WINDOWS REPLACEMENT AT 1

0161 291 9331/ 07743 32821
0161 291 9331 / 0774 344 2821
[email protected]
WINDOWS REPLACEMENT AT
1-18 MILL COURT
GLOSSOP.
Design and Access Statement. November 2014.
For Arcon Housing Association
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Contents.
Based on recommendations published by CABE.
1.0 Use
2.0 Amount
3.0 Layout
4.0 Scale
5.0 Landscaping and biodiversity
6.0 Appearance
7.0 Access
8.0 Health and safety
9.0 Heritage Statement
10.0 Conclusion
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1.0 Use
National Planning Guidance
Policy PPS1 Delivering Sustainable Development.
Policy PPS5 Planning for the Historical Environment.
Regional Spatial Strategy
Policy EM1 Integrated Enhancement and Protection of the Regions
Environmental Assets.
High Peak Local Development Framework Housing.
DESIGN STATEMENT
1.1
Mill Court is in the ownership of Arcon Housing Association and comprises
18 no 2bed flats. The building has grounds extending to 0.15 hectare
including parking provision.
1.2
The proposed works include the complete renewal of the existing softwood
windows with PVCu windows in white, with identical opening sash
arrangements to the existing.
All details can be seen on drawing no. MCW_DB_2014_01 and the site
layout plan.
1.3
Following an appraisal of the proposed works, the sites location within a
conservation area has been identified as a key issue in relation to the
context of the proposed works.
1.4
Consideration has been given to the social context of the development.
Tenants should be able to continue enjoyment of the property to the same
level enabling them to live in a healthy and well maintained environment
providing the level of living standards they require.
The existing timber windows and double glazed units have now passed
there serviceable life such that repairs are impractical and financially
unviable. They are poor quality and as a result are suffering from rot to
numerous locations. Residents have to arrange for repairs to be carried out
on a regular basis across the scheme and this has an adverse effect on
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their lifestyle as it can be viewed as an avoidable inconvenience. New
windows and double glazing will reduce the need for regular maintenance
and will improve security and thermal performance of the flats, making the
building as a hole more sustainable, both environmentally and as a building.
Residents will also benefit from reduced heat loss, and consequentially
lower heating bills.
1.5
The site has no previous planning applications.
Typical window decay
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Typical window decay
Typical window decay
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2.0 Amount
National Planning Guidance
Policy PPS1 Delivering Sustainable Development.
High Peak.
Residential Design SPD.
DESIGN STATEMENT
2.1
The proposed works are necessary to all the windows as the existing
beading and frames to the softwood windows are decaying as a result of
wet rot. The amount of works is only what is required and no more.
2.2
The proposed works have been kept to a minimum to limit the impact on the
building and consideration has been given to the physical impact of the
works in relation to the building fabric.
.
3.0 Layout
National Policy Framework.
Achieving sustainable development.
7. Requiring Good Design. 56. 57. 58.60.
National Planning Guidance
Policy PPS1 Delivering Sustainable Development.
High Peak Local Plan.
Residential Design SPD.
Design and Crime SPD.
DESIGN STATEMENT
3.1
The layout and appearance of the scheme will remain the same as the
window design will match the existing. The only alteration will be the frame
material being white PVCu instead of softwood with a white decorated finish.
3.2
Criteria most influencing the replacement windows.
Architecture.
•
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•
•
3.3
The building is within a conservation area and therefore the fenestration
arrangement should not alter.
Design and crime
Safety. Due to the poor quality of the existing windows, the flats are at an
increased risk of suffering a break in, as a number of the glazing beads can
be removed easily, which can allow the glass to be removed.
With the proposed windows, security will be improved giving the tenants
added social value.
.
4.0 Scale.
National Policy Framework.
Achieving sustainable development.
7. Requiring Good Design. 56. 57. 58.60.
Regional Spatial Strategy
Policy DP7 Promote Environmental Quality.
High Peak Local Plan.
Residential Design SPD.
Glossop Design and Place Making Strategy.
