership of their own land and maintain both security and order within their

curtilage. The maintained public footpath which bisects the eastern triangle of the site, together with the southern green corridor should be actively overlooked

in order to promote usage but also maintain security for users and occupants alike.


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4 ARCHITECTURAL QUALITY & STYLE

This planning application has been submitted as outline only with all matters reserved except for access. This section considers a potential architectural style

that may be developed in any future scheme.

4.1 Materials & Colour

There are a wide variety of materials and textures in the surrounding vernacular. Immediately adjacent are natural stone buildings, which may have received a

paint finish, beyond this in the wider environs of Padiham, brickwork, and rendering are also evident.

Variety of Bricks, render and tile hanging, Town Hill Bank


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Painted Stone Terraces on Ingham Street


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Variety of architectural details and finishes on Grove Lane


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More recent stone cottages – Waterside Mews


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Recently constructed Stone Town houses – Bendwoood Close

The most recent development, the ongoing site at Calder green, incorporates a mixture of buff brickwork and stone detailing.


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Artists impression from Calder Green development - currently under construction

Architectural detailing might include white fenestration with strong stone sills and lintels being used as a unifying theme. Rainwater goods will be black or

coloured to blend with walls. Rendered facades, and render and masonry contrasts emphasising architectural features may be used to add variety and a

contemporary dimension. The images below indicate the very simple architecture of existing housing in the vicinity.


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4.2 Style & Form

Traditional built forms will be respected, but the desire on this site is for aspirational housing, which might be more contemporary in style. Traditional family

housing sensitively modified to deliver sustainability objectives. Below are a series of images of more contemporary architectural styles which might be

appropriate.

“Active” frontages will be encouraged to add interest, life and vitality to the resultant public realm. This means;

1 Frequent doors and windows, with few blank walls.

2 Narrow building frontages wherever possible to give a vertical rhythm to the street scene.


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3 Articulation of facades, with projections such as bays and porches incorporated, providing a welcoming feeling, effectively “reaching out to the

street”.

4.3 Openings

It is proposed that fenestration will be well proportioned, regular, formal and balanced. The inclusion of bay windows (especially at ground level and sometimes

with integrated porches) may be included where appropriate.

4.4 Roof-scapes

It is proposed that roofs will be of a consistent style and pitch and generally finished in red or blue tile to reflect individual areas within the site or to mirror

adjacent residential areas. Hipped roofs will not be used where strong streetscapes are a priority. Ridgelines should generally be continuous, of a consistent

height and orientation, to aid the definition of clear streets. Gabled frontages may be used infrequently and to add emphasis and apparent height at key points

in the layout. Roof colours should reflect local materials ranging from red tile to grey/blue tile for feature units.


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4.5 Entrances

Front doors and their surrounds will be given careful consideration to ensure that they establish a strong rhythm and quality feel to the streetscape. Front

boundaries may include low walls, railings, picket fences, or narrow un-marked frontages.

4.6 Boundary Treatments & Defensible Spaces

Whilst boundaries between private spaces will consist of 1.8m high timber fences, plot boundaries adjacent public spaces will take the form of a brick wall, a

combination of wall and fencing or the provision of an appropriate hedge planting, according to specific location in relation to the Master plan.

The layout and orientation of housing will focus attention on the streets. Semi-private and defensible spaces in front of dwellings are utilised to help encourage

this by providing a defined area for transition between private and public space. This effect can be diluted however if such semi private spaces are large and


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distance the buildings from the street. Plot frontage boundary treatments such as low walls, hedges, fences or railings should be provided to define public and

such semi-private space whilst ensuring that they do not obstruct natural surveillance onto the street.

In proposed Home Zones or Residential Squares, front gardens might provide only small semi-private and defensible spaces in front of dwellings or in some

instances, may be completely absent. Where provided, front gardens in these spaces are short with a depth of approximately 3.5 metres.

4.7 Hard Landscaping

Paving materials in housing areas provide opportunities to distinguish the preferred use of a particular part of a shared surface and to reinforce the distinctiveness

and identity of certain public spaces.

A selected range of hard landscaping materials in an appropriate and complementary palette will be used across the entire housing area. The aim is to reduce

visual clutter and produce homogeneity in the character of public space.

4.8 Soft Landscaping and biodiversity

All planting should be semi-mature when provided to ensure that traffic calming and aesthetic objectives are secured from the outset. Selecting the appropriate

species of planting will be essential, in particular matters such as future growth potential, particularly in relation to any impact on the amenity enjoyed in

properties, and leaf and fruit fall must be considered.

