BAY HORSE Hyde - Tamesideplandocs.tameside.gov.uk/anitepublicdocs/00218841.pdf · BAY HORSE Hyde...
Transcript of BAY HORSE Hyde - Tamesideplandocs.tameside.gov.uk/anitepublicdocs/00218841.pdf · BAY HORSE Hyde...
BAY HORSE
Hyde
Design and Access Statement
July 2015
Michael Hyde & Associates
51 Barton Arcade, Deansgate
Manchester
M3 2BJ
t: 0161 834 1018
f: 0161 834 4798
w: www.mhaarchitects.com
REV - A 20-07-15
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20 July 2015
Michael Hyde and Associates
Chartered Architects
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Contents
1.00 Introduction 3
1.01 Background 3
1.02 Purpose and Scope 3
1.03 Overview 3
1.04 Project Team 4
1.05 Supporting Documents 4
2.00 Assessment 5
2.01 Site Description 5
3.00 Planning Statement 8
3.01 Reference 8
3.02 Design Review Panel 8
4.00 Proposals 8
4.01 Design Constraints 8
4.02 Design Opportunities 8
4.03 Design Objectives 8
4.04 Design Development 8
5.00 Architecture 9
5.01 Layout 9
5.02 Scale 10
5.03 Appearance 10
6.00 Supporting Documents 12
6.01 Drawings of the existing 12
6.02 Drawings of the proposed 15
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Michael Hyde and Associates
Chartered Architects
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1.00 Introduction
Project: 1RE3/Db Food Store and Retail Units
1.01 Background
This design and access statement is to support an
application for full planning approval for the
development of a new food store with two small retail
units on, what is currently, the Bay Horse Public House
on Talbot Road in Hyde. The application has been
submitted by Paul Butler Associates, as lead
consultant, on behalf of the client Hardy Mill Properties
No. 2 LLP.
1.02 Purpose and Scope
This document provides information relating to: the site
and its surroundings, the identification of issues which
have influenced the proposal and site layout. Issues
such as pedestrian and vehicular access, integration,
and the relationship between dwellings, car parking
provision and public transport routes are covered.
1.03 Overview
The proposal for redevelopment is to form a new food
store (comprising 327sqm GIA) together with two small
retail units (totalling 183sqm GIA), adequate parking
provision, cycle store and separate service access.
Fig. 1: Bay Horse Public House
Fig. 2: Site as existing in relation to roundabout
Fig. 3: Neighbouring properties along Victoria St.
Fig. 4: Elevations of existing public house on site
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Chartered Architects
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1.04 Project Team
Client - Applicant
Hardy Mill Properties No. 2 LLP
Planning Consultant - Agent
Paul Butler Associates
Architects
Michael Hyde and Associates Ltd.
Transport Engineers
FMW Consultancy Limited
Project Manager - Quantity Surveyor
Zerum Consult Limited
1.05 Supporting Documents
This statement must be read in conjunction with the
following technical plans, drawings and documents:
Michael Hyde and Associates’ architectural drawings
(refer to drawing issue sheet as per date of submission for
latest revision):
Site Plans:
1RE3 - 1-001 - Location Plan
1RE3 - 1-003 - Existing Site Plan
1RE3 - 1-004 - Proposed Site Plan
Floor Plans:
1RE3 - 2-003 - Existing Basement Floor Plan
1RE3 - 2-004 - Existing Ground Floor Plan
1RE3 - 2-005 - Existing First Floor Plan
Elevations & Sections:
1RE3 - 3-001 - Existing Elevations
1RE3 - 3-002 - Proposed Elevations
1RE3 - 3-003 - Outbuilding - Existing Elevations
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Michael Hyde and Associates
Chartered Architects
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2.00 Assessment
2.01 Site Description
The site is located in Hyde; south of Stalybridge, east of
Manchester and is within Tameside Metropolitan
Borough Council.
