KRT associates

Kevin R. Twigger & Associates Ltd

Rushall House, School Road, Brewood, Staffs, ST19 9DS.

t| 01902 851641

e | admin@krtassociates.co.uk

w | www.krtassociates.co.uk

February 2016

Kettering Road, Stamford

Design and Access Statement

Kier Homes Limited

Lysander House

Tempsford Hall

Sandy

Bedfordshire

SG19 2BD

Statement prepared by

2

Kevin R. Twigger & Associates Ltd

Rushall House, School Road, Brewood, Staffordshire, ST19 9DS.

t| 01902 851641 f| 01902 851642

e| admin@krtassociates.co.uk

w| www.krtassociates.co.uk

Issue date 07.03.16 09.03.16 10.03.16

Document status FINAL REVISED REVISED

Revision - A B

Author DF DF DF

© The contents of this document must not be copies or reproduced in whole or in part without the

written consent of Kevin R Twigger & Associates. All plans are reproduced from the Ordnance Survey

Map with the permission of the controller of HMSO. Crown Copyright Reserved License No. 100020449.

3

Figure 1 – Application Site Location Circled in Red (source google maps)

CONTENTS…

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1. INTRODUCTION… PAGE(S)…

1.1 Document Structure 5

1.2 Vision and Objectives 6

1.3 Site Location and Surroundings 7

1.4 Planning History 8

2. ASSESSMENT…

2.1 Site Analysis 9

2.2 Development Considerations 9

2.3 Local Vernacular Assessment 10

2.4 Typical Vernacular Details 11

3. INVOLVEMENT AND EVALUATION…

3.1 Consultation Process 12

3.2 Design Principles Evaluation 13

4. DESIGN…

4.1 Design Rationale 14

4.2 Use 15

4.3 Amount 15

4.4 Layout 16

4.5 Appearance 17

4.6 Landscaping 18

4.7 Sustainability 19

4.8 Drainage 20

4.9 Safety and Security 20

4.10 Access and Movement 21

5. SUMMARY…

5.1 Proposal Summary / Conclusion 22

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1. INTRODUCTION…

1.1 Document Structure…

This document outlines the background to the design of the proposed development illustrated through diagrams, images, plans and sketches. The document follows the suggested structure as

stated in the CABE Design and Access Guidance Publication.

The Design and Access Statement describes the design approach taken to inform the Proposed Design of the Development off Kettering Road, Stamford, Lincolnshire, which is aimed at creating a

distinctive and accessible development of high quality and sympathetic design, that reflects the prominent and historic setting of its context.

It sets out how the development proposal has followed the sequence of steps set out in recent government guidance on Design and Access Statements including:

Assessment – providing a review and analysis of the local area and site analysis.

Involvement – review pre-application consultation.

Evaluation – outlining how the analysis and consultation have influenced the design.

Design – Illustrating the proposals for the development.

The design development process has rigorously been developed in conjunction and in consultation with other consultants.

1.2 Vision and Objectives…

The Development at Kettering Road, Stamford, Lincolnshire will embrace the opportunity to

create a sustainable residential neighbourhood of the highest design quality, providing a range

of affordable family homes that reflect the architectural setting and character of the local area.

The vision for the proposed development off Kettering Road, Stamford, Lincolnshire is

consistent with the National Planning Policy Framework which sets out requirements for ‘good

design’ and ‘conserving and enhancing the natural environment’ as part of sustainable

development.

The development objectives are;

Contribute to the national housing growth agenda by providing a balanced mix of housing

types and sizes, including affordable housing.

Deliver a distinctive and well-designed development that embraces best practice and

creates an attractive, safe and sustainable community.

Respect and enhance the local environment, making the best use of the existing landform

and natural features in and around the site.

Provide a design, layout, scale and mass compatible with the locality of surrounding built

form and spaces, safeguarding the amenities of adjoining properties.

Minimise the opportunity for crime, creating a safe and secure environment.

Figure 2 – Street View of Kettering Road, looking at Site

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Figure 3 – Aerial Map of Application Site location indicated in red (source: Google Maps)

Figure 4 – Surrounding Contextual Analysis

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1.3 Site Location and Surroundings…

The application site is located off Kettering Road

approximately half a mile to the south of Stamford Town

Centre, extending to an area of 1.87ha. The site is situated

within the jurisdiction of South Kesteven District Council.

Stamford is situated on the River Welland, within the

southwesterly protrusion of the Lincolnshire Boundary,

between Rutland to the north and west, and Peterborough

to the south.