4.9 Site Wide Landscaping strategy

In liaison with the Burnley Borough Council, the Green Spaces officer has stated:


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The area of open space to the East of the housing development provides an opportunity to implement flood relief measures required by EA that could alsocreate valuable new areas of wetland habitat with possibility to designate as a Local Nature Reserve.

There are opportunities for some woodland planting on the northern boundary of the site to extend the existing Grove Lane plantation.

The existing public right of way on the boundary of the Baxi site should be upgraded to a 3m wide footpath/cycleway/bridle way (adoption by LCC). Thiscould follow a meandering route through the west edge of the site rather than following the boundary of the former factory as it does at present.

A new 2m wide stone surfaced path should loop around the site to provide a circular route for pedestrians.

To provide opportunities for casual recreation, such as ball games, a couple of areas of close mown amenity grass measuring approximately 1500m2 eachshould be provided on the western and southern sides of the open space linked by the bridleway/footpaths.

The landscaping of the open space should be undertaken by the developer.

It is not intended that the scheme will require a bridleway, however the principals outlined in the remainder of these comments could be embodied in asuccessful scheme upon completion of the overall development.


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5 – Building for Life

The following section provides a summary of the evaluation against the 12 Building For Life Questions, and links to the evidence that supports the evaluation.

If the standard is met for each question then a green light will apply.


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Integrating into the Neighbourhood

1) Does the scheme integrate into its surroundings by reinforcing existing connections and creating new ones; whilst also respecting existingbuildings and land uses along the boundaries of the development site?

Evaluation: The proposed road layouts, and permeability which these create, new pedestrian / cycle linkage into the existing roads, and existing public footpath

which disects the site, breaks the barriers currently experienced due to the site security.

Score: Green light

2) Does the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes?

Evaluation: The development will provide new public amenity space, capable of a variety of uses, and a valuable opportunity for the promotion of wildlife in the

open green space. The development is also close to a range of local facilities including shops and pubs, schools etc. All of these are within close walking

distance.

Score: Green light

3) Does the scheme have good access to public transport to help reduce car dependency?

Evaluation: The development has excellent access to the bus services in the Town Centre along A671 Burnley Road

Score: Green light


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4) Does the development have a mix of housing types and tenures that suit local requirements?

Evaluation: The proposed accommodation mix reflects the needs and aspirations of the local community. There is an opportunity for a range of dwelling sizes

across the site, to provide a mixed community.

Score: Green light

Creating a place

5) Does the scheme create a place with a locally inspired or otherwise distinctive character?

Evaluation: The layout incorporates the opportunities to create a series of individual spaces with distinctive Character. The open Green Space and River

Frontage can be utilized to reinforce the character of the development.

Score: Green light

6) Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, siteorientation and microclimates?

Evaluation: The scheme does exploit the existing landscape and topography.

Score: Green light


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7) Are buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn streetcorners well?

Evaluation: The indicative scheme illustrates this. Corners are emphasized, properties overlook the public space.

Score: Green light

8) Is the scheme designed to make it easy to find your way around?

Evaluation: The indicative layout illustrates an opportunity to create a legibility for visitors and residents. The proposed focal nodes represent this.

Score: Green light

Street and Home

9) Are streets designed in a way that encourages low vehicle speeds and allows them to function as social spaces?

Evaluation: The building layout has defined the street network, so that highways and car parking do not dominate. Tight bends and the community nodes are

used in this respect.

Score: Green light


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10) Is resident and visitor parking sufficient and well integrated so that it does not dominate the street?

Evaluation: Car parking is generally within curtilage, to the side and rear of dwellings.

Score: Green light

11) Will public and private spaces be clearly defined and designed to be attractive, well managed and safe?

Evaluation: The streets and the public spaces are overlooked by adjacent dwellings, allowing informal surveillance and safe routes.

Score: Green light

12) Is there adequate external storage space for bins and recycling as well as vehicles and cycles?

Evaluation: All of the proposed new dwellings have enclosed private gardens and/or garages within which to secure bins, cycles and the like.

Score: Green light


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6 DWELLING SUSTAINABILITY CONSIDERATIONS

The current specification of the buildings proposed would include the following low energy & sustainable items which MMA Design recommends as standard.

This would be achieved by:

Increasing the thermal efficiency of the walls, windows, and roof (Ground Floor: 0.22w/m2k, External Walls: 0.27w/m2k, Roof: 0.16w/m2k)

Reducing air permeability by constructing to the guidelines set out in the Document “Improving Air Tightness in Dwellings” by The Energy Saving

Trust.

