RESIDENTIAL DEVELOPMENT AT TOLWORTH GIRLS` SCHOOL

Transcription

RESIDENTIAL DEVELOPMENT AT
TOLWORTH GIRLS’
SCHOOL & SIXTH FORM
DESIGN & ACCESS STATEMENT
PREPARED BY PEGASUS DESIGN
T.0337_28C | JUNE 2016
“THE GOVERNMENT
ATTACHES GREAT
IMPORTANCE TO THE
DESIGN OF THE BUILT
ENVIRONMENT. GOOD
DESIGN IS A KEY ASPECT
OF SUSTAINABLE
DEVELOPMENT, IS
INDIVISIBLE FROM GOOD
PLANNING, AND SHOULD
CONTRIBUTE POSITIVELY
TO MAKING PLACES
BETTER FOR PEOPLE.”
(PARA. 56, NPPF 2012)
CONTENTS
PAGE 05
1
PAGE 09
INTRODUCTION
THE SITE
PAGE 47
PAGE 85
4
DESIGN PRINCIPLES
2
THE DESIGN
PROCESS
5
CONCLUSION
NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED
Pegasus
Design
Pegasus Design
Pegasus House
Querns Business Centre
Whitworth Road
Cirencester
GL7 1RT
www.pegasuspg.co.uk I T 01285 641717 I F 01285 642348
Prepared by Pegasus Design
Pegasus Design is part of Pegasus Group Ltd
Prepared on behalf of Taylor Wimpey
June 2016 Project code T.0337
Contact: Urban Design - Mike Carr, Rebecca Pass
COPYRIGHT The contents of this document must not be copied or reproduced
in whole or in part without the written consent of Pegasus Planning Group Ltd.
Crown copyright. All rights reserved, Licence number 100042093.
PAGE 31
3
INTRODUCTION
THE SITE
AERIAL VIEW OF EXISTING SITE
6 TOLWORTH GIRLS’ SCHOOL AND SIXTH FORM
SECTION 1
INTRODUCTION
PURPOSE OF THE STATEMENT
1.1
1.2
This Statement has been prepared by Pegasus
Urban Design on behalf of Taylor Wimpey to
accompany the Reserved Matters Application for
residential development on land within the grounds
of Tolworth Girls’ School & Sixth Form, Surbiton,
Surrey.
This document achieves this within the following
sections:
Section 1: Introduction – introduces the purpose of
the document and the site’s planning history;
PLANNING HISTORY
1.3
On the 4th September 2015, a hybrid planning
application for the redevelopment of Tolworth Girls’
School Site (application reference 14/10306/FUL)
was granted planning permission. This included
the grant of full permission for the erection of two
3 storey buildings to facilitate school extensions
and remodelling of the existing school, highways
works, sports provision and landscaping. An outline
planning permission was also granted for the
erection of up to 106 residential units with access
and layout approved.
1.4
In October 2015 permission was granted for a Non
Material Minor Amendment for changes to the
alignment of the emergency access (application
reference 15/10320/NMA).
1.5
In March 2016 permission under Section 73 of
the Town and Country Planning Act (1990), was
sought for the variation of condition 1 of planning
permission (14/10306/FUL). This was granted in May
2016 and allowed for amendments to be made to
the layout of the approved residential development.
Section 2: The Site – explains the key features of the
site, the wider local area and identifies opportunities
and constraints;
Section 3: The Design Process – outlines how initial
ideas and community engagement have informed a
final set of proposals;
Section 4: Explanation of the Proposals – summary
of how the design addresses issues identified
through previous analysis, including use and
amount, the site layout, movement, appearance,
landscape, detailed aspects of the layout,
sustainability, parking and a concluding statement.
SITE LOCATION PLAN
7
THE SITE
THE EXISTING SITE AND SURROUNDINGS
10 TOLWORTH GIRLS’
GIRLS SCHOOL
SCHOOLAND
ANDSIXTH
SIXTHFORM
FORM
SECTION 2
THE SITE
SITE’S IMMEDIATE CONTEXT
2.1
This section provides a summary of the assessment
of the site and its surroundings that has been
undertaken.
2.2
The site is an undeveloped field which lies within the
grounds of Tolworth Girls’ School and Sixth Form
College. Totalling approximately 1.75 hectares in
size it is currently overgrown and unused due to
poor drainage.
2.3
The site will be accessed from a new road through
the school site taken from Fullers Way North, just
off the A3 Kingston Bypass. It is bound to the south
west by the existing school site and playing fields,
and further to the south by the A3 Kingston Bypass
and Tolworth Recreation Centre. The site is well
contained by existing development on three sides.
Along the north eastern site boundary are the rear
gardens of residential properties on Selbourne
Avenue while the south eastern boundary adjoins
the residential properties off Chaffinch Close and
a traveller’s settlement known as Swallow Park. To
the north west is the Red Lion Industrial Estate that
is accessed from the Red Lion Road to the north of
Fullers Way North.
2.4
The school was built in 1932, it has been extended
from its original form and now consists of a range
of red brick buildings along with modern extensions
and a range of temporary buildings. Prior to this,
the site was historically used as a brick factory to
extract clay.
2.5
Tolworth is a suburban area to the south west of
London in the Royal Borough of Kingston upon
Thames (RBK). It consists mainly of low density
1930’s semi-detached properties, and small to
medium commercial and retail developments,
however, there are examples of more modern infill
plots within the local context. The modern infill is of
a mixed design and appearance but does not detract
from the strong established character. There is a
concentration of local industrial activity in the area
to the south of the A3 (south east of the site) within
the David Road Industrial Park.
11
HISTORICAL ANALYSIS
2.6
Tolworth is a suburban area of south west London
in the Royal Borough of Kingston upon Thames. It
was recorded in 1870 gazetteer as comprising of
a Hamlet and an ancient manor house. During the
1880’s the area consisted of green fields and the
major employers at the time were William Hipwell’s
Dairy Farm and the brickfields on Red Lion Road,
agriculture and dairy farming.
2.7
Tolworth Brickworks and clay extraction pit lay
immediately north of the site and was owned by
William Allen until his bankruptcy in 1881. By 1908
population growth was accelerating due to the
development of the brickfields and the construction
of Tolworth Sewage Farm (opened in 1891).
2.8
In the 1930’s and 40’s the clay extraction
requirements of the brickworks produced a large
water-filled pit (known locally as “The Bluey”)
which was used as a landfill site for bomb damage
and industrial materials removed from bomb sites
resulting from the “Blitz.” In 1946-1951 the Tolworth
Brickworks Company Ltd was wound down until
it was purchased in September 1953 by English
Fireplaces (est. 1938).
HISTORICAL PLAN
CONNECTIONS AND PUBLIC TRANSPORT
2.9
The site is situated just off the A3 Kingston bypass,
less than a mile from the main shopping area
known as Tolworth Broadway. Kingston town centre
is some 5.5km away and Surbiton town centre is
approximately 3km away.
2.10
Tolworth Girls’ School is approximately 25km from
London Paddington and Waterloo train stations and
20km from Heathrow airport. Chessington North/
South railway stations are some 3km from the site
with services running to London Waterloo.
2.11
The proposed site is situated off the A3 Kingston
bypass and is approximately 10km from the M25
London Orbital Motorway.
ACCESS PLAN
13
FACILITIES AND SERVICES
2.12
The proposed site is within 800m of local shops,
schools, nurseries and a doctors surgery. The main
shopping centre/high street for Tolworth, known
as Tolworth Broadway is within 1200m of the site.
This area provides a range of shops, supermarkets,
pubs, restaurants, takeaways, offices and hotels.
2.13
Tolworth Recreation Centre is located behind
Tolworth Girls’ School and provides community
leisure facilities including a gym, sports hall,
workout classes, creche and a café.
2.14
The closest children’s play area is located in
Chaffinch Close adjacent to the site.
2.15
Further afield are King George’s Playing Fields are
a large grassed area with bowling green, adventure
playground, cricket and football pitches and tennis
courts within 800m of the site.
2.16
Other recreational facilities in the area include:
• Alexandra Recreation Ground - Tolworth
Allotments; Ladywood Road Allotments &
Knollmead Allotments, Goals Centre; Kingston
University Sports Ground; and Jubilee Way
corner motorcycle scrambling and go-kart
track;
• Three primary schools - Our Lady Immaculate
Catholic School, Tolworth Infants and Junior
School, and Knollmead Primary School;
• Secondary schools - Tolworth Girls,
Southborough Boys, and Richard Challoner
Boys; and
• Four NHS GP practices - Red Lion Road
Surgery, Sunray Surgery, Warren Drive North
Surgery, and Alexandra Drive Branch Surgery.