The east of Kettering Road (A43) connects with High Street

St Martins (A43), heading north provides a link onto Wharf

Road (A1175), which offers a direct route travelling north-

east towards Spalding, heading south provides a link onto

Old Great North Road (B1081), which offers a direct route

travelling south-east towards Peterborough. The west of

Kettering Road connects with Stamford Road (A43), which

offers a direct route travelling south-west towards Corby,

or alternatively the west of Kettering Road connects with

the Great North Road (A1), which offers a direct route

travelling south-east towards Peterborough (via A47).

The site is well served by existing public transportation

facilities. There is an existing bus stop outside Stamford

High School along High Street St Martins operated by

Traveline Service 183, which runs directly from Stamford to

Corby Glen. Stamford Railway Station offers rail

transportation routes to Oakham, Melton Mowbray,

Leciester, Peterborough and Huntingdon.

The Site

Rail connection to Peterborough

Rail connection to Leicester

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1.4 Planning History…

A Screening Opinion Application was submitted on 10th September 2013 by Kier Homes

Ltd, it was confirmed on 1st October 2013 that EIA was not required for the proposed

residential development. Application Reference: S13/2510.

A Full Planning Application was submitted on the 6th January 2014 by Kier Homes Ltd

for a residential development comprising 48 houses and associated parking spaces and

garages together with access road and turning areas, open space and landscaping, foul

water pumping station, surface water balancing pond and open space. The Application

was refused on the 30th May 2014, under Application Reference: S13/3322/MJRF. Kier

Homes Appealed the Decision on the 21st November 2014, the appeal was dismissed on

the 4th June 2015, under Appeal Reference: APP/E2530/A/14/2229265.

A Full Planning Application was submitted on the 14th November 2014 by Kier Homes

Ltd, for a residential development comprising 39 houses and associated parking spaces

and garages together with access road and turning areas, open space and landscaping,

foul water pumping station, surface water balancing pond and open space, under

Application Reference: S14/3078.

Figure 5 – Proposed Red Edged Application Boundary

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2. ASSESSMENT…

2.1 Site Analysis…

Topography…

The site comprises of an area of approximately 1.91 hectares and occupies a broadly square area of

land south of Stamford Town Centre. The site is currently comprised by two grass fields, part of the

southern boundary extends past the administrative boundary of South Kesteven District Council

(Lincolnshire County Council) into the Administrative boundary of Peterborough City Council.

Boundaries…

Kettering Road runs parallel along the northern boundary. The eastern boundary is bounded by an

existing residential development off Pinfold Lane. The southern boundary is bounded by an existing

tree buffer / field. The western boundary is bounded by an; existing tree buffer / field and existing

sports facilities belonging to the Stamford Endowed Schools.

Ecology and Trees…

Ecological and arboricultural surveys have been carried out to support the application. The site is not

home to any protected species and is considered an unsuitable site for most species such as great

crested newts and bats.

2.2 Development Considerations…

The development proposal will take into consideration the site’s regular shape which, will allow the

formation of a cohesive build form along with the retention of an existing landscaped buffer / area of

public opens space running along the southern boundary.

Figure 6 – View along Kettering Road (looking east)

Figure 7 – View along Kettering Road (looking west)

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2.3 Local Vernacular Assessment…

Stamford is situated close to the borders of Northamptonshire, Rutland and Cambridgeshire,

the unspoilt town features extensive Medieval and Georgian architecture, faced with local

stone. Housing located surrounding the application site are typically large detached dwellings

set within large plots with driveways or garages.

Form and Layout…

urban grain* loosely surrounds the existing highway infrastructure.

there is a loose and organic building line with properties generally set back from the

pavement.

larger houses are generally set back from the highway, typically by 3 to 6 metres.

landscaping and boundary walls are frequently used within the defensible space and in key

spaces.

Density…

low to medium density at approximately 20-30 dwellings per hectare.

predominately wide fronted 2 storey detached properties.

Feature Elements…

frontages are not uniform with simple symmetry, with occasional porches / canopies.

medieval and georgian architecture, faced with local stone.

streetscape is broken by some chimneys and with variation in ridge heights.

occasional mock tudor detailing to houses.

some dormers can be seen along primary vehicular routes.

Parking...

parking is predominantly within the plot boundaries, behind the building line.

Materials…

the materials used for walls are predominately stone dwellings with stone wall

boundaries.

the occasional use of brick, timber & white render as a contrast material.

roof materials are predominantly grey slate and brown roof tiles.

*Definition of Urban Grain – The pattern of the arrangement of street blocks, plots and their buildings in a settlement.

Figure 8 – Typical Materials

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Figure 9 – Typical Examples of Local Vernacular

2.4 Typical Existing Vernacular Details…

Church Street (junction with Church Lane – north of site)

Second Drift (west of site) Gresley Drive(north of site)

Wothrope Road (north of site)

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3. INVOLVEMENT AND EVALUATION…

3.1 Consultation Process…

Discussions with Local Planning Authority…

A formal public exhibition was held on the 21st November 2013, prior to the submission of Application Reference: S13/3322. Various discussions have taken place with South Kesteven District

Council during the submission of Application References: S13/3322 & S14/3078, comments made during these discussions have been taken in account during the design of this application

submission.

