planning, design & access statement

Planning, Design & Access StatementProposed Outbuilding & Link to Rear of Fountain Farm, Fountain Lane, High Ham.

DSGN0285

Fountain FarmFountain LaneHigh HamLangortSomersetTA10 9DB

On behalf ofMr & Mrs N Sperrings

September 2021

re:DSGN LtdThe StudioWoodhouse FarmStoke St GregoryTauntonSomersetTA3 6JA

01823 [email protected]

DSGN0285_P_DAS

Contents

Introduction 2

Site History & Use 3

Design Brief & Development 5

Proposal Concept 7

Amount 8

Layout 8

Scale 9

Appearance 9

Landscaping 10

Planning 10

Access 10

Summary 11

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DSGN0285_P_DAS PLANNING, DESIGN & ACCESS STATEMENT

1. Introduction

1.1. This Planning, Design & Access Statement is in support of a householderplanning application to South Somerset District Council for the proposedoutbuilding & link to the rear of Fountain Farm, High ham.

1.2. The application was submitted on behalf of Mr & Mrs Sperrings, owner &occupier of the property .

1.3. This statement should be read in conjunction with the followingsupporting documents:

I. DSGN0285_P_LB01 - Location PlanII. DSGN0285_P_ESP01-ESP02 - Existing Site & Block Plans

III. DSGN0285_P_EXG01-EXG03 - Existing Floor Plans & ElevationsIV. DSGN0285_P_SP01-SP02 - Proposed Site & Block PlansV. DSGN0285_P_P01-P06 - Proposed Floor Plans , Elevations & Sections

VI. DSGN0285_P_P07 - Materials Examples & Precedent Art-board

VII. DSGN0285_P_DAS - Planning, Design & Access Statement

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2. Site History & Use

2.1. Fountain Farm is a former farmhouse located off Fountain Lane situated inthe northern tip of High Ham Village.

2.2. The property is no longer associated with agriculture or farming activitiesand for over 15 years it has been the family home of the applicant.

2.3. Planning history consists of the following:

I. 05/00320/FUL - Removal of existing conservatory and erection of newtwo storey side extension. Approved Mar 2005 & Implemented.

II. 16/00922/FUL - Change of use from agricultural to residential, erectionof two dwellings and 2 double garages, demolition of existingagricultural buildings, alterations to existing access. Approved Jul 2016& Implemented. [Note this site is outside the applicants ownership]

2.4. Drawing DSGN0285_P_ESP01 highlights the land in ownership of theapplicant and land that the property has informal access rights and use of.All the land required to carry out the proposal is considered as domesticcurtilage.

2.5. Fountain farm is set in close proximity to Fountain lane with it’s Easterngable elevation fronting the highway.

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2.6. The south elevations may be considered as the principal elevation asincludes a front porch although an existing catslide extension [approvedand built under a previous permission] projects well beyond the elevationline. The private garden and amenity spaces are largely located off thiselevation which, along with the dense hedgerow boundary and a principalentrance on the North elevation gives this space a feeling of a back garden.

2.7. To the north, located between the shared driveway and 1 Fountain Cottagesis a current provision for 3 parking spaces in association with FountainFarm. With existing parking & access located to the north of the plot andproposed garaging to the West, any occupant of Fountain Farmpredominantly uses the entrance located on this northern elevation.

2.8. Currently this primary entrance also doubles as a utility room.

2.9. When assessing the existing floor & roof plans, It is assumed historically thedwelling originally consisted of the two southern rooms & hallway. Anorthern extension appears to be added to the dwelling which explains thejuxtaposition of the roof plan and the northern gable elevation.

2.10. The western portion of the property includes a 2 storey side extension[05/00320/FUL] in which the ridge line was kept to the same level of thehouse. From the west elevation, the ground increases in height offering aslightly raised side garden followed by a level yard beyond the boundarywall/hedge. This yard currently includes one of two properties built by theapplicant father under permission 16/00922/FUL.

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3. Design Brief & Development

3.1. The proposal’s brief is to provide a new garage, utility room, an additionalbedroom space and office. During the pre-planning design process , as likemany others, the applicant has been working from home and therequirement for a dedicated home office area has increased in priority overtime.