DESIGN STATEMENT
4.1
As the proposed works are simple and straight forward scale has not been
widely considered. The overall opening sizes will remain the same.
The works only involve a minor alteration to the exterior of the building and
the scale of the development will not impact on the context.
5.0 Landscaping and Biodiversity.
DESIGN STATEMENT
5.1
As the proposed development will have no impact on the existing
landscaping this has not been considering when preparing the design.
6.0 Appearance.
National Policy Framework.
Achieving sustainable development.
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7. Requiring Good Design. 56. 57. 58.60.
Regional Spatial Strategy
Policy DP7 Promote Environmental Quality.
High Peak East Local Plan.
Residential Design SPD.
Glossop Design and Place Making Strategy.
DESIGN STATEMENT
6.1
Consideration has been given to the physical impact of the proposed works
in relation to the building and its surroundings in particularly the frame finish
and window styles. As such, the frames will be white PVCu to match the
existing window colour and the window styles, including the opening sash
configurations will match the existing. The overall size of frames and
opening sashes and the positions of transoms, mullions and trickle
ventilators will be the same as existing, thus not affecting the exterior
appearance of the building. A sealant around the windows will be used to
match the colour of the existing.
7.0 Access.
High Peak Local Plan.
Residential Design SPD.
DESIGN STATEMENT
7.1
As the proposed works do not have an impact on access to and from the
building no guidance has been followed as it would not be applicable. The
window styles and opening sizes will remain the same.
8.0 Health and safety.
DESIGN STATEMENT
8.1
Under contractual requirements the contractor will be responsible for all
health and safety matters during the works. In accordance with the CDM
regulations there will be a designer’s and contractor’s hazard and risk
assessment and the contractor will participate to the Considerate
Contractors Scheme. Safety will be managed by suitable fencing and
ensuring footpaths are safely maintained and, if required, safe alternative
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provisions will be provided. The contractor will liaison with residents and
neighbouring properties with regard to any concerns and then on a regular
basis monitor the situation and ensure the procedures in place are working
effectively.
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9.0 Heritage Statement.
Regional Spatial Strategy
Policy EM1 Integrated Enhancement and Protection of the Regions
Environmental Assets.
Policy DP5 Managing Travel Demand and Protection of the Regions
Environmental Assets
Policy DP7 Promote Environmental Quality.
High Peak Local Plan.
Policy Conservation and enhancement of the built environment.
Glossop Conservation Areas Character Appraisal.
Policy BC5 Conservation areas and their settings
Replacement of external windows at Mill Court.
Glossop has significant historical associations with the development of the
textile industry in Derbyshire and its centre for the cotton industry defines its
character in the modern day. A range of 19th century workers cottages, 19th
century industrial mills and publicly donated fine buildings are the surviving
evidence of Glossop'
s development during a period where the textile industry
dominated the local economy.
9.1
Description and setting.
9.1.1 Mill Court is a single building comprising of 18 two bedroom flats for rent as
affordable homes by Arcon Housing Association. The building was
constructed in 2006 and is not listed, locally listed, or recorded in the assets
of ancient monuments.
9.1.2 The site of the building is towards the east boundary of Wren Nest
conservation area of Glossop. This statement is prepared with reference to
Glossop Conservation Areas Character Appraisal which included Wren
Nest, as produced by High Peak Borough Council.
To the south of the site are the rears of properties on High Street West, to
the north a coppice of trees and behind these the rear of dwellings on Wren
Nest Terrace. To the west is Wren Nest outlet stores and Wren Nest Mill
and to the east Shrewsbury Street. North west of the site on Shrewsbury
Road is the former Methodist Chapel and Sunday School built in 1855 with
fine stone and window details, now industrial and commercial premises.
9.1.3 The majority of residential buildings in Glossop are of a vernacular style;
their contribution to the character of the area is subtle in that it is found in
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the repetition of simple details. They have been constructed from locally
sourced gritstone with Welsh blue slate roofs. By their very nature the
elevations display a strong rhythmical pattern of window openings.