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3.2 Design Principles…

The introduction and assessment sections of this design and access statement

(sections 1 & 2) have provided valuable information to inform the

development of the site. The evaluation of this information has enabled us to

set out the following design principles:-

Respects and enhances the local environment.

Makes to best use the existing landform and natural features in and around

the site.

Is of a design, layout, scale and mass compatible with the locality of

surrounding build form and spaces, safeguarding the amenities of adjoining

properties.

Minimises the opportunity for crime, and creates a safe and secure

environment.

Materials will be locally sought where possible and be of a high quality

promoting diversity and hierarchy.

Figure 10 - Constraints and Opportunities Illustration

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4. DESIGN…

4.1 Design Rationale…

This section sets out the development proposals for the site, the conclusions

drawn from previous sections have been utilised to inform the design

process. The following areas will be illustrated;

Use – what the land will be used for.

Amount – the amount/type of accommodation and the tenure of

residential; dwellings.

Layout – why the layout was chosen and how it will work and fit in with

its surroundings.

Appearance (scale) – how character zones will deliver an attractive and

varied public realm.

Landscaping – principles behind the landscape details.

Sustainability – the social, economic and environmental principles

utilised.

Drainage – details of proposed drainage strategy.

Safety and Security – reducing the opportunities for crime and providing

good natural surveillance.

Access and Movement – assessment of the access principles.

Figure 11 – Design Principles Illustration

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4.2 Use…

The development off Kettering Road, Stamford, Lincolnshire proposes a mixed residential development of a maximum of 39 dwellings of various sizes and tenure, together with associated

accesses, parking and landscaping.

4.3 Amount…

The development proposal consists of a

maximum of 39 residential dwellings

ranging from 2 to 4 bedrooms, including

affordable, and private housing.

The proposed layout is based upon the

mix of house types outlined within the

schedule (figure 12). The design, style

and materials used will be the same for

all tenures.

Bin Storage...

Secure rear garden bin storage areas are

provided for each dwelling, where

dwellings access off a shared private

driveway, a bin storage collection point

has been provided.

Parking...

75 allocated parking spaces and 26

allocated garages will be provided for the

whole development, providing an average

of 2.58 spaces per dwelling.

Figure 12 – House Type Schedule

Figure 13 – Aerial View of Site – Edged in Red

Development at Kettering Road, Stamford, Lincolnshire.

Schedule of Accommodation

Private Dwellings

House Types Size No.

Palmerston 3 Bedroom House 1,117 4

Debden 4 Bedroom House 1,371 5

Eversden 4 Bedroom House 1,490 7

Dante 4 Bedroom House 1,614 4

Mayfair 4 Bedroom House 1,869 3

Woburn 4 Bedroom House 2,033 2

Sub-Total 25

Affordable Dwellings

House Types Size No.

2B 2 Bedroom House 798 8

3B 3 Bedroom House 906 6

Sub-Total 14

Grand-Total 39

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4.4 Layout…

The illustrative layout has been formed by principles drawn from the initial site

appraisal and context analysis, as well as making reference to established urban

design principles from local and national design guidance.

The scheme has been designed with the use of perimeter blocks creating a

secure and permeable layout. Minimum separation distances are achieved

taking cognisance of building heights and site levels.

create a development that accords with the planning policy aspirations of North

Kesteven District Council as well as satisfying regional and national planning

and development policy.

create a development which is permeable and well accessed from the

surrounding area on foot, cycle and by vehicle, whilst discouraging rat running

through the site.

provide a development of a maximum of 39 new residential dwellings, to

include a mix of different house types, in size and tenure that are distributed

evenly throughout the development.

promote a quality public realm which encourages passive surveillance and

security, particularly for pedestrians.

Figure 14 – Illustrative Layout

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4.5 Appearance (scale)…

The illustrative development proposals have been designed utilising the

following principles;

Building heights will be generally 2 with occasional 1.5 / 2.5 elements in

key areas.

Buildings will generally be constructed in sawn bedstone, recon stone and

render with recon quoins to reflect the architectural style of the local

vernacular.

The use of neutral finishes will be used together with ‘Georgian’ inspired

detailing to create dwellings of character and create a sense of place and

identity.

The entrance to the site will be flanked by key buildings to form and

attractive gateway.

The site will have distinctive character areas to promote an attractive and

varied public realm and create a sense of place and identity.