LOCAL FACILITIES PLAN
SURROUNDING BUILT FORM CONTEXT
Existing Context
2.17
Architecturally, Tolworth consists mainly of low
density 1930’s semi-detached properties, and small
to medium commercial and retail developments.
To the south of the A3 is an area characterised
by a concentration of industrial activity. The Toby
Jug roundabout (named after the now demolished
Public House), forms an access junction between
the commercial area and the A3, linking it on the
north with the Broadway and on the south with the
A240 Kingston Road toward Epsom.
2.18
The ‘Toby Jug’ area is currently being regenerated.
An application, known as “Development Land and
Site at 1 Hoole Rise, South Surbiton” is currently
under consideration for a high density scheme. Up
to 18 stories (app 15/10074).
2.19
Tolworth also has its own train station with direct
services to London Waterloo (northbound) and
Chessington South (southbound).
15
RESIDENTIAL (EARLY 20TH CENTURY)
Residential (Early 20th century)
2.20
16 There are pockets of early 20th Century detached or
semi-detached, 2 storey properties in the residential
estates north of the site. These properties have
a rich and interesting architecture and often: are
built of red or buff brick; have sash windows, bay
windows and porches; have painted walls and
grey slated or pantile roofs with brick chimneys.
Decorative elements include: moulded lintels and
mullions; multi-paned windows; gable windows;
decorative red clay ridge roof tiles; carved wooden
architraving and fascia; tall decorative chimney
pots; brick detailing in bands and as soldier arches
above fenestration; and brick detailing to create
quoins. Plot sizes and proportions of the buildings
are generous, and low red brick walls usually define
front gardens.
TOLWORTH GIRLS’ SCHOOL AND SIXTH FORM
17
RESIDENTIAL (1930-1949)
Residential (1930-1949)
2.21
18 The majority of the surrounding residential development
dates to the interwar period interspersed with
commercial buildings. This two storey development
forms continuous lines along wide avenues. Properties
are usually terraced or semi-detached; although there
are detached properties present, these generally have
smaller proportions than those residential properties
dating from the early 1900’s. Front gardens allow off
street parking, while back gardens are longer. Buildings
often have rendered or red brick walls and bay windows
which are either square, canted or bow. Chimneys create
a varied and interesting street scene and roof tiles
are either red, brown or grey pantiles. Other features
include: moulded lintels and mullions; gable fronted
buildings; low fencing and red bricked walls defining
front gardens; porches with sloping roofs; decorative
ridge roof tiles; tile hanging on elevations; brick detailing
such as arched soldier courses above doorways; and
rendered and pebble dashed facades. There are small
street trees present along some of the streets. Many
properties have been extended into the roof space for
additional accommodation.
19
RESIDENTIAL (1950-1969)
Residential (1950-1969)
2.22
20 There are pockets of development dating from a slightly
later period than the characteristic 1930’s dwellings.
These properties are 2 storey, often terraced or
semi-detached, built in straight lines in cul-de sacs,
having brown/buff brick walls and pantile roofs. Some
properties have garages, and facades are often painted,
rendered or pebble dashed. Front gardens are usually
open with little or no boundary treatments. Properties
tend to have chimneys and porches but offer less variety
or interest due to the lack of building detail. Some
limited street trees are present in green verges running
alongside pavements.
21
RESIDENTIAL (1970’S TO PRESENT)
Residential (1970’s to Present)
2.23
22 Development from this period tends to be infill
development in small cul-de-sacs. Properties are 2 and
3 storey, usually terraced, semi-detached or purpose
built apartment blocks built of buff, brown or red bricks
with pantile roofs. Buildings are arranged in continuous
building lines fronting the roads and central open green
spaces. Some properties have garages and off road
parking, but generally plot sizes are smaller. Building
detailing is generally limited but does include soldier
bricks above windows, some tudor styling above windows
and timber and tile cladding to elevations.
23
INDUSTRIAL
Industrial
2.24
24 These buildings have large building footprints, are
monolithic in size with metal or buff/red brick facades,
large windows and flat or shallow roofs. There are large
areas for parking, with palisade fencing and signage.
There are small street trees within grass verges running
alongside the pavements.
TOLWORTH BROADWAY
Tolworth Broadway
2.25
The principal shopping centre is situated west of the
A3 in Tolworth Broadway, with the landmark Tolworth
Tower at its junction with the A3. There are a variety of
shops, cafés, an M&S supermarket, Tolworth Tower, a
Travelodge hotel and ‘Charrington Bowl.’ Commercial
premises are red brick, 3 storey in height with interesting
brick patterned facades that reflect the differing Tolworth
Brickworks products. The older blocks are split into
shop fronts with each one split into three bays above.
The three bay shop fronts are then grouped together with
varying parapet and window details to create a rhythmic
neoclassical façade.
25
TOLWORTH BRICKWORKS
Tolworth Brickworks
2.26
26 The predominant brick colours in the area are
browns and reds, particularly along Tolworth
Broadway. In the surrounding residential streets
there are a number of buff brick villas. There is a
huge variety of early 20th Century brick details in
the area which might be owing to the proximity of
Tolworth Brickworks and the specials that were
manufactured for the detailed brick fireplaces.
27
3
4
1
2
1
CONSTRAINTS AND OPPORTUNITIES PLAN
VIEWPOINTS ON SITE
PHOTOGRAPHS
1
2
CONSTRAINTS AND OPPORTUNITIES
2.27
The constraints and opportunities presented by the site
are utilised to inform and structure the development
proposals. These are outlined below and illustrated,
where appropriate, on the Constraints and Opportunities
plan shown opposite.
• Main vehicular site access fixed and approved.
• Potential pedestrian/cycle links to Chaffinch Close,
adjacent to the Red Lion Industrial Estate.
• Emergency access, pedestrian/cycle link to A3 fixed
and approved.
3
4
• Potential road noise/air pollution from A3 landscape buffer to be implemented. Buildings to be
set back from the landscape buffer.
• Potential noise from Red Lion Industrial Estate to be
screened if necessary.
• Existing residential development to northern/eastern
site boundaries. Back-to-back distances to be
adhered too.
• School playing fields to southern site boundary
potential noise and flood lighting. Built form to be set
back where possible.
• Mains sewer easement running off-site through
school playing fields.
EDGE TYPES
1
SOUTH-EASTERN BOUNDARY WITH EXISTING 2.4M HIGH CLOSE BOARD FENCE
2
EASTERN BOUNDARY ADJACENT TO CHAFFINCH CLOSE
3
NORTH BOUNDARY BACKING ONTO HOUSING OFF SELBOURNE AVENUE
4
WESTERN BOUNDARY BACKING ONTO RED LION BUSINESS PARK
29
THE DESIGN PROCESS
SECTION 3
THE DESIGN PROCESS
3.1
The layout of the development has evolved through
the different application of the development principles
and through consultation with the project team. The
diagrams and plans in this section show the design
principles and earlier versions of the design proposals.
Due to the size of the site, the complexity of the identified
constraints and opportunities, and the significant
amount of project team meetings undertaken, the design
proposals for the development have evolved considerably
over time.
EVOLUTION OF THE DEVELOPMENT LAYOUT
APPROVED OUTLINE MASTERPLAN
3.2
The development layout submitted as part of the outline
planning permission in September 2015, allowed for the
construction of 68 flats in 11 apartment blocks to the
southern portion of the site, grouped around an area
of open space. The north of the site included a total of
27 houses following a circular road layout with housing
backing onto the adjacent development on the north
east and south east boundaries and Red Lion Industrial
Estate to the west.
3.3
In May 2016 amendments were permitted to the layout
of the approved development primarily as a result of
changes to the housing mix, providing more family
housing and less flatted development. This amended
layout evolved as a result of pre-application discussions
with Royal Borough of Kingsdon-Upon-Thames (RBK)
on 20 January and 16 February 2016 and through
consultation with the consultant team. The concept
layouts for which can be seen opposite and on the
following page.
1
2
MISSED OPPORTUNITY TO
FRONT SCHOOL SITE
4
3
INCREASE AMOUNT OF
FAMILY HOUSING TO
EASTERN BOUNDARY
5
CENTRAL GREEN SQUARE
CREATED
MINIMISE APARTMENTS
TO EASTERN BOUNDARY
BACKING ONTO EXISTING
RESIDENTIAL
6
GREEN SQUARE FRAMED
AT SITE ENTRANCE. GREEN
INTERFACE WITH SCHOOL
BUILT FORM TO ADDRESS
SITE ENTRANCE. GREEN
INTERFACE WITH SCHOOL.