The site boundary can be identified by the stone wall
along Talbot Road, Victoria Street, the neighbouring
property (no. 301) and the dirt track to the north of the
site.
Whilst the site and area has a bus route (No. 346), it is
also situated within walking distance from ‘Newton for
Hyde’ and ‘Flowery Field’ rail stations.
The site, referred to as Bay Horse, is currently occupied
by a public house mainly consisting of red brick
(ground floor), render (first floor) and stone-slate roofs.
The windows visible from Talbot Road and Victoria
Street (at the front of the public house) are sash
windows on ground floor and PVC/standard wooden
frames above and around. Whilst stone has been used
for decorative detailing at ground floor level, a dark-
painted timber pattern has been applied above first
floor level to the gable ends facing Talbot Road.
Currently, the majority of the site consists of
hardstanding providing for approximately 40 parking
spaces at the rear of the public house, some overgrown
hedges towards the north, north-east and north-west
boundaries of the site, with fully grown trees along the
retaining wall immediately adjacent to Victoria Street
and two more to the north-west.
It is clear from the aerial photograph (fig. 5) and the
photo taken from above the Imperial Chemical
Industries Factories (fig. 7), that this part of Hyde has
increased in urban grain as housing estates have been
and continue to develop, with the most recently
completed being ‘Heathers Estate’, just 0.2 miles from
the site.
Fig. 6: Aerial photograph of Bay Horse Public House, site highlighted
Victoria Street
Talbot Road
Fig. 5: Aerial photograph of Bay Horse Public House, site highlighted.
Bay Horse Public House - Site
Stalybridge
Newton
M67 Motorway
Hyde
Imperial Chemical Industries (ICI) Factories
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Michael Hyde and Associates
Chartered Architects
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Fig. 7: Site Plan - Location of Photographs
Fig. 7: Imperial Chemical Industries (ICI) Factory at Newton, 18-04-1946 - (Obtained from Hyde Cheshire Blog)
Now consists of approximately 120+ housing
Now consists of approximately 200+ housing
Now consists of approximately 400+ housing
Now golf course
Bay Horse Public House - Site
Victoria Street
Talbot Road
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Michael Hyde and Associates
Chartered Architects
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Fig. 8: Photo A
Fig. 11: Photo D Fig. 12: Photo E
Fig. 9: Photo B
Fig. 13: Photo F
Fig. 10: Photo C
Panorama taken from Victoria street, showing:
Left: Talbot Road
Middle: Bay Horse Public House and round-about
Right: Victoria Street
Existing retaining wall along Victoria Street. Significant
ground level drop between road and site.
Existing site entrance via Talbot Road with
immediately adjacent the existing bus stop.
Panorama taken from Victoria Street.
Previous access onto site directly from roundabout is still visible on road surface. Bay Horse Public House from the rear, hoarded off.
On site, facing towards Victoria Street showing the
existing retaining wall and trees.
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Michael Hyde and Associates
Chartered Architects
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3.00 Planning Statement
3.01 Reference
The Planning Statement to support this application is
produced by Paul Butler Associates and submitted
separately.
The Transport Statement to support this application is
produced by FMW Consultancy Ltd and submitted
separately.
3.02 Design Review Panel
Throughout the design process the project team has
been consulting with the Local Authority to develop the
design. A series of Design Review Panels has been
attended at which the proposals (fig. 14) were reviewed
and comments offered as to changes and
improvements that could be made. These have formed
an important aspect of the design development.
Dates of Design Review Panels:
1. 2nd February 2015
2. 18th May 2015
Further detail of how the design developed with the
comments of the panel can be found under Sub
Division 4.04 and Section 5.
4.00 Proposals
An analysis of the site was undertaken to understand
the conditions and context of the site. These are
explored below.