Mill Court consists of two storeys, duo pitched roof .and four chimney stacks
central to the ridge. The plan is divided into three groups or 6 flats with a
common entrance and living rooms on the south side and bedrooms on the
north side. There are stair landing windows on the south elevation and
smaller secondary living room windows in both gables.
The south elevation looks onto Glossop Brook and the rear of commercial
properties on High Street West and the north elevation to Mill Race and a
coppice of trees.
The architectural language is to reflect the style of ancillary mill buildings
and artisan cottages in the area.
The north elevation is divided into three identical bays with repetitive window
sizes and masonry infill panels. The south elevation is divided into equal
window sizes and repetitive masonry dividing panels. Both elevations set
up a rhythmical pattern.
The construction is typical of the period with cavity external masonry walls
and timber roof trusses.
The roof material is slate tile and half round clay ridge tiles and the external
walls coursed stone. Windows openings have cast stone lintels and cast
stone cills, stooled, weathered and throated. The windows are softwood
with decorative white finish and are either side or top hung. Top hung
windows have a dividing central mullion.
There are no significant architectural features.
9.1.4 In the street scene of Shrewsbury Street the building is approximately 53m
along an access road and is thus not physically connected to the street. It
has no direct relationship with any other buildings and can only be seen
obliquely when passing Shrewsbury Street and High Street West.
A dense coppice of mature trees north of the site and along Shrewsbury
Street also obstructs the view of Mill Court from the street and from the rear
of properties to the north on Wren Nest Terrace.
The most prominent view of the building is from Wren Nest Mill and Wren
Nest Outlet Stores car park and from the footpath passing along the south
elevation. It is noted the elevation of the mill facing the site has a minimal
number of windows and the view is only of the west gable of Mill Court.
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Distant view from High Street West
Coppice of trees restricting views of north elevation.
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Unoccupied building on south side of Glossop Brook.
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Rear of properties on High Street West
View from Wren Nest Outlet car park
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Restricted view from Shrewsbury Street.
Restricted view from Shrewsbury Street
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Roof top view from Wren Nest Terrace.
9.2
Assessment of significance.
9.2.1 Mill Court does not contribute significantly to the historic character of the
area except to make the picturesque Glossop Brook location and setting
sustainable with a residential block in keeping with the vernacular style of
the town and making use of a river side location previously a car park and
waste ground.
9.2.2 The building is of materials, proportions and rhythmical pattern to blend in
with the historic character of the town.
9.2.4 The setting is north of a public footpath along Glossop Brook but otherwise
is not in a prominent location.
9.3
Impact of the proposed development.
9.3.1 The existing timber windows and double glazed units have now passed
there serviceable life such that repairs are impractical and financially
unviable. New windows will improve security and thermal performance of
the flats, making the building as a hole more sustainable, both
environmentally and as a building.
The replacement with PVCu white windows and double glazed units will
provide long life low maintenance to match the existing. The overall size of
frames and opening sashes, the opening method of sashes and the
positions of transoms and mullions will replicate the positions in the existing
windows, all fitted in the same plane as the originals thus not affecting the
exterior appearance of the building. Trickle vents will be installed in the
same positions as existing. A sealant around the windows will be used to
match the colour of the existing.
9.3.2 After reinstatement the building will contribute positively to the local area,
reinforcing its position along Glossop Brook.
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10.0 Conclusion.
10.1
It is clear that the government’s main objective for planning is for
development which creates sustainable communities and encourages
economic growth. These objectives have filtered through regional policies
and High Peak policies within the Local Plan.
10.2
The proposed alterations of this application identifies with the following
criteria;
•
National Policy Framework in terms of sustainable development conserving
the environment and good design.
High Peak Borough Council Local Plan strategy and policies improving
security and sustainability. The High Peak Community Safety Strategy
provides detailed aims and objectives in trying to create safer communities,
to reduce crime and disorder and to reduce the fear of crime and disorder.
• Policy PD5 Conservation and Enhancement of the built environment. The
visual appearance of the building will be as existing.
10.3
The development at local level also adds much needed building fabric
improvement to a building offering much needed affordable living within the
Wren Nest Conservation area.
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