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Rear of, 75 Cranleigh Drive,
Leigh-on-Sea,
Essex,
SS9 1SX
Proposed Change of Use
Design and Access Statement
June 2015
A9 Architecture 325 London Road
Benfleet Essex
SS7 1BL Info@A9Architecture.co.uk www.A9Architecture.co.uk
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Contents
Section
1. Introduction Page 3
2. Design Process Page 4
3. Scheme Content Page 7
4. Access Page 10
5. Appendix Page 11
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1. Introduction
Introduction
1.1 This Design and Access statement has been prepared to accompany a planning application for Land
to the Rear of, 75 Cranleigh Drive, Leigh-on-Sea, Essex, SS9 1SX. The application seeks for a
change of use from a 2 storey Class B2 industrial building to a two storey residential property Class
C3.
1.2 The site is located centrally to the north of Station Road and Cranleigh Drive which is accessible via
an access roads from either street. London Road is located to the north of the site approximately 50
metres from either access point.
1.3 The site includes a part two storey/part single storey building and amenity space to the south of the
property and parking to the west. The surrounding area is characterised by two storey buildings to the
north, east and west. To the south are gardens serving properties in Cranleigh Drive and Station
Road.
1.4 The site has no previous planning applications and has been derelict for the previous 6 years due to
the dilapidate state of the property.
1.5 The Statement has been produced to aid the allocated case officer and in light of Architecture and the
Built Environment (CABE) document Design and Access Statements: How to Write, Read and Use
Them. Architecture and the Built Environment (CABE).
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2. Design Process
Site & Surrounding
2.1 The application site is located south of London Road (A13) which connects Southend-on-Sea east
approximately 2 miles to the east and London 34 miles to the west. The existing property is located to
the rear of 75 Cranleigh Drive with access from both Cranleigh Drive to the east and Station Road to
the west. Access to the existing building is via a single lane aggregated track which connects both
roads and legally provides vehicular right of way for the proposed dwelling (appendix 5 & 6).
2.2 The proposed dwelling sits within residential properties to all elevation and commercial premises to the
north fronting London Road. Access to the commercial units is also via the aggregated track and the
residential properties located over (appendix 4).
2.3 Properties surrounding the proposed application site comprise of 2/3 storeys which are preliminary
residential and flats to the north elevation over the existing commercial units. The land rear of 75
Cranleigh Drive currently consists of a single storey extension with a flat roof over built up to the
aggregated track. This is an extension which has been added onto the original two storey property
built in the late 19th century with a pitch roof over with the existing scale of the property is
overshadowed by its surrounding context.
2.4 The proposal site is 162.4 metres squared with an existing covered foot print area being 99.2 metres
squared and a total covered floor area of 127.64 metres squared.
2.5 Parking for two vehicles is located to the west of the existing property accessed via the aggregated
track from Station Road. The entrance into the existing industrial building is located on the track to the
north elevation by a sliding door. This door is located to the rear of the flats situated above the
commercial units and are open to the elements of any industrial noise created from the existing use.
Amenity space also flanks both boundaries to the east and west elevations and parking for 73 & 73a
flats to the south cementing the redundant use for a Class B2 industrial building within the residential
surroundings.
2.6 The existing building is rendered to the north, east and south elevations of the two storey with the west
elevation being facing brick. The single storey front extension comprising of block work and facing
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brick which with felt over the flat roof and slate over the pitched roof. In the rear amenity space three
divided outbuildings with asbestos roof over has previously been used as storage for the previous
work shop. Defining the existing rear amenity space are two metre high concrete fence panels to the
east and west elevations and I high level block wall to the west boundary.
Concrete fence panels Outbuildings with asbestos roof
North west elevation North east elevation
Planning Considerations
2.7 The main considerations in the determination of this application are the principle of development,
design and impact on the street scene, impact on the surrounding residential residents, parking
implications and sustainable development.
2.8 The proposed application has been designed with reference to the Southend-on-Sea Local
development framework “Development Management dpd revised proposed submission, March 2014.”
Council.
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DM1 Design Quality
2.9 “High quality, innovative design is essential in creating and maintaining successful and sustainable
place that are safe, attractive, and distinctive and where people will want to live.” The application
seeks to create a safe and high quality design enhancing the local character of the area by creating a
property that will become a home opposed to the existing derelict and dilapidated building and magnet
for anti-social behaviour and fly tipping. Modern design elements have been incorporated within the
existing footprint of the property with the Design and Townscape Guide SPD at the forefront of the
design process.