ADDITIONAL POCKET PARK
WITHIN SITE
CONCEPT LAYOUTS
33
3.4
The aims of the amended layout are to:
• Create a high quality, contemporary scheme using
traditional roofscape and respecting the surrounding
properties;
• Follow the characteristics of the traditional built
form in the surrounding area. A variety of Victorian
terraces and semi-detached houses to protect the
suburban character of the area;
• Improve rear garden sizes to meet minimum
standards set out in the Residential Design
Supplementary Planning Document (RDSPD);
• Improve parking provision and reduce rear parking
courts;
• Provide additional family housing in keeping with
the residential areas of Tolworth. Mix compliant with
Core Strategy;
• House types designed to meet the national space
standards and elevated to create an area with its own
distinctive character;
• Create a central green square as a focal point within
the layout, also providing additional amenity space to
the residents living in the apartments;
• Back to back distances with existing residential
improved and separation distances of at least 21m
provided within the layout;
• Provide a shared surface within the development to
act as a natural traffic calming measure;
• Maintain a density of 60dph;
• Apartments designed to provide private amenity
space with balconies designed to meet the national
space standards (minimum 5m sq);
• Maintain future pedestrian links to industrial estate
and Chaffinch Close; and
• A simple, contemporary materials pallet will consist
of buff/dark grey brick, warm timber panels, slate
grey roofing.
PREFERRED CONCEPT PLAN
DESIGN CONCEPTS
12
1 Open space used to mark the ‘arrival’ and gateway to
the development.
2 Open space provides interface/buffer to the school.
6
12
3 Buildings front out over the open space providing a
‘fair face’ to the south.
6
4 Built form is set back from the school playing fields
creating enclosure and providing privacy to the
apartments.
7
6
5 A central green square provides direct pedestrian
6
8
10
6
10
11
9
3
1
4
6 Strong build lines create active frontages.
7 Increase family housing.
8 Proposed roofscape sympathetic to existing
properties backing onto site boundaries.
10
6
9 Four storey landmark buildings mark site entrance.
10Attractive shared surface streets link key spaces
within the development.
12
2
routes from the site to the emergency access/
footway onto the A3.
11Verdant streets ensure cars do not dominate the
development.
12Parameter blocks formed to respect existing
5
dwellings to north of eastern boundaries.
DESIGN
&&
ACCESS
STATEMENT
DESIGN
ACCESS
STATEMENT
3535
SHARED SURFACES
KEY SPACES
• A
network of attractive shared surface streets encourages pedestrian
and cyclist movement in and around the site.
• Inviting key spaces are defined by changes in surface materials. These
spaces are linked by a grid of internal streets.
• A series of routes give residents different options of movement
through the development.
• Theses spaces provide opportunities for people to stop and gather.
Trees provide shade or shelter, street furniture such as benches
provide areas to sit and meet with neighbours.
• S
hared surface principles ensure cars do not dominate the streets.
On-street parking is integrated into the design and broken up with
areas of soft landscaping.
• T
hese verdant streets become a destination rather than a means to
get from A to B.
• Build outs narrowing streets have multiple functions offering
additional traffic calming and larger areas of planting provide spaces
for people to stop and socialise.
• Areas of soft landscaping add interest to streets, creating soft edges
and dividing up areas of hard paving.
• Key spaces are enclosed with key buildings providing good surveillance
and safe places to use.
KEY BUILDINGS
GREEN SPACES
• T
hree landmark buildings mark the site entrance creating a strong
build line, these take the form of high density, four storey apartment
blocks.
• T
here are two areas of public open space within the development: Green
Square and East Park Square.
• T
hese landmark apartment blocks enclose the Green Square at the
site entrance and provide surveillance over the public open space.
• P
arking is located behind the apartments to allow a landscape
dominated gateway to the development.
• K
ey buildings are used within the site to terminate vistas and enclose
key spaces. Built form has been designed to turn corners to avoid
blank elevations.
• The Green Square at the site entrance provides a large area of public
open space for all to use and a focal point as you enter the site. The
green space visually links the site with the school playing fields
adjacent.
• T
he Green Square provides an opportunity for play space and pedestrian
links joining the school site with the A3 cycle link.
• East Park Square takes the form of a pocket park. This small area of
public open space aims to give people a quiet place to escape and enjoy.
• A future potential pedestrian link into Chaffinch Close has been provided
adjacent to East Park Square. This green space would act as an
entrance marker for pedestrians using the link.
• East Park Square also spills out onto the street creating another
key space within the development and adding to the verdant street
character.
37
3.5
The amended layout (below) reduces the number of
apartment blocks from 11 to 3 and realigns the main
apartment block to frame the green square and school
playing fields. It also provides a total of 131 car parking
spaces within the site, an increase from the 120
planned for the outline planning application layout. The
location of these parking spaces reflect those permited
in the original outline application, remaining to be in
accordance with the councils adopted parking standards.
With rear parking courts for the apartment blocks,
garages and on plot parking for the houses.
POTENTIAL FUTURE
PEDESTRIAN/CYCLE LINK
COMPLIANT BACK-TO-BACK
DISTANCES
RESIDENTIAL PROPERTIES
BACKING ONTO SITE FROM
SELBOURNE AVENUE
EXISTING BUILDING RED LION
INDUSTRIAL ESTATE SCREENED
FROM PUBLIC REALM
SHARED SURFACES BROKEN UP
WITH AREAS OF PAVING TO ACT
AS NATURAL TRAFFIC CALMING
COMPLIANT BACK-TO-BACK
DISTANCES
‘POCKET PARK’ OPEN
SPACE ‘KEY SPACES’
KEY BUILDINGS AT
SITE ENTRANCE
POTENTIAL FUTURE
PEDESTRIAN/CYCLE LINK
APPROVED SITE ACCESS
THROUGH SCHOOL
CHAFFINCH CLOSE
CHILDREN’S PLAYGROUND
PUBLIC OPEN SPACE - FOCAL POINT BUFFER TO PLAYING FIELDS
EMERGENCY ACCESS/
PEDESTRIAN/ CYCLE LINK TO A3
INDICATIVE LAYOUT PLAN
APARTMENTS DESIGNED TO
PROVIDE NATURAL SURVEILLANCE
OVER FOOTPATH AND POS
KEY DESIGN PRINCIPLES:
• G
reen Square enclosed by apartments creating a key
green space as you enter the site. Parking relocated
behind the built form.
• S
hared space principle applied to entire design
creating lower traffic speeds.
• Areas of soft landscaping add interest to streets,
creating soft edges and dividing up areas of hard
paving.
• L
ow hedge planting and street trees play an
important role in creating attractive streets.
• Inviting key spaces defined by changes in surface
materials, link the internal streets together.
39
DESIGN PRINCIPLES & SUSTAINABLE
STRUCTURING
3.6
3.7
In line with National and Local Government
Guidance and Policy, considerable importance
has been placed on achieving a high standard of
design across the site. The application of urban
design objectives will ensure a high quality layout is
achieved whilst the identification of the constraints
and opportunities will ensure that the proposals
are sensitively assimilated on the site and into the
surrounding landscape and urban fabric. Successful
urban design is dependent upon achieving an
appropriate relationship between community needs,
development principles, development form and a
positive response to local conditions.
The principles which have been developed in order
to steer the design of the new community have been
derived from the site assessment in conjunction
with the delivery of a high quality development
which achieves the criteria set out within the NPPF,
namely:
Function and Quality
Quality of Public Realm
“Developments will function well
and add to the overall quality of
the area, not just for the short
term but over the lifetime of the
development” (paragraph 58, point
1, NPPF 2012.)
“Developments will establish
a strong sense of place, using
streetscapes and buildings to
create attractive and comfortable
places to live, work and visit”
paragraph 58, point 2, NPPF 2012.
• New development provides the opportunity to
establish a distinctive identity to a place which,
whilst having its own character, integrates
with the surrounding built form and landscape
context;
• Provision of a clear hierarchy of connected
spaces and places, including streets, accessible
by a variety of users which consider the
design of the space as well as its function as a
movement corridor;
• Establish a distinctive identity through welldesigned spaces and built form;
• Integration of proposed landscape features in
order to soften the built form;
• Minimise the impact of the development on the
surrounding built context; and
• Creation of a clearly defined public realm
through the provision of continuous building
frontage lines and variations in enclosure of
private spaces;
• Ensure that the development does not increase
the risk from flooding in the area.
• Control of access to private areas, particularly
rear gardens and parking courts; and
• Provision of a variety of accessible public open
spaces and recreation areas to meet the needs
of the local community whilst encouraging
social activity.