3.2. As part of the design considerations, the increase in ground level at the rearneeded to be taken into consideration during the design process, both interms of vehicle accessibility to the proposed garage and plots beyond, butalso how this could impact the quality of space within the outbuilding.With vehicle access taking priority where alternative access to these plot'saren't possible, the garage floor must remain level to the current groundlevel which is approximately 600mm higher than the floor level of FountainFarm.

3.3. A subsequent result of this limitation means any upper floor of anyproposal will need to consider ceiling levels and the quality the upper floorspaces provide. Maximising the height of the outbuilding is required but itshould also be noted that the property behind [Brambledown] sits higherin the landscape which would be natural given the rising slope of theground.

3.4. The position of the outbuilding was also not to impede existing access tothe plots behind Fountain Farmhouse. Subsequently, this leads to anyproposal being recessed from the North elevation.

3.5. Early sketch schemes and development of the proposal explored severalways of providing these spaces within an extension projection from thewest elevation. However, it is felt a 1.5-2 storey subservient extension eitherresulted in the over-bulkiness of Fountain Farm. This was particularlyreinforced with attempts to use similar materials to 'tie-in' to Fountain farm.

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early design ground & first floor sketch

sketch West elevation

sketch North elevation with ‘fully-attached’ extension

‘Fully-attached’ sketch roof plan

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4. Proposal Concept

4.1. In order to overcome the site limitations & constraints outlined above whilsttrying to fulfill the client's brief, an idea of a separate building subtly linkedto the main dwelling house could resolve many of the issues.

4.2. A detached building can sit comfortably beside the farmhouse, similar tothat of a stand-alone garage. However, to meet the design brief it must belinked.

4.3. Orientating the outbuilding so the roofline runs perpendicular to thedwelling's main roof provides an increased open space between that of thedwelling's western gable and the flat plane of the outbuildings eaternslope.

4.4. A simple, low flat roof link will offer an unobtrusive connection not betweenoutbuilding and farmhouse. It will also allow us to provide some of thespace requirements set out in the design brief.

4.5. When considered as an outbuilding, its simple rectangular form will offer aresemblance to barn-like structure, which would be considered as suitablefor a rural location.

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5. Amount

I. The application seeks the erection of a one-and-a-half storeyoutbuilding with a single storey flat roof link to the dwelling house.

II. The domestic curtilage area associated with the house is 767sqm withthe proposal’s external footprint being 96sqm, this is approximately 12%of the domestic curtilage area.

6. Layout

6.1. The proposal allows for the current utility room & main entrance to solelybecome the primary entrance to the dwelling through providing a utilityroom within the connecting link accessed through an enlarged existingwindow opening.

6.2. In order to utilise the existing window opening, the utility room / linkingstructure needs to sit forward of the outbuildings’ northern elevation. Inaddition to this, the roof is required to be lower enough not to impede onthe sloped roofline of the existing west elevation of the dwelling.

6.3. This utility room link, set at the same level of the entrance, provides accessto the garage via a door and short flight of steps within the garage.

6.4. The double garage offers a single parking space along with the remainingspace allocated for other household and garden items.

6.5. With the Northern entrance and driveway considered as the 'front', the rearof the proposed development consists of a predominantly glazed linkbetween the existing living room and home office area which also includesthe stairs to the first floor of the outbuilding.

6.6. The first floor provides a 4th bedroom, ensuite and walk-in-wardrobe.Although appearing generous in footprint, it must be noted these arespaces set within the roof space of the outbuilding that include low slopedceiling levels.

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7. Scale

7.1. Due to the raising ground levels with the intent of keeping the building aslow as possible, the outbuilding is only a 1.5 storey development whilstFountain Farm is predominantly 2 storey and neighbouring propertyBrambledown is also 2 storey and also set on higher ground.

7.2. Although the outbuilding doesn't excessively exceed the ridge of FountainFarm, it's scale nestles comfortably within its local context.

7.3. Eaves levels are set lower than the main dwelling which helps give theappearance of subservience as desired by local planning policy.

7.4. The linking structure has been kept as low and as simple as possible tohelp give the appearance of stand-alone outbuilding and therefore againreinforce the image of subservience.