Installing a high-efficiency condensing boiler, generally 90% efficient or better.

Designing the fabric of the dwelling to reduce thermal bridging, this is achieved by registering with and constructing to recommendations set out

in the Robust Details and approved details.

Insulation to have an OZP (Ozone Depletion) factor of Zero and GWP (Global Warming Potential) of Zero throughout.

Waste management plan in the form of 3x10L recycling bins located under the sink for various recyclable materials and council operated waste

collection scheme.

Accessible drying space in rear gardens to consist of footings, fixings and posts for a 6m line.

Providing energy efficient lighting to a high percentage of fittings throughout.

Storage for at least 2 bicycles in a permanently sited, lockable space.

In order to facilitate flexibility during the construction process, a water efficiency calculation is to be carried out by the contractor for the dwelling

before the completion certificate will be issued by building control. This calculation is to take into account all “as installed” fixtures, fittings & white

goods and is to confirm that the whole house potable water consumption is no more than 120 litres per person per day


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Typical specification for flow rates:

o 4/2.6 dual flushing toilets

o All taps fitted with flow regulators to 4 litres per minute

o Shower with flow rates of 6-9 litres per minute

o Standard bath (140 litres capacity to over flow)

o Standard washing machine

o Standard dishwasher


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7 ACCESS CONSIDERATIONS

This statement is a description of now inclusive design principles and practice that will be incorporated into a project of this nature. The Access Statement is

not a static document but a living process that will evolve with the scheme, from initially being fairly generic as below, to gradually becoming more specific and

detailed. This document will be of relevance to the designers, contractors, planning, building control and access officers, building owners and managers and

local access groups.

Any dwellings are to be designed fully compliant with Approved Document M (ADM) of the Building Regulations. The key principles adopted within the designs

are:

Ground floor WC enclosures to have a clear space of at least 450mm each side of the centre of the WC with a clear space of at least 750mm in front

of the WC pan to allow a wheelchair to approach within 400mm of the WC from the front or within 250mm of the front of the W/C pan from the side. The

washbasin is to be positioned not to impede access and the spaces outlined above.

External ramped approach (where shown):

A level/ramped approach with a firm hard non slip surface at least 900mm wide is to be provided to each dwelling from the vehicular parking area or

the street/road not steeper than 1:15 with 1.2m landings every 10m or 1:12 with landings every 5m both with top and bottom landings at least 1.2m

clear of a door swing up to the principal entrance door.

External stepped approach (where shown):


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o An unobstructed width of at least 900mm with a firm hard non slip surface to all steps and landings

o Landings to be provided at the top & bottom of the steps at least 900mm long

o The rise of a flight will not exceed 1.8m between landings

o Steps are to have a suitable tread nosing profile and uniform rise between 75-150mm and a uniform going of 280mm (which for tapered treads should

be measured at a point 270mm from the inside of the tread).

o Where there are 3 or more risers, a continuous handrail is to be provided on one side of the flight with a grip-able profile fixed 850- 1000mm above the

step pitch line and extending 300mm beyond the top & bottom nosings.

o Even when a stepped approach is used, an accessible or level threshold as describe below is to be provided. If a step is unavoidable, the rise will not

exceed 150mm.

A Level landing is to be provided at the same level as the entrance door threshold with a fall of 1:40 –1:60 away from the door separated from the building by

proprietary tanking and a proprietary drained channel or 25mm max drainage slot- linked into the storm water drainage system.

Door threshold to have a maximum 15º slope into the drainage channel/slot and provided with a proprietary raised threshold storm proof weather seal which

should not exceed 15mm high (any projection more than 5mm should have chamfered or rounded edges) to allow safe unobstructed wheel chair access into

the building. The external principal entrance door is to have a minimum clear opening between the door leaf and doorstops of 775mm.

Internal passageways/corridors will have minimum widths as set out in the table below:

Doorway clear opening width mm Corridor/passageway width*

750 mm or wider 900 mm (when approached head on)

750 mm 1200 mm (when not approached head on)



JANUARY 2014

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Note: A corridor width of 750mm min is acceptable where there is a permanent obstruction not exceeding 2.0m in length, e.g. radiator or similar providing the

obstruction it is not placed opposite a door that would prevent a wheel chair user turning.

Minimum stair width for new dwellings is 900mm in the entrance storey suitable for disabled persons.

All switches & sockets for lighting and other equipment in habitable rooms at appropriate heights between 450mm and 1200mm from finished floor level.

Consumer unit positioned between above heights.

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