2.10 The proposed residential dwelling creates a positive relationship with the surrounding properties and
demonstrates a respective presence by “layout, density, form, scale, massing, height, landscaping,
access arrangements, and elevation design.” The existing height will not be exceed maintaining the
existing scale, massing, and height to the rear with a maximum increase eaves height of 2 metres to
the front elevation. Currently the overgrown aggregated track and parking spaces attract fly tipping
and creates the appearance of an abandoned property. By creating attractive hard and soft
landscaping for the site access will help fulfil a fundamental component in enhancing the area and
place shaping.
2.11 The rear of 75 Cranleigh Drive is a development that is suitable for achieving the emphasis on
sustainability. With 200 metres walking distance of the proposed dwelling are all facilities required for
day to day living, making a need for a motor vehicle redundant and creating a positive living
environment. The existing industrial building, if maintain as its current use creates a negative effect
within its surrounding context with loud industrial noise, increased traffic traveling along the current
aggregated track, increased pollution and disruption to all the surrounding residential properties daily.
DM7 – Dwelling Mix, Size and Type
2.12 Private housing within the surrounding area is made up of a collective of 3-4 bedroom residential
dwellings and 2/1 bedroom flats resulting in a need to 2 bed dwellings. The proposed application
seeking to provide create an addition to the depleted brake within the area and create a modern
property for a variety of different lifestyles. “Government policy actively encourages local planning
authorities to provide wider opportunities for housing, as well as seeking a better min in size, type and
location of house.” The proposed application will falls within these fundamental criteria and cements it
purpose for residential use.
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DM8 – Residential Standards
2.13 Design standards and usability has been a priority throughout the design process ensuring that the
property achieves the standards and outline in “Development Management dpd revised proposed
submission, March 2014” for all potential occupies. The current property market within Leigh-on-Sea
has a depleted market for 2 bedroom dwellings and Southend Council are seeking “to ensure that new
housing reflects the need and demands of Southend’s existing and future resident’s and improves the
quality and mix of new market and affordable housing in the borough.” Therefore the proposed
change of use from a 2 storey Class B2 industrial building to a two storey residential property Class
C3 is a prime example of creating a stepping stone to achieving their objectives.
DM15 – Sustainable transport management
2.14 Sustainable transport is a fundament to future development and “supporting economic growth,
reducing carbon emissions, promoting equality of opportunity and improving the quality of life and
health.” Currently the existing use of a motorcycle work shop within the residential surrounding
increases the traffic flow and carbon emissions. The mixed use Class B2 industrial building was
existing used as a motorcycle workshop, however any other form of transport could operate from the
premises increasing the traffic, noise, pollution and disruption to the surrounding properties.
2.15 A residential property will reduce these elements and provide a sustainable location whist maintaining
two residential parking spaces that are required. The proposed application site provides the
opportunity of public transport in the form of a bus’s and railway and walking distances to work if within
the local area. With the diversity of shops, restaurants bars and fast food establishments within
walking distance cements the idealistic location for the proposed chance of us.
3. Scheme Content Use and Amount
3.1 The proposed change of use will be form Class B2 industrial building to a two storey two bedroom
residential property Class C3. The application seeks to create a residential dwelling to blend in within
the surrounding context and enhancing the aesthetically appearance of the existing property and
overall street scene. The dwelling will be used as a place of primary residence enhancing and
improving the current site and views for neighbours in the close vicinity.
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3.2 The conversion of the buildings would be seen as a benefit to the community in that the existing
building could be noisy, active and disruptive to the immediate neighbours. The conversion would be
seen as an enhancement to the area and a step forward in tackling the low quality and poorly
designed developments in the local area that need addressing.
3.2 The rear of 75 Cranleigh Drive seeks the approval for a two storey dwelling reducing the current
existing covered footprint from 127.64 metres squared to 91.29 metres squared with a proposed rear
amenity space to the south being 62.92 metres squared and parking for two vehicles to the west of the
application site.
Layout
3.3 Parking is provided to the west of the site for two vehicle in an area of 36.63 metres squared. The
design incorporates a turntable to enabling two vehicles to drive in and out of the development in a
forward motion.