8. Appearance

8.1. The overall concept of the design proposal is a simple part domestic, partbarn-like outbuilding. Being a more detached form, it is able to be a bitmore dissociated from the design and styles of Fountain Farm and take ona more contemporary style while retaining some traditional elements, suchas it’s form.

8.2. Through the use of the materials proposed, being different from thedwelling house, will provide a contrast which once again helps reinforcesubservience.

8.3. In order to keep a simple form and appearance, the design has been keptto three prominent materials:

I. Roof - traditional slate. This offers a crisp, sleek and lighter appearancecompared to concrete or clay tiles whilst complimenting the designstyle and colour pallet of the proposal. Although High Ham consists ofmany clay and concrete roofed properties, there are exceptions to thisamong some of the most historic buildings which use slate.

II. Walls - Vertical timber cladding which if left to fade naturally becomessilver-grey, similar to the tones of the local stone , blue lias.Grey brickwork is also proposed predominantly along the Westelevation.

III. Walls - The use of a grey brick with light mortar joints will also sharesome visual similarities to the tones would within blue lias stone.It is envisaged the brickwork should include some brick detailing, suchas a header course at door lintel level and under the roof level as shownin the drawings.

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As the west elevation would also form the boundary, it is desirable touse non-combustible materials in order to meet building regulations.

8.4. Proposed windows are to be upvc grey to match existing windows ofFountain Farm. The glazed link which incorporates bifolding doors will be agrey aluminium system. The existing glazed section on the south elevationwill be upgraded to match.

8.5. A garage door proposed on the west elevation will be a tone of grey to tieinto the existing palette of colours.

8.6. The slate roof incorporates a handful of top-hung velux rooflights in orderto provide natural light and natural ventilation on the first floor. Flushrooflights would be considered more aesthetically pleasing and less busythan that or traditional dormers.

9. Landscaping

9.1. Due to the existing nature of the plot, house & garden, only a small amountof landscaping is proposed. This includes a patio / paved area to the rear[South] of the house & outbuilding. The paving extends to the westernboundary where a side gate is proposed for pedestrian access.

9.2. A section of short retaining garden wall may be required to accommodatethe sloping drive. The driveway material is envisaged to be retained asexisting - gravel.

10. Planning

10.1. The site lies within the defined settlement of High Ham, set within thedomestic curtilage of Fountain Farm.

10.2. The proposal, by reason of its size, scale and materials, respects thecharacter of the area and causes no demonstrable harm to residentialamenity, highway safety in accordance with the aims and objectives ofPolicies SD1, EQ2, TA5 and TA6 of the South Somerset Local Plan (2006-28)and the provisions of the National Planning Policy Framework 2019.

11. Access

11.1. The site is currently served by an existing vehicular access off FountainLane to the East of the site.

11.2. 3 existing parking spaces are provided to the North of the site. The proposaladds an additional parking space within the garage which will meethighway standing advice. The provision for turning will be located on ashared driveway outside the applicant's current ownership.

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11.3. Visibility onto the highway is as existing which was implemented followinga previous planning permission approval.

12. Summary

12.1. Fountain Farm, originally a small rural dwelling, has evolved and grownover the course of its lifetime to meet the needs of its occupants. During itsevolution new materials and design choices have been introduced into thedwelling such as painted render, upvc windows, timber and concrete rooftiles to name a few.

12.2. It is felt any additional two storey side extension would, even whendesigned to be subservient, would add to much mass to the existingdwelling, therefore the proposal for an outbuilding with a simple link to thedwelling overcomes this design consideration whilsts respecting andretaining the dwellings current form & character.

12.3. As per previous construction carried out on Fountain Farm, the proposalalso seeks to introduce new materials which in this instance help reinforcethe image of a stand alone structure while maintaining some traditionalfeatures and form. The application of these materials are sympathetic andnot overly modern.

12.4. Both in plan and elevation, the proposal doesn't appear dominating inrelation to the main dwelling and therefore in addition to the designprinciples, process and proposal set out in the design & access statementshould be considered for approval.

12.5. re:DSGN Ltd are more than happy to discuss with the Local Authority andParish Council any queries they have regarding this householder planningapplication.

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planning, design & access statement

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