224 design and access statement · 2018. 2. 27. · s p clinch architect stockbridge house ,...

Stephen Paul Clinch BSc Dip Arch (Oxford ) AABC Architect

Design and Access Statement for : Proposed Replacement Double Garage to 1 Police Houses

Main Street, Gisburn,

Lancashire,

BB7 4HN

S P Clinch Architect Stockbridge House , Victoria Road , Padiham , Lancashire . BB12 8QZ 01282 770604 Mobile : 07814405283 e-mail :[email protected]

Design and Access Design and Access Design and Access Design and Access Statement for:Statement for:Statement for:Statement for:

Proposed Replacement Double Garage to 1 Police Houses, Gisburn,

Lancashire, BB7 4HN

IntroductionIntroductionIntroductionIntroduction.

This statement has been written to support the proposed works described in

the associated planning Applications.

Proposed works Proposed works Proposed works Proposed works

This application is for a single storey double garage and workroom with a

pitched slate roof, to replace an existing flat roof double garage and workroom.

The present garage will be demolished and replaced with new.

The property and its settingThe property and its settingThe property and its settingThe property and its setting

The semi-detached house to which the garage belongs was built

approximately fifty years ago as the Gisburn Police Station. The station has

since been closed and the houses sold to private owners. The house has land

fronting on to the main road, a driveway to the side and garden. The driveway

serves the existing double garages that are the subject of this application. The

grounds are generally level but have a very slight cross fall from the back to

front. Both houses have garages set on their northern side. That for No. 1 is

accessed from the side driveway. Both are single storey and flat roofed.

The house is of two storeys with a single storey section linking it to the attached

house. Both houses have pitched tiled roofs. The house is of masonry

construction with a pebble dashed render finish. Joinery is finished in white, the

fascias and the uPVC rainwater goods are in black. To the rear of No. 1 is an

existing white framed conservatory whilst to the rear of the adjoining house is a

recently completed extension is finished with ‘K Rendered’ in off white.

The two Polices Houses lye adjacent to a recently completed housing

development, known as Strawberry Fields. This housing is accessed off the

A59 just to the East of No. 2 and has an access road that serves houses that

have been built on the North side of the rear gardens. The access road runs

parallel to the rear boundary and therefore adjacent to the garages. The new

houses are constructed of buff coloured re-constituted stone blocks, with white

joinery and grey synthetic slate roofing. Those on the Northern side of ( and

closest to ) No. 1 are set approximately 1.5m above the ground level of No. 1.

and are therefore in a prominent position.

The property is on Main Street close to both End House Cottage, and Sunny

Mead. The properties in this area are constructed either of stone, re constituted

stone or masonry with a rendered finish. The render in the case of the Police

Houses is natural ( grey ) whilst others have an off white or beige surface finish.


With the exception of the Police Houses, the rendered finish is used on the

secondary outbuildings. The neighbouring properties are generally of simple

unadorned forms with pitched roofs. Lean roofs are present but these are also

single storey and of simple forms.

Arrangement of the present garageArrangement of the present garageArrangement of the present garageArrangement of the present garage.

As the garage was built to serve both Polices Houses it is of double width and

has two garage two doors. The garage block was taken into the ownership of

No. 1 when the police station was de commissioned. It has a central dividing

wall, two entrance doors and no connections between the two areas, that make

it present use by single homeowner awkward.

The garage is located adjacent to, but not abutting the boundaries on the

Northern and Westerns sides.

The ConditioThe ConditioThe ConditioThe Condition of the garagesn of the garagesn of the garagesn of the garages

The garage is of masonry construction with a pebble dashed render finish on

the South side, a cement render finish on the Eastern side (facing the garden)

and plain concrete block work on the Northern and Western sides. Joinery is

finished in white, the fascias and the uPVC rainwater goods are in black

As the garage was built at the same time as the Polices Houses, and has been

poorly maintained during its existence, it is in a poor state of repair. The block

walls are damp due to a degradation of the blocks and rising damp. The

softwood window frames and fascias are rotten whilst the flat roof has been

repaired and patched on many occasions.

AccessAccessAccessAccess totototo thethethethe house house house house and garagesand garagesand garagesand garages

The approach and access into the property will not be altered by these

proposals. The front door of the house is accessed via driveway and a hard

standing. The level drive gives sufficient space to allow a car to stop and

passengers alight. The driveway includes a turning space at the front of the

house.

Relevant Planning Policies:Relevant Planning Policies:Relevant Planning Policies:Relevant Planning Policies:

Ribble Valley District wide Local Plan

Chapter 3

3.1 - Development Control.

Policy G1

(a)Development should be sympathetic to existing and proposed land uses in

terms of its size, intensity and nature.