3.4 The proposed front door location will be on the north elevation from the existing aggregated track into
an open planning living area. A dining area will be located to the right on entering the property with a
downstairs W.C. and stairs located to the left. To the rear of the property will be an open plan
living/kitchen area with bi/fold doors to the rear amenity space. The living area will be located to the
west elevation and the kitchen east providing access from the utility room into the proposed bin store.
The bin store will be located within the existing W.C. area with access to the aggregated track enabling
all waste and recyclable products. All waste and recyclable products will be collects from Cranleigh
Drive with access through a proposed gate at number 75 Cranleigh Drive which has been erected for
security and the prevention of fly tipping. This is common unregistered land, with this property having
right of way over (appendix 5).
3.5 The proposed first floor will have two bedrooms to the rear of the property with south facing windows.
To the south elevation is parking and garages for 73 & 73a Cranleigh Drive flats and residential
gardens to the west and east. A hood design has been created over the proposed windows to prevent
overlooking into surround amenity (Please see appendix 3). The master bedroom will be 14.16 metres
squared with a dressing area and Jack & Jill bathroom being 11.49 metres squared. Bedroom two will
be 13.25 metres squared. The first floor bathroom/en-suites will have windows to the north elevation
that will be obscure to prevent any overlooking issues for the amenity spaces of the existing flats over
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the commercial properties front London Road. The proposed window located over the stairs will also
be obscure creating privacy for the proposed dwelling and surround properties.
3.6 Amenity space will be located to the rear with new 1.8 metre close board fences being located on the
east and south boundary of the site. The existing brick wall to the west elevation will be maintained as
a feature for the proposed amenity.
Scale
3.7 Currently the overall height of the existing building is 6.34 metres high from the existing ground level.
The proposed dwelling will maintain the pitched roof over the current two storey section of the property
and create a first floor over the existing single storey front extension.
3.8 Internally the proposed first floor front extension will have a lower floor level finish to reduce the impact
of development and scale on surrounding properties. The overall proposed eaves height will have a
height of 4.2 metres at its lowest point and 4.5 metres at its highest point with a slate pitched roof of an
angle of 15 degrees to create a subtle connection between the new and old. This will result in an
increase of the front eaves level being 1.4 metres to the north west elevation and 1.7 metres to the
north east elevation.
3.9 The bin store location will have a pitch roof front to back with an eaves height of 3.03 metres and an
overall height of 3.4 metres.
Materials
3.10 The existing facing brick to the west elevation will be retained maintaining characteristics of the
original property with the north, east and south elevation having a smooth finish white render and a
Marley vertigo cladding to the north and west elevation. The proposed hood will be rendered matching
the walls and wrap around the first floor bedrooms, living room and stair windows. The windows will
be grey aluminium along with the proposed bi-fold doors to the rear, timber doors to the front and bin
store. A grey aluminium fascia and soffit will be located at the eaves with the natural slate roof being
maintained over the existing pitched roof and proposed first floor roof and single storey side pitched
roof.
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Landscaping
3.11 The existing aggregated track will be made good with a permeable surface surrounding the property
proposed parking area. The existing 1.8 metre close board fence will be maintained to the rear of the
proposed parking space.
3.12 The amenity space to the rear of the property will have a permeable slab paving with grass to the rear.
Low level planting will be located around the boarders with new 1.8 close board fences to the east and
west boundaries of the property.
4. Access
Vehicular Access
4.1 The application site has vehicle access from Station Road to the west of the site of an aggregated
surface with pot hole. The proposed dwelling will make good of the existing track with a hard surface
and enhance that will facilitate use for disabled access to the property and enhance the physical
appearance for the surrounding area.
4.2 There will also be access from Cranleigh Drive that is located to the east of the site. A gate will
situated in the newly erected fence allowing waste collection be to deposited at the existing collection
point on Cranleigh Drive.
4.3 Pedestrian access will also be provided by means of the existing track from Station Road. There are
local shops, convenient stores, restaurants, fast food and bars within the immediate walking distance
of the site and Leigh North Street Junior School to the south of the site and St. Thomas More High
School to the north of the site.
4.4 Emergency and other service vehicles will be able to access the proposed dwelling via the existing
track from Station Road and Cranleigh Drive.
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