Accessibility
Response to Context
“Developments optimise
the potential of the site to
accommodate development, create
and sustain an appropriate mix of
uses (including incorporation of
green and other public spaces as
part of developments) and support
local facilities and transport
networks” paragraph 58, point 3,
NPPF 2012.
“Developments will respond
to local character and history,
and reflect the identity of local
surrounding and materials, while
not preventing or discouraging
appropriate innovation” paragraph
58, point 4, NPPF 2012.
• Convenient, safe and direct access for all
residents to the existing and proposed local
services and facilities including schools, retail,
community uses and employment opportunities;
• Respond to the existing site topography
including the consideration of views in and out
of the site from neighbouring properties; and
• Provision of multiple pedestrian access
points into the development forming part of a
permeable network of streets;
• Integration of the development into the existing
built form fabric of Tolworth particularly in
relation to scale, height and massing;
• Protection of existing and proposed residential
amenity through the use of frontage
development thereby enclosing rear gardens.
• Maximisation of the opportunities for alternative
modes of transport to the car particularly
walking and cycling;
• Creation of a clear movement hierarchy
providing easily recognisable routes which
balances the street as a space alongside its
function as a movement corridor; and
• Maximisation of the connections to Tolworth
Broadway via sustainable routes for pedestrians
and cyclists;
41
Safe and Accessible Environments
A Place for Everyone
“Developments create safe and
accessible environments where
crime and disorder, and the fear
of crime, do not undermine quality
of life or community cohesion”
paragraph 58, point 5, NPPF 2012.
• Creation of a development which allows ease
of movement for all types of users and provides
equal employment, social, community, leisure
and retail activity opportunities for all; and
• Creation of a clearly defined public realm
through the provision of continuous building
frontage lines and variations in enclosure of
private spaces; and
• Control of access to private areas, particularly
rear gardens and parking courts.
• Consideration of the proposals in relation to the
location of the buildings on the site, gradients,
and the relationship between various uses and
transport infrastructure, particularly for those
with disabilities.
Sustainability
• Provision of a range of house types, tenures and
sizes in order to cater for choice and a variety of
households;
• Provision of Sustainable Urban Drainage
Systems as part of the flood mitigation
proposals;
• In-built ‘robustness’ – the ability of the
development, including individual buildings,
to adapt to changes such as use, lifestyle and
demography over time; and
• Make efficient use of land through proposing a
development with an appropriate density.
DESIGN POLICY
3.8
3.9
Outline consent for the site has already been
granted including details of layout and access. This
reserved matters application therefore only seeks
approval for scale, appearance and landscaping.
This application has been developed having had
regard to National and Local Planning policies in
respect of design, which are summarised below.
It has also been informed by pre-application
consultation with the general public and Officers at
the Borough Council.
National Guidance
3.10
3.11
The National Planning Policy Framework (NPPF)
sets out the Government’s approach for delivering
the homes, infrastructure and places that are
needed whilst both protecting and enhancing the
natural and historic environment.
Section 7 of the NPPF places importance in
delivering good design. However, it sets out that
planning decisions should not attempt to impose
architectural styles or particular tastes, but
requires development to promote or reinforce local
distinctiveness.
Local Guidance
3.12
Royal Borough of Kingston Supplementary
Planning Documents
The London Plan (2015)
• Housing Standards: Dwellings in line with the
Nationally described space standards
• Sustainable Transport Supplementary Planning
Document (2013) (STSPD)
• Policy 2.18: Integration of green infrastructure
• Residential Design Supplementary Planning
Document (2013) (RDSPD)
• Policy 3.8: A mix and range of housing should be
provided
3.13
• Policy 6.9: Requires secure cycle parking to be
provided
• Policy 6.10: High quality safe pedestrian
environment
• Minimum garden sizes
• Policy 7.1: High quality development that
contributes to a sense of place
• Separation distances of 21 metres between
facing windows and habitable rooms
• Policy 7.3: Reduce opportunities for criminal
behaviour
• Separation distance of 7.5m between new
habitable room windows and boundary to
neighbouring properties;
• Policy 7.4: Deliver high quality design
• Policy CS8: Requires good design
• 15m between new habitable room windows and
flank wall of neighbouring property;
• Policy CS9: Provision of recycling facilities
• P
rovide at least 2m between the back of the
footway and the habitable room window;
Royal Borough of Kingston Local Development
Framework Core Strategy (2012)
• O
ff set ground floor level by at least 1m to
create a level change to avoid those passing on
the footway having direct sight into habitable
rooms;
• DM3: Climate change adaption
• DM5: Provision of high quality accessible open
space
• DM8: Provision of on-site facilities for cyclists
• D
wellings are built to Lifetime Homes and 10%
wheelchair accessible.
• DM9: Minimum parking standards
• DM10: Incorporate principles of good design
• DM13: Minimum of 30% of dwellings as 3 or
more bedrooms
The RDSPD includes detailed design guidance on
the layout and arrangement of dwellings and how
they should relate to each other as well as existing
development. Key design considerations include the
following:
3.14
This Design & Access Statement demonstrates
how the proposals accord with the above guidance
to deliver a high quality development which will
enhance the character of the local area.
43
THE PUBLIC CONSULTATION PROCESS
44 3.15
The community engagement process for the
Reserved Matters Application centred around a
public consultation event held by Taylor Wimpey at
Tolworth Girls’ School on Monday 21st March 2016.
3.16
In order to publicise the consultation event,
invitation postcards were distributed to 577
properties in the immediate vicinity of the
application site inviting local residents to attend
and find out more about Taylor Wimpey’s proposals.
These postcards were distributed by second-class
post on Thursday 3rd March.
3.17
In addition, Taylor Wimpey contacted members of
Kingston Council and representatives from Tolworth
Girls’ School & Sixth Form to invite them to attend
the public consultation event.
3.18
Publicity posters were displayed at Tolworth Girls’
School & Sixth Form to ensure staff, parents and
pupils were aware of the consultation event. To raise
awareness of the main public exhibition across a
wider area, a press release publicising the event
was issued to a number of local media titles on
Wednesday 9th March.
3.19
3.20
The public exhibition was held at Tolworth Girls’
School & Sixth Form, Fullers Way North, Surbiton,
Surrey, KT6 7LQ, (adjacent to the application
site), between 4pm and 8pm on Monday 21st
March 2016. The purpose of the exhibition was
to inform interested parties of the applicant’s
intention to submit a planning application for
residential development on the site and to give
them the opportunity to provide their feedback on
the scheme. On display at the exhibition were a
number of information boards which set out the
background to the application and provided details
of the proposed development. It was hosted by key
members of the Taylor Wimpey project team who
were available to answer questions and respond to
comments raised.
All the information on display at the public
exhibition was also made available to view online
on the Taylor Wimpey website (www.taylorwimpey.
co.uk/tolworth) to ensure that those unable to
attend the event could still participate fully in the
consultation process.
3.21
Those participating in the public consultation
were invited to complete feedback forms enabling
them to comment on specific aspects of the
proposed scheme. Feedback forms could be given
to a member of the team during the exhibition
or returned to Taylor Wimpey by email or post.
Alternatively, comments could be submitted
online via the consultation website. Feedback was
accepted by the Applicant up to and including the
end of the consultation period on Monday 4th April
2016.
3.22
For further details of the consultation responses
please refer to the Statement of Community
Involvement, which accompanies this application.
45
DESIGN PROPOSALS
SECTION 4
DESIGN PROPOSALS
DESIGN PROPOSALS
Use & Amount of Development
4.1
(The Town and Country Planning (Development
Management Procedure) (England) Order 2015
states that “amount” means (a) the number of
proposed units for residential use).
Residential - 106 dwellings (Class C3)
4.2
The development achieves an average net density
of 60 dwellings per hectare (dph) or 191 habitable
rooms per hectare. This density results in the
efficient use of the site while at the same time
promoting densities which are appropriate to
the local area and which will help assimilate the
development into the surrounding areas.
4.3
A range of house types and sizes are provided which
will assist in creating a balanced community, as a
variety of households can be accommodated thereby
minimising the potential for social exclusion. This
will provide a hierarchy of dwellings from 4 bed
properties through to 1 bed flats which will allow
for a housing mix as outlined in the table on the
following page.
Affordable Housing
4.4
The outline Planning Permission was approved
subject to a section 106 Agreement requiring 10%
of the residential units to be designated for the
Help to Buy scheme and a financial contribution
of £300,000. The Reserved Matters Application
includes this provision in line with section 106
agreement.