4.01 Design Constraints
Steep changes in level between Victoria street and
the east side of the site: existing access to be used
Massing of the existing building on site and layout
Neighbouring properties with main windows
overlooking the site
Existing site entrance from Talbot Road is near
roundabout
Current state of existing building
Private main sewer for surface water near the north-
west boundary of the site
Site area: (2130sqm / 0.213ha)
4.02 Design Opportunities
If utilising existing building:
Convert and extend existing building
If new build:
Provide a better/stronger anchor point for local
community
Difference in level of Victoria Street and site can be
utilised to lessen scale of the building
Strong/clear views from the site towards roundabout
and main roads
Enhance feeling of open space; position building
further back from main roads
Enhance feeling of open space; propose low level
building units
4.03 Design Objectives
To provide a new high quality food store to widen
the choice available to local residents and workers
To create a building of high quality that enhances
the local built environment
To promote use of public transport and cycle routes
4.04 Design Development
Several sketch ideas have been considered to establish
a clear, practical and efficient layout whilst the brief was
being developed.
Initially, it was intended to refurbish and extend the
existing building (fig. 14), retaining the car parking at
the rear and proposed separate access to residential
flats above. The consultation with the local authority
was very productive and has had a significant impact
on the design development from thereon and prompted
the development of new build options (Fig 15).
The points raised during this consultation have had a
significant impact on the design, namely:
Maintain 10m distance from neighbouring
property
Fig. 14: Refurbishment and extension scheme consulted with local authority (1-002B)
Fig. 15: New build scheme (1-004B)
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Michael Hyde and Associates
Chartered Architects
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Position entrances to retail units facing main roads
rather than car park at the rear
Locate and consider prominence of service area
Consider lighting and noise from servicing and use
of car park
Include a ‘buffer’ between site’s north eastern
boundary and dwellings beyond
Provide sufficient parking spaces for use
Consider mixed use: residential flats
Establish open area with views onto roads
5.00 Architecture
Following on from the consultation, and further to
feedback from the local authority, the various iterations
which were are illustrated at figures 16—22. The new
build development scheme option was deemed to be
preferable.
This consultation with LA concluded that:
Mixed use for the site is preferred
Consider flats or offices below roof of food store
19-20 parking bays required if food store + retail
units to be developed
1 parking bay per flat required for any residential.
3 accessible parking bays required near entrances
of food store and retail unit
Consider lighting and its effect on neighbouring
properties.
5.01 Layout
Taking into account the comments made at the panel, it
was clear from the comparison between all scheme
options that ‘1-004B - Option 1’ was the most ideal in
terms of layout.
As a result of this analysis, along with a further refinement
of the brief, the final scheme (see proposed site plan - fig.
24) is a revision of ‘1-004B - Option 1’ and comprises of:
Food store of 327m² GIA
Two small retail units of 183m² GIA total
Shop frontages overlooking car park, facing main
roads and roundabout
10m distance and green buffer maintained to
neighbouring property No. 301
Separate yard access, non-interfering with the car
park
22 parking bays of which 3 are accessible and near
entrances, and all permanently clear of service
vehicles.
Fig. 16: (1-002B - Refurbishment & Extension) - Top left
Fig. 17: (1-004B - Option 1)
Fig. 18: (1-005A - Option 2) - Bottom left
Fig. 19: (1-006 - Option 3)
Fig. 20: (1-007 - Option 4)
Fig. 21: (1-008C - Option 5)
Fig. 22: (1-009A - Option 9) - Bottom right
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Michael Hyde and Associates
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Cycle store adjacent to food store
Totem signs along Victoria Street and by
roundabout
Removal of existing trees along Victoria Street and
plantation of new trees (at 1:1 ratio) along north-
west boundary and green buffer with neighbouring
property No. 301
Slight alteration of existing site access
Removal of wall, replacement with rail fence
5.02 Scale
One of the major factors in determining the scale of the
building has been the gradient of Victoria Street and the
neighbouring properties along it, in particular house No.
301; a bungalow situated at lower level from the road.