(e) The density, layout and relationship between buildings are of major

importance. Particular emphasis will be placed on visual appearance and the

relationship to surroundings as well as the effects of development on existing

amenities.

Policy G4


Design intensions Design intensions Design intensions Design intensions –––– good designgood designgood designgood design

The proposed changes are intended make a positive contribution the practical

use and enjoyment of the property.

The replacement double garage would occupy a slightly larger area than the

present. The intension is to maintain the location of its SE corner, but construct

it up to the boundaries on the Northern and Western sides. This would avoid

areas being created that could be difficult to maintain, but allow the internal

space to be maximized.

The proposal is to replace the flat roof with a pitched roof. This would respond

the form and scale of the new houses and garages in Strawberry Fields

development. The masonry walls would be finished with a beige coloured

render similar to the adjacent outbuildings, whist the roof would be finished with

complementary grey synthetic slate roofing.

The form and details of the replacement garage are intended to be

aesthetically pleasing, visually well mannered and appropriate for this location.

Form of the proposed ExtensionForm of the proposed ExtensionForm of the proposed ExtensionForm of the proposed Extension

The design uses the plan dimensions of the existing building as the basis of

design. It would be retained in its present location as a single storey structure

but with a pitched roof. The East – West line of the roof pitch would match those

of the historic and neighbouring out buildings. The floor level would be set at the

same level as present. The garage would have a simple pitched roof form that

would complement the form and details of the present neighbouring buildings.

Key features of the proposed design

The objective of the scheme is to provide a secure weather tight garage that

maintains its relationship to the garden but maximizes its utility. The objects are

to :

1. To rebuild the garage up to the boundary to maximize the internal space.

2. To replace the flat roof with a pitched roof that would be more in keeping with the surrounding buildings and avoid ongoing flat roof repair bills.

3. To use materials that are in keeping with the surrounding buildings.


Sketch view of proposed garage viewed from South.

DetailDetailDetailDetails of the proposed Garages of the proposed Garages of the proposed Garages of the proposed Garage

The new elements have been carefully considered to allow design features and

materials of the local area to be respected.

MaterialsMaterialsMaterialsMaterials

Wall materialsWall materialsWall materialsWall materials

The main walls will be constructed of the following materials:

: Off white / Beige coloured ‘K-Render’ over block masonry walls. The surface

finish would be lightly textured. .

Roof finishRoof finishRoof finishRoof finish

The pitched roofs will be finished with grey slate laid in uniform courses.

Guttering will be black ½ round uPVC, whilst the down pips will be black ½

round uPVC.

WindowsWindowsWindowsWindows

The side window will be of uPVC of white finish to match the existing house.

The garage door frames will be of hardwood finished in white. The single

garage door will be of uPVC of white finish to match the existing house and the

main garage door will be a colour coated steel roller shutter door – with a mid /

dark blue finish.


External surfacesExternal surfacesExternal surfacesExternal surfaces

The existing hard standing will be retained unaltered.

Floor levels. Floor levels. Floor levels. Floor levels.

The ground floor level of the replacement garage will match that of the existing

garage.

Options assessedOptions assessedOptions assessedOptions assessed

Options for the roof form where considered, but regarded as unsatisfactory as

they would result in forms inappropriate to the building and of a too complex

visual nature. Options considered included hipped roof pitches, flat roofs and

combinations of these.

Although other options for the fenestration were considered it was decided

more appropriate to adopt the proposed pallet of materials to maintain the

character of the surrounding buildings.

ConsultationConsultationConsultationConsultation

The applicants have not discussed the proposed extension with the

neighbouring home owners, and therefore there response is unknown at the

time of the application.


View of existing garage viewed from South.

View of existing garage viewed from South west of rear garden.


View of existing garage viewed from North West.

View of existing garage viewed from north east.


View End House Cottage viewed from South with beige coloured rendered

lean-to.

View of End House Cottage viewed from East with gable finished in beige

coloured render.


View of existing link building between Police Houses 1 and 2

With off white rendered walls.

View of existing rear extension to Police Houses 2

With off white rendered walls


Access Statement Access Statement Access Statement Access Statement ffffor: or: or: or: Proposed Replacement Garage to 1 Police House

Gisburn,

February 2018

Entrance into and movement within the Entrance into and movement within the Entrance into and movement within the Entrance into and movement within the house.house.house.house.

Access to the present house will remain unaltered. Access to the house for

disable people would be via the driveway and front door.

Entrance into and movement within the garageEntrance into and movement within the garageEntrance into and movement within the garageEntrance into and movement within the garage.

Access to the proposed garage will remain unaltered and therefore accessibility

to both able bodied, disabled people and ambulant disable people. The

gradient of the entrance drive is between 1 : 35 and 1 : 40.

224 design and access statement · 2018. 2. 27. · s p clinch architect stockbridge house ,...

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