Figure 15 – Storey Height Plan

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4.6 Landscaping…

The proposed illustrative layout aims to minimise the impact of built forms

on existing landscape features and retain existing landscape features

wherever possible. The landscape proposals will:

Existing mature trees are to be retained along the development frontage

and boundaries.

Extensive new tree and shrub planting will be provided in and around

the site.

Create quality private landscaped areas and a positive ecological

environment through the landscape.

Assist in providing a secure development through defensive planting and

defining defensible boundaries.

Figure 16 – Landscaping Amenity Plan

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4.7 Sustainability…

It is important to promote a sustainable development through its lifetime by minimising

resource uses and maximising energy efficiency. For a development to be truly sustainable it

must address social, economic and environmental issues. The following outlines the principles

of development that help ensure the proposal will deliver a sustainable development for the

future:

Social…

The proposed development will increase the number, quality and diversity of the housing stock

in the area.

The development will reduce crime and anti-social behaviour by creating overlooked public

spaces and by creating an inclusive hierarchy of spaces that encourage people to take a sense of

ownership.

Parking areas will be overlooked by active frontages, a large amount of the developments

parking will be within the curtilage of each dwelling, in order to reduce the opportunity for crime

and the fear of crime.

Environmental…

The development will seek to protect, maintain and enhance areas of biodiversity by retaining

much of the existing boundary planting, and reinforcing this with new planting.

The development seeks to increase species diversity by introducing new areas soft landscaping

and tree planting across the site.

The development will seek to protect, maintain and enhance areas of biodiversity by creating

new areas of soft landscaping, conserving existing tree planting and through the enhancement

of existing landscaped areas.

The development is making the efficient use of land that has been allocated for development.

4.8 Drainage…

Please refer to Woods Hardwicke Drainage Strategy for design details.

4.9 Safety and Security…

The proposal seeks to prevent crime by reducing the opportunity for crime and the fear of

crime, resulting in safer and more secure quality places where people wish to live and work.

In order to design out crime, we have taken the following secure by design principles to

prevent crime:

well policed footpaths / communal areas by means of fenestration and additional windows.

defensible spaces would be defined by the use of low level boundary treatments or hedgerow

planting.

ground floor front elevation windows have deterrent planting underneath.

change of road surfaces denotes private areas.

on plot parking and the supervision of car-parking is achieved by the use of additional windows .

where shared rear access is unavoidable lockable gated access will be provided.

low level planting (less than 1.0m) and high crown trees (above 2.0m) will be used to assist

surveillance.

dwellings front onto existing areas of open space areas to provide maximum surveillance.

the layout has been designed in a perimeter block format to enable all areas of public and private

space to be naturally policed.

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4.10 Access & Movement…

The illustrative layout has been formed with a simple highway hierarchy,

which seeks to encourage a natural flow of movement through the

development. The principles are;

The primary access point into the development will be via Kettering Road,

connecting to a secondary route, the 90º bend adjacent plot 26 has been

designed to naturally lower traffic speeds, the bend achieves a 20m

forward visibility with widening at both sides.

A new pedestrian connection has been created along the development

frontage connecting to the existing sports facilities belonging to the

Stamford Endowed Schools (west) and connecting to Kettering Road

opposite the junction of Wothorpe Road (east).

A pedestrian link through the proposed area of public open space and

adjacent plots 30 are provided connecting to the neighbouring fields.

A number of shared / private grasscrete driveways are provided to

enhance the character of the streetscape.

Bin collection points are provided at the end of all shared / private

driveways.

Figure 17 – Access and Movement Plan

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5. SUMMARY…

5.1 Proposal Summary / Conclusion…

Development off Kettering Road, Stamford, Lincolnshire will make a substantial positive

contribution to the character and environment at Stamford and provides the opportunity to

develop a high quality sustainable scheme which follows all the current principles of urban

design. The development will provide;

Quality of Design…

Create a sense of place by responding to the character and appearance of the existing

residential area.

Integration with the community…

Reflect the existing density, form, height, materials of the local area.

Create a development which respects the amenities and privacy of the surrounding houses.

Create suitable access points and entrance features to the site.

Integrate the development into its surroundings and the local community.

Provide convenient and safe access points into and out of the site.

Access and Movement and Car Parking…

Provide a safe route for pedestrians and cyclists with low traffic speeds.

Create pedestrian and cycle movement through the site to link to its surroundings.

Provide sufficient off street parking for residents

Mixed, Inclusive and safe community…

Provide a range of types, sizes and prices of dwellings to create a mixed and inclusive

development.

The proposed development has taken into account the design considerations of the

surrounding areas and existing site, social and housing needs, along with comments raised

in the pre-application consultations. It is considered sympathetic to the character and

appearance of the surrounding development area, creating a community with a ‘sense of

place’.