Alongside this there is the scale of the existing building to
consider and its prominence on site and immediate
environment.
Due to its positioning, it is evident from ‘Section D - South
-east Elevation’ (fig. 23), that the proposed new build food
store and retail units are in-keeping with the roof levels of
the neighbouring bungalows and are of little prominence
on site, resulting in more open space and enhancement
of existing views from Victoria Street.
To further enhance the notion of open space and
expanding views, it is proposed to remove part of the
existing stone wall until it levels out with the footpath
along Victoria Street and add a sleek and minimalistic in
design post and rail fence on top and wrapping around
the site until it meets the new pedestrian access.
5.03 Appearance
The food store building is a simple brick building with a
mono pitch roof overhanging the entrance, supported by
a single column. The smaller retail units butting up to the
side of the food store form a simple brick addition with an
overhanging mono-pitch roof at a lower level.
The main architectural statements are the overhanging
roofs by the shop entrances to add a focal point and
express a welcoming feeling to visitors and passersby
Fig. 23: Section D - Victoria Street - South-East Elevation (3-002D)
Fig. 24: Proposed Site Plan (1-004E)
D
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.A sleek and contemporary glazing system up to just
below the shop banners provide for a full extended view
out over the car park and roundabout beyond.
The shop frontages mainly consist of mixed red and blue
brick walls broken up with shop banners and image
panels adjacent to the food store entrance.
To further accentuate the mono-pitch roofs as
architectural features and express a more contemporary
feel to of the whole building, they are to be grey metal
edged and exaggerated in overhang with minimalistic
downpipes of identical colour.
5.04 Sustainable design
The building is designed to a shell state for fitting out by
others. The walls floor and roofs will be insulated to
current building regulations standard as a minimum and
air tightness will be designed and tested to a high
standard. Glazed areas are generally on the southern
elevations with overhanging roofs for solar shading.
Opportunities for efficient procurement will be utilised
where possible, including:
Crushing and re use of arisings from demolition on
the site.
Source bricks and masonry from locally based
manufacturers.
Consideration of permeable drainage options.
Consideration of rainwater harvesting.
Use of downward only LED external lighting.
5.05 Design for Security
The building design has been reviewed by GMP design
for security team and the recommendations of section 3.3
of their report have been taken into account in the
developed design: Low boundaries, access to partially
hidden areas, overhanging eaves to discourage climbing,
access barriers to prevent out of hours nuisance have all
been considered.
External doors will be steel or aluminium with appropriate
security ratings. There will be no rooflights.
ATM’s will be clearly visible and in trafficked pedestrian
areas.
Planting will be at low level.
Fig. 25: Proposed Sections & Elevations (3-002D)
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6.00 Supporting Documents
6.01 Drawings of the existing
1RE3- 1-003 Existing Site Plan and Red Line
Boundary
1RE3 - 1-001 - Location Plan
1RE3 - 2-003 - Existing Basement Floor Plan
1RE3 - 2-004 - Existing Ground Floor Plan
1RE3 - 2-005 - Existing First Floor Plan
1RE3 - 3-001 - Existing Elevations
Any documents highlighted in bold above are
presented within this document.
Fig. 26: 1-003 Existing Site Plan and Red Line Boundary
Existing bus stop
Existing bus stop
Existing site entrance
Victoria Street
Talbot Road
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Chartered Architects
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Fig. 27: Existing Elevations (3-001A)
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Fig. 28: Existing Floor Plans
First Floor Plan
Ground Floor Plan
Basement Floor Plan
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Fig. 29: Proposed Site Plan (1-004F)
6.02 Drawings of the proposed
1RE3- 1-004 - Proposed Site Plan
1RE3- 3-002 - Proposed Sections & Elevations
Any documents highlighted in bold above are
presented within this document.
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Chartered Architects
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Fig. 30: Proposed Sections & Elevations (3-002D)