House Type
Indicative Mix (Outline
planning permission)
Indicative Mix (Approved
Amended Layout)
1 bed flat
19
40
2 bed flat
49
3 bed duplex
6
-
3 bed house
32
25
4 bed house
-
41
Table 1:
Indicative Housing Mix
SITE LAYOUT
49
CHARACTER AREAS
3
CHARACTER AREAS
4.5
• Gateway Entrance
3
• Core Housing
2
• Mews Courts
4.6
These three character areas have subtle differences
but are defined by their street typology, a change
in material, soft and hard landscaping details and
scale and massing.
4.7
Due to the scale of the site architectural details
such as doors, windows, dormers and canopies
are uniform throughout the development creating
continuity within the scheme. Clean lines and
a simple materials pallet create a modern
architectural style giving the site a distinctive
character within the local area but sympathetic to
it’s surroundings.
3
1
GREY DOOR
50 GREY RAIN WATER GOODS SLATE ROOF
Character areas have been defined within the
development that will help to achieve the creation of
a sense of place. The proposed character areas are:
1
GATEWAY ENTRANCE
2
CORE HOUSING
3
MEWS COURT
GREY DOOR CANOPY WINDOWS GREY TIMBER CLADDING
YELLOW/BUFF BRICK
GATEWAY ENTRANCE
GATEWAY ENTRANCE
4.8
4.9
The entrance to the site in clearly defined by three,
four storey apartment blocks. These buildings form
the primary frontage, overlooking the public open
space, providing natural surveillance and creating
enclosure.
The built form is larger in scale than the remainder
of the site. The architectural style has clean, crisp
lines with a vertical emphasis. Parapet walls
are a unique feature within this character area,
adding interest to the elevations. Balconies have
been designed into the footprint finished with a
contemporary glass balcony.
Urban Form
• Buildings fronting Green Square set back from from main road.
• Greater presence and continuity of urban form in this character area.
• Development designed to frame key spaces.
Building Typology
• Built form consists of four storey apartment blocks.
• Bespoke, corner turning Landmark Buildings designed to enclose the Green square and mark site entrance.
Density
• High Density.
Building Lines
• Consistent to give coherence to the built form.
• Primary Frontage (refer to Frontages Plan).
• Strong, predominant building line.
Height / Enclosure
• Greater in height and enclosure than other character areas.
• Development has a greater presence than other areas.
Roofscape
• Hipped roofs with parapet walls to animate public realm frontages.
• Dropped eave lines where building is set back will create variety along the streetscape.
Scale and Proportion
• Symmetric and proportionate in scale to surrounding context.
Building Detail
• Soft contemporary details. Grey windows, doors, fascia, rain water goods and canopies. Balconies designed into
building footprint with glass panel railings.
• Apartments designed to ensure equal importance to all elevations fronting onto the public realm.
VILLAGE GOLDEN THATCH
Building Materials
• Walls – yellow brick and grey timber effect cladding (refer to Materials Layout for further details)
• Roof – Grey slate/slate effect.
Landscape Design
• Formal street tree planting, typically within grassed verges or public open space. Street furniture to consist modern
design within Public Open Space. Refer to detailed Landscaping.
• Please refer to Detailed Landscape Proposals for specific tree types and landscape character.
Parking
• A
reas of on street parking broken up with soft landscaping. Rear parking courts designed with natural surveillance–
see Parking Strategy
Enclosure Details
• Low hedge planting used to define private amenity space with public realm.
CLADDING DETAIL
• 1.8m timber fencing and brick walls to enclose parking courts and private communal spaces from public realm.
Key Spaces
• Landmark buildings used to reinforce the role of the central key space ‘Green Square’.
CONTEMPORARY GLASS
BALCONIES
51
CORE HOUSING
CORE HOUSING
4.10
Attractive shared space streets connect a series of
key spaces in the heart of the development making
up the core housing character area. Predominantly
2.5 storey town houses with 3 storey elements to
end terraces and framing key spaces. There is also
an element of 2 storey, wide fronted units backing
onto the employment providing greater variety of
house types.
Urban Form
• Consistent built frontage facing the Secondary Streets.
• Development fronts directly onto the Secondary Streets to reinforce their linear character.
Building Typology
• Development will be predominantly terraced and semi-detached dwellings.
• Corner turning buildings at junctions and key spaces to provide active frontages.
Density
• Medium-High density
Building Lines
• Consistent to give coherence to the built form.
• See Street Type: Secondary Streets
Height / Enclosure
• Predominantly 2.5 storey dwellings with occasional 3 storeys in key locations. Some two storey wider fronted
dwelling used where block depth narrows and to provide variation to the street scene.
• Formal enclosure to the street.
Roofscape
• Traditional pitched roofs with a running theme of protruding gables fronting the street.
• Flat roof dormers consistant throughout the site.
• Symmetric and proportionate in scale to plot size and surrounding context.
Building Detail
• Soft contemporary details. Grey windows, doors, fascia, rain water goods and canopies.
•
Building Materials
Dwellings designed to ensure no blank walls front onto the public realm/streets.
• Walls – buff/yellow brick and occasional grey timber effect cladding to gable end plots (refer to Materials Layout for
further details)
Landscape Design
GREY TIMBER CLADDING TO
GABLE ENDS
oft Landscaping to be simple with formally planted front gardens- Refer to detailed Landscaping.
• S
• Shared surfaces broken up with areas of tree planting and low shrub planting.
Parking
• Allocated, off-street parking, some plots with integral garages – see Parking Strategy.
Enclosure Details
• Frontages defined by low hedge planting or shrub beds
• 1.8m high brick walls to define private rear gardens from public realm, private garden spaces divided by 1.8m high
timber fence.
• Refer to Enclosure Details Section.
Key Spaces
• Dual aspect houses used to provide surveillance over key spaces and terminate key vistas.
• Key spaces defined by a change in surface material and soft landscaping.
• East Park Square provides a ‘Pocket Park’ within the site
OLD ENGLISH BUFF MULTI BRICK
VIEW ALONG SHARED SURFACE STREET IN CORE HOUSING CHARACTER AREA
53
MEWS COURT
MEWS COURTS
4.11
Short terraced rows enclose mews style parking
courts. A change in material, landscaping and
surface treatment clearly define these areas.
Shared surface streets are narrower then those
in the Core Housing area. Narrow fronted town
houses provide strong build lines and corner turning
buildings ensure there are no blank gable walls
fronting onto the public realm.
Urban Form
•
Dwellings arranged in terraced rows, providing clear presence and frontage onto Mews Courts.
• These areas provide parking with good surveillance. Area defined by a change in surface material and soft
landscaping treatment.
Building Typology
• Predominantly shorts runs of terraced dwellings.
• Generally smaller family homes.
• Corner turner buildings
Density
• Low-medium density.
Building Lines
• Frontage in terms of setback consistent to allow for frontage parking.
• See Street Type: Mews Court
Height / Enclosure
• Predominantly 2.5 storey dwellings with occasional 3 storeys to end terrace joining secondary street.
• Strong sense of enclosure to the street due to narrower road type with built form on either side, although set back
to allow for parking to the front of dwellings.
Roofscape
• Eaves and ridge lines will typically be consistent between groups of buildings.
• Occasional use of gables to provide variety where Mews Courts join Secondary Streets.
• Building scale to be complementary to adjoining buildings.
Building Detail
• Soft contemporary details. Grey windows, doors, fascia, rain water goods and canopies.
•
SHORT TERRACED ROWS
Building Materials
Dwellings designed to ensure no blank walls front onto the public realm/streets.
• Walls – buff multi brick and occasional grey timber effect cladding to gable end plots (refer to Materials Layout for
further details)
Landscape Design
• S
oft Landscaping to be simple with largely open front gardens, a change in plant types to other character areas.
• Street trees and soft landscaping used to break up frontage parking wherever possible.
Parking
• Allocated, off-street parking within the Mews Court, some plots with integral garages – see Parking Strategy.
Enclosure Details
• Formal planting to front gardens.
• 1.8m high brick walls or timber fencing to define private rear gardens.
• Refer to Enclosure Details Section.
BURWELL BUFF
VIEW INTO MEWS COURT
55
INDICATIVE IMAGES OF SHARED SURFACES
ACCESS/ROAD HIERARCHY
4.12
The indicative layout shows the disposition of land
uses and the proposed structure for movement
within the development. A well connected
movement network, accessible by all users, is
proposed which will help to ensure that all areas
of the development are easy to navigate, safe and
secure. The movement hierarchy clearly defines the
main routes and helps achieve a permeable layout.
The hierarchy recognises the need to combine
the function of the street as a movement corridor
alongside its place function. The importance of each
of the street types in terms of its movement and
place function varies within the hierarchy. Streets
are defined by the building layout, so that buildings
rather than roads dominate.
4.13
The development proposals have been influenced
by “Manual for Streets 1 & 2” which encourages
designers to move away from standardised
prescriptive measures and adopt a more innovative
approach in order to create high quality places for
all users, ages and abilities.
4.14
The internal roads to the proposed scheme
have been designed to Manual for Streets latest
guidance. A shared surface approach has been
applied to create natural traffic calming throughout
the development. Rumble strips will mark the site
entrance and key spaces will be defined by a change
in surface.
4.15
The sole vehicular access to the site would be
provided through the approved access road on
the south west boundary of the site. Entrance into
the site would be framed by an apartment block
to the north and open space to the south. At the
southern point of the site an emergency access/
pedestrian and cycle path link has been approved
which will provide the residential development with
connectivity with the surrounding residential areas,
adjacent to the A3.
4.16
Forward visibility achieved around corner plots is
18m (in accordance with Manual for Street Guidance
for 16mph). Landscaping within visibility splays
has been designed to be no higher than 600mm.
Highways engineers have used vehicle tracking
software to ensure the proposed layout complies
with current Highway Design Guidance. See tracking
drawings overleaf.
MOVEMENT HIERARCHY PLAN
57
PRIVATE VEHICLE TRACKING
Vehicle Tracking
• The site has been tracked with a 10.8m x 2.6m
refuse vehicle in accordance with RBK SPD
standards.
• Car parking has been tracked with a 4.6m large
car.
Highway Visibility
• Forward visibility of 18m and junction visibility
of 18m x 2.4m has been provided in accordance
with Manual for Streets for a 16mph road.
REFUSE VEHICLE TRACKING
59
STREET TYPOLOGIES
PRIMARY STREET
4.17
Main road into the site forms a transition zone from
the approved access road to shared surface within
the development.
• Higher density
• P
redominantly 4 storey apartments with some
2.5-3 storey town houses
• 6.8m wide shared surface - bitmac surface
• 1m service margin delineated with a change in
surface material
umble strips to define change in carriageway
• R
and act as traffic calming
• Rear parking courts
• Frontages defined with shrub planting
• 2
1m separation distances between habitable
rooms
MEWS COURTS
SECONDARY STREET
4.18
Internal loop road joining key node points together.
4.19
Private lanes serving up to 6 dwellings.
• 2-3 storey houses
• 2.5-3 storey town houses
• Short terraced rows and semi detached plots
• Terraced rows
• 6.8m wide shared surface
• Short-narrow lanes used as parking court
• 1
m service margin either side delineated with a
change in surface material
• 6m wide block paved shared surface
• Rumble strips to define change in carriageway
• On-plot parking in front of houses
• Private frontages enclosed with shrub planting
• 6m set backs
• On plot parking
• Frontages enclosed with low hedge planting
• Key spaces defined with a change in material
• D
ual aspect elevations to dwellings used to turn
corners
• 21m back to back separation distances
• Carriageway narrows to 3.8m with areas of soft
landscaping at pitch points.
61
Parking
4.20
The Sustainable Transport Supplementary Planning
Document (2013) (STSPD) outlines car parking
standards for the Borough as follows:
Unit Size
Number of vehicle
parking spaces
Number of cycle
parking spaces
1/2 bed
Less than 1 space
1 space
3 bed
1.5 spaces
2 spaces
4 + bed
Up to 2 spaces
2 spaces
4.22
Table 2: Borough Council’s Parking Standards
4.21
The STSPD also sets the minimum parking bay
sizes as follows:
• Parallel parking – 6m length x 2.4m depth;
Type
• Grouped parking – 4.8m length x 2.4m width and
6m reversing distance;
Outline Planning
Permission
Proposed
Amendment
Garage
15
6
Allocated
99
121
Casual
6
5
Average space
per dwelling
1.1
1.2
• Disabled spaces – 4.8m length x 3.0m width with
a 1.2m service area to one side and the rear;
• Garages – 3m width x 5.2m length; and
• Garage + 1 cycle space – 7m length x 3.3m width
or 3.95m width x 6m length.
Table 3: Car parking within the scheme
4.23
62 The development proposals will provide a total of
132 car parking spaces within the site, an increase
from the 120 planned for the approved outline
planning application layout. The location of these
parking spaces would have the same relationship
with the dwellings as those approved in the outline
permission, with rear parking courts for the
apartment blocks, garages and on plot parking for
the houses. The design and number of the proposed
car parking spaces would meet the minimum
standards set by the STSPD and would therefore
be usable by future residents to meet their needs.
The 132 car parking spaces would be split in the
following way:
Parking is integrated into the street design
and residential plots to ensure that it does
not compromise the design or layout of the
development. Spaces are grouped to provide for
meaningful landscaped strips which are of sufficient
size to support tree and hedge planting. Trees and
low hedge planting will also be used to break up
areas of on-street parking.
4.24
Mews areas and parking courts would be laid in
permeable paving which will provide a division
between the public access road and private off
street parking. This would provide a legible street
hierarchy which would aid way finding as well as
reinforcing the character of the street.
4.25
Courtyard parking to the rear of the apartment
blocks is designed so that they have their own
sense of place and will serve only a few units,
thus creating a private well defined area with
good surveillance from nearby occupiers. The rear
parking courts are also convenient for the user due
to their proximity to the apartments.
Cycle Parking
4.26
Paths provide access to all rear gardens allowing
bicycles to be stored in rear gardens. Refer to
Parking Strategy Plan opposite for cycle storage
locations.
4.27
Sheffield stands have been provided for all
apartment blocks as advised in the Sustainable
Transport SPD. These meet the standards set out in
Table 2.
PARKING STRATEGY PLAN
63
ON STREET PARKING
PERSPECTIVE VIEW OF ON STREET PARKING SOLUTION
USING SOFT LANDSCAPING TO BREAK UP AREAS OF PARKING
PARKING STRATEGY
PARKING SCHEDULE
Approved
Proposed
Allocated spaces
Garages
Casual Parking
99
15
6
121
6
5
Total
120
132
Average spaces per dwelling
1.1
1.2
65
Refuse Strategy
4.28
Secure refuse and recycling storage areas have
been provided for all apartment block sited within
15m of the highway.
4.29
All of the houses have access to rear gardens to
store refuse and recycling bins.
4.30
The plan opposite shows carry distances. Where
these exceeded 30m bin collection points have been
provided.
4.31
Refuse and recycling storage areas have been
designed in accordance with RBK Residential
Design Guide SPD.
No. Flats
Capacity required
Guideline provision of landfill waste bins
6
1100 Litres
1 x 1100 Litre bin
9
1650 Litres
1 x 1100 Litre bin and 1 x 660 Litre bin
12
2200 Litres
2 x 1100 Litre bin
Table 4: Borough Council’s Refuse storage requirements
No. Flats
Guideline provision of landfill waste bins
Between 1 and 16
4 x 240 Litre containers and 2 x 360 Litre containers (for plastic and card)
Between 16 and 22
5 x 360 Litre containers and 1 x 240 Litre container for food waste
Between 23 and 48
5 x 820 Litres and 1 x 240 Litre for food waste
Table 5: Borough Council’s Recycling storage requirements
REFUSE STRATEGY PLAN
Footpaths and Cycleways
4.32
4.33
4.34
The location of the site within an established
community, adjacent to the town centre and close to
public transport nodes are positive characteristics
which have been maximised through the provision
of safe, direct, convenient and interesting pedestrian
routes.
The Green Square at the site entrance has been
designed to provide a direct pedestrian link from
the site entrance to the emergency access link
onto the A3. Additional pedestrian routes to the A3
via Chaffinch Close and adjacent to the Red Lion
Business Park were investigated where a shared
access/public open space currently meets the site
boundary. These options have been discounted
at the present time due to land ownership and
deliverability issues. The proposed scheme has
however safeguarded these potential routes should
the Royal Borough of Kingston upon Thames wish to
investigate in the future.
Gardens
4.35
• Internal road layout design to ensure low traffic
speeds. The design will promote safe walking
and high permeability through the site, and limit
potential for anti-social behaviour;
• Particular attention to be paid to surface quality,
and sufficient ‘overlook’ to provide a sense of
safety and security for users.
The Residential Design Supplementary Planning
Document (2013) (RDSPD) outlines principles and
design standards for major housing schemes.
In relation to gardens the RDSPD outlines the
following:
• Gardens should be designed so that future
occupants have the ability / option to grow food
– this could include landscape design to include
raised beds, planters and land that is capable of
supporting food growing;
4.41
Site investigations and the approved FRA have
identified that the underlying geology is not suitable
for infiltration drainage. There are no watercourses
on site to accept surface water run-off from the site.
Therefore, surface water from the site is proposed
to connect into the Thames Water sewer located at
the southern boundary of the site, adjacent to the
A3.
4.42
The surface water drainage strategy comprises
of a SuDS treatment hierarchy of lined porous
paving and cellular storage prior to discharge to
the existing Thames Water sewer at controlled
greenfield run-off rate (in accordance with the
approved FRA).
• When parking is to be provided in the front
garden the garden depth should preferably be a
minimum of 6m but no less than 4.57m.
4.36
The RDSPD also outlines minimum standards for
private gardens to be achieved, and where possible
exceeded, unless it can be demonstrated that this
would be at odds with the prevailing physical context
and local character of development:
4.37
50sqm of private garden per family house (+5sqm
per extra bedroom over three).
4.38
50sqm communal amenity space plus where less
than 10sqm private amenity space is provided per
flat, the shortfall in provision should be added to
communal amenity space.
4.39
The design of the balconies are integral to the
design of the apartment blocks which have a
contemporary uniform appearance. The balconies
therefore have a minimum area of 5sqm and any
shortfall in size of the balconies for apartments is
more than made up for in the area of open space
immediately adjacent to the building frontage or
within the communal gardens directly associated
with those buildings.
The development proposals maintain a back to
back separation distance of 25m with the closest
residential neighbours which would prevent an
adverse impact from overlooking/loss of light. The
footprints of units have been tested to ensure they
are of sufficient size to satisfy the internal space for
future residents in line with the Council’s RDSPD,
the MALP and the National Technical Housing
Standards.
Surface Water Drainage Strategy
• Separation distance of no less than 21m
shall normally be maintained between facing
windows of habitable rooms; and
The following measures to provide accessibility by
foot and cycle are proposed:
• Provision of pedestrian/cycle links through the
site;
4.40
Foul Water Drainage Strategy
4.43
The foul water drainage strategy employs a gravity
system which connects to the new foul network to
be constructed as part of the Tolworth Girls’ School
Access road works. This network connects into
the existing Thames Water foul sewer which runs
adjacent to the A3.
67
KEY SPACES
Key Spaces
4.44
68 A series of Key Spaces within the development
are linked together with attractive shared surface
streets. These areas allow people a place to stop
and enjoy. The use of street furniture such as
benches give a focus on pedestrians rather than
cars.
1
69
2
3
71
4
5
73
CONTINUITY AND ENCLOSURE
4.45
The design of the development proposals are
broadly based on the principle of perimeter
blocks that provide a strong frontage to the public
realm whilst protecting the amenity of existing
residents. This continuity assists in defining the
public realm, promotes an active street scene and
helps to create a safe and attractive environment.
Proposed dwellings form continuous building lines
to the adjacent existing dwellings which minimises
overlooking and incorporates the new development
into the existing urban form without forming any
physical barriers. The new development will provide
frontage and surveillance over the proposed areas
of public open space.
4.46
Key frontages will be particularly prominent and
critical to the appearance of the development.
Particular attention has been paid to the massing
and architectural style of these buildings, so
that they contribute positively to the quality and
character of the new development. Frontages have
been designed as a composition in order to provide
a cohesive element to these prominent positions
and are outlined as follows:
• Primary Frontage - Overlooks the Public Open
Space to provide natural surveillance and give
enclosure to this space. Built form is up to 4
storeys in height;
• Secondary Frontage - Shared surface streets
have strong build lines creating active frontage
throughout development. Built form 2-3 storey
semi-detached and short terraces. Blank
elevations have been avoided and corner turning
units utilised where necessary; and
• Tertiary Frontages - Strong build lines consist
of longer terraced blocks present on mews
lanes. Smaller scale built form mainly 2.5 storey
town houses.
4.47
The design solution for the site reflects the variety in
townscape form that can be seen in the surrounding
area of Tolworth. The boundary treatments and
setbacks from the street reflect those in the
immediate vicinity such as Chaffinch Close and
Selbourne Avenue. In locations where gable ends of
houses adjoin the street, additional windows have
been incorporated on these elevations to reinforce
the level of surveillance of public areas.
4.48
Development plots have been defined by a range
of boundary treatments including walls, bollards,
railings and hedging, depending upon their location,
in order to clearly define public and private spaces.
FRONTAGES PLAN
SCALE AND DENSITY
4.49
As previously stated, the development proposals
achieve an average density of approximately 60dph,
or 191 habitable rooms per hectare. The site
location is considered suburban and has a PTAL
rating (Public Transport Accessibility Level) of 1a.
The proposed site density sits comfortably in the
mid-high range allowable by the London Plan and
appropriate for a site within an established built-up
area adjacent to a major arterial road (A3). Units
have also been designed to comply with the National
Space Standards. This accords with Government
guidance on ensuring the efficient use of land, yet is
reflective of the scale of the local area.
4.50
The height and massing of the proposed
development varies with the taller buildings
located to the south of the site. Housing varies
from 2 to 3 storey often utilising roof space as
additional accommodation. 2.5 storey units have
been positioned backing onto existing residential
properties on Selbourne Avenue, while the 4 storey
apartments have been designed to enclose the
public open space at the site entrance and create a
focal point - a sense of arrival.
BUILDING HEIGHTS PLAN
75
APPEARANCE AND CHARACTER
4.51
76 Following a detailed assessment of Tolworth and
its environs, street typologies, distinctive spaces,
materials and details have been identified that
exhibit distinctive local design and these have been
further incorporated into the detailed design of the
new development. This will ensure the architectural
response of the proposal respects the local
character.
4.52
A simple materials palette has been chosen to
create a high quality, contemporary scheme, with a
distinctive quality but respecting it’s surroundings.
Traditional roofscape and built form patters reflect
those of the surrounding area. A variety of semidetached and terraced rows protect the suburban
character of the area.
77
Architectural Details
78 4.53
The architectural style of the proposed buildings
draws upon the existing residential context to
the north east and south east of the site, while
adopting a modern approach with its own unique
contemporary style.
4.54
Those local characteristics that have been adopted
within the new buildings include: the use of
materials such as buff brick, dormer windows, grey
roof slates and timber cladding; standard gable
blocks with cross gable ends to create more varied
roof outlines; and, continuous building lines fronting
onto streets reminiscent of the straight streets in
the surrounding residential areas.
4.55
The development utilises a distinct palette of
materials, colours and textures to define its
contemporary approach. These include slate roofs,
complimentary buff and London Yellow coloured
bricks, grey timber effect cladding on elevations to
gable end houses, with grey windows and doors.
4.56
The apartment blocks incorporate linear strips of
grey timber cladding, that along with the windows
and glass balconies break up the brick walling
to create a varied streetscape. The simplicity of
the architectural detailing creates a cohesive and
legible aesthetic across the scheme as a whole.
LANDSCAPE STRATEGY
4.57
Landscape is a key component for creating a
successful place and the green spaces within the
proposed development are integral to creating a
strong landscape structure across the site.
79
LANDSCAPE DESIGN
80 4.58
The proposed landscape design for the site has
evolved in response to its surrounding context,
in particular taking landscape cues from the
redevelopment of Tolworth Girls’ School and Sixth
Form. Positive landscape elements within existing
local employment, play areas and adjacent housing
has informed the landscape design of the scheme to
create a distinctive character that responds and fits
comfortably with its surroundings.
4.59
The site layout incorporates a series of key spaces
that create a strong green hierarchy. Open space,
private amenity areas, parking and structural
landscape elements all help to further define the
public and private space whilst adding colour and
seasonal interest to the residential environment.
BOUNDARY TREATMENT
4.60
The site is accessed from Fullers Way North and
the access road passing through the grounds of
Tolworth Girls’ School and Sixth Form will provide
structural and seasonal interest along its route.
This will include boulevard tree planting at the road
entrance, decorative sensory shrub and herbaceous
planting beneath specimen trees, to provide multiheight structure.
4.61
The north western boundary along Red Lion
Business Centre will be close board fencing with
incidental fastigiate tree planting to provide a
vegetative barrier along the site boundary. The
south eastern boundary fence is to be retained and
additional close board fencing is proposed along
the residential site side of the boundary. Landscape
buffer planting along this boundary will consist of
tree specimens.
4.62
Along the south western boundary within Tolworth
Girls’ School and Sixth Form, tree and native hedge
planting will provide a visual buffer between the
private residences and school grounds. A 1.8m and
2.4m high decorative fence is proposed along this
boundary to restrict movement from the residential
site into Tolworth Girls’ School and Sixth Form,
whilst existing memorial oaks are to be retained
within the school site, provide a mature landscape
buffer between the proposed MUGA (Multi Use
Games Area) and residential site.
SURFACE MATERIALS
4.63
A pedestrian/cycle and emergency access from
the residential site to the A3 is proposed within
the south eastern corner of Tolworth Girls’ School
and Sixth Form. Buffer planting, lighting and 1.8m
high fencing with visibility through will provide
a decorative and safe pedestrian link from the
residential site.
OPEN SPACE
4.64
The open space is located at the entrance to the site
and acts as a doorstep play space. Residents of the
flats will benefit from the adjacent open space, that
will create a ‘hub’ with good pedestrian connectivity
and surveillance. Specimen tree planting will
provide height along the open space boundary while
lower height shrub planting around seating will
ensure decorative displays of seasonal colour to
create smaller more intimate areas for residents.
4.65
Within the open space an area of doorstep play will
provide a facility for residents, wooden equipment
will provide interest whilst retaining an open and
informal grassed space.
4.66
At the entrance to the residential parcel, a hard
landscape material change, from bitmac to grey
block paving will notify residents and visitors of
the sites change of use. Rumble strips will provide
definition between surface changes.
4.67
Travelling through the development shared
surfacing is used as a principle feature to create an
open site encouraging fluid movement throughout.
Small feature areas along the road will be laid with
grey block paving, and private parking spaces laid
in buff paving will provide a contrast between the
private and public areas. Areas of permeable block
paving have been located within the site to provide
a sustainable drainage strategy. Hard landscape
elements, including bollards, will provide definition
to hard surfaced areas where soft landscaping is
inappropriate.
Private Amenity Space
4.68
Properties within the site are allocated rear
gardens, providing private usable outdoor space
for residents. Specimen tree planting will include
fruiting varieties such as plum, cherry and apple
to provide seasonal fruit and increase biodiversity
within the site.
81
Plot Frontage Treatment
Sustainable Design
4.69
Plot frontage treatments within the site vary along
the access roads to provide a diverse landscaped
structure throughout the site that allows for tree
planting.
4.71
The presumption in favour of sustainable
development is at the heart of the planning
system as set out in the National Planning Policy
Framework (NPPF) and Local Plans.
4.70
The majority of landscape strips between car
parking bays will provide a minimum of 1.5m
wide areas for structural tree planting to ensure
adequate soil volume to support plant growth.
Where narrower landscaped strips are located,
hedge planting will provide structural elements to
divide the hard landscaped areas.
4.72
Resolution 24/187 of the United Nations General
Assembly define sustainable development
as development that meets the needs of the
present without compromising the ability of
future generations to meet their own needs”
(WCED Report “Our Common Future” (1987))
and is captured within the NPPF. As set out
within paragraph 6 of the NPPF, “the policies in
paragraphs 18 to 210, taken as a whole, constitute
the Government’s view of what sustainable
development in England means in practice for the
planning system. The NPPF goes on to describe a
presumption in favour of sustainable development
should be seen as a golden thread running through
both plan-making and decision-taking.
Adaptability
4.73
The development should be flexible enough to
respond to future changes in use, lifestyle and
demography. This means creating flexibility in
the use of property, public spaces and service
infrastructure and introducing new approaches to
transportation, traffic management and parking.
The development should therefore be flexible
in order to accommodate future changes of
use and circumstances through evolving social,
technological and economic conditions.
Sustainable building techniques
4.74
Where appropriate, sustainable building
construction techniques will be used in line
with current building regulations. Sustainable
construction measures typically comprise a
combination of the following:
• Improved energy efficiency through siting,
design and orientation;
• Water conservation measures;
• Considering fabric efficiency in the design of
buildings;
• Use of building materials capable of being
recycled; and
• An element of construction waste reduction or
recycling.
Crime prevention
4.75
One of the design objectives within item 58 of the
National Planning Policy Framework (NPPF) states
that developments should:
“create safe and accessible
environments where crime and
disorder, and the fear of crime, do
not undermine the quality of life
or community cohesion;” (point 5,
item 58, NPPF 2012)
4.76
4.77
4.78
The design proposals for the site at Tolworth Girls’
School are based on an understanding of best
practice guidance, and reference has been made to
the relevant documents including: “Safer Places the Planning System”; “Manual for Streets”; ACPO
“New Homes” guidance; and “Secured by Design”
ithe official UK Police flagship initiative.
When designing new developments, these should
create areas that are attractive and contain clearly
defined public and private areas that relate well with
one another and create no ambiguity. In addition,
the development should enable residents to take
pride in their surroundings without the fear of
crime, which in turn will create a sense of shared
ownership and responsibility.
Landscape design is essential in achieving an
environment that creates a sense of place and
community safety. In this context, landscape
design encompasses the planning, design and
management of external, public spaces. Well
designed public lighting increases the opportunity
for surveillance at night and will be integrated into
the design.
4.79
4.80
Natural surveillance in the form of doors and
windows overlooking streets, pedestrian routes and
public open spaces will create activity throughout
the day and evening and will be an essential
element in creating a safe environment for all users,
whilst discouraging criminal activity by increasing
the risk of detection.
In forming the design proposals, the following key
attributes have been included:
• Buildings are generally orientated back to back
to ensure rear gardens are not exposed;
• Public open spaces, and in particular children’s
play space are well overlooked by the
surrounding built form;
• All routes are necessary and serve a specific
function or destination, where the use of
parking courts or private drives have been
utilised, these areas serve only a few dwellings
and are well overlooked by the surrounding built
form;
• The windows and doors of the ground floor units
abutting communal space are provided with
small garden areas to create a defensible space,
provide privacy and reduce ease of approach
and attack of windows and doors;
• T
he location of seating has been carefully
considered in terms of the physical and social
environment and is sited within an area of
natural surveillance;
he internal street network forms the required
• T
connected loop within the site, lower category
roads serve smaller groups of dwellings but
with a clearly different street character to signal
a semi-private environment;
• E
lsewhere, there are semi-private clusters of
courtyard parking serving a limited number
of dwellings to encourage residents to know it
‘belongs’ to the dwellings;
• T
he ownerships and responsibilities for
external spaces will be clearly identified and the
proposals facilitate ease of maintenance and
management;
• N
atural surveillance is promoted wherever
possible; and
• A
rchitectural details which promote natural
surveillance are to be designed into dwellings,
not only through window positioning, but also
through the use of bay windows in key locations
to give a further angle of natural surveillance.
• Lighting will be to BS 5489:2-13 and local
council requirements. The lighting will not
incorporate bollard or architectural up lighting;
• The design of the proposed seating will
incorporate centrally positioned arm rest
dividers to provide support for the less able body
person;
• Careful consideration has been given to
landscaping adjacent to car parking areas to
avoid the creation of hiding places for those with
possible criminal intent;
83
CONCLUSION
SECTION 5
CONCLUSION
5.1
5.2
5.3
The proposed development within the grounds at
Tolworth Girls’ School and Sixth Form will create
housing choice and new amenity spaces for the
existing and new community whilst having the
potential to improve public access across the site
and to the wider pedestrian network.
The indicative layout is founded on the best
practice in urban design, community integration
and sustainable development, with strong links to
the wider area. It aims to create a development for
the 21st Century, whilst reflecting the desirable
elements of the local vernacular.
In this context, the development will respect the
local character but also move the community
towards a more sustainable future, through an
increase in housing choice. Development will accord
with the principles of high quality design and best
practice to create a townscape that is varied and
sympathetic to its environment. The aim must be
to achieve a development with a strong identity
and distinct sense of place whilst at the same time
integrating with the existing community.
5.4
The development proposals will be achieved in the
following way:
• The creation of an integrated residential
community with a sensitive relationship to the
existing settlement;
• Sufficient back to back separation distances
with existing residential properties;
• A series of key spaces throughout the
development linked together with attractive
shared surface streets;
• A layout pattern reflective of the surrounding
residential development with tight knit housing
with small frontages onto the street, reinforcing
the character of the local area;
• Provision of 132 car parking spaces to meet
the maximum standards set by the STSPD with
sufficient cycle parking spaces;
• The creation of pedestrian routes through the
development;
• Providing a development that is well connected,
readily understood and easily navigated;
• The creation of a strong landscape structure
that responds to the local area and retains and
enhances the immediate locality;
• Providing a range of dwelling types and sizes
that offer an accessible and acceptable choice of
lifestyles; and
• Promoting the objectives of sustainable
development through layout and design.
87
www.pegasuspg.co.uk
PLANNING | DESIGN | ENVIRONMENT | ECONOMICS
Pegasus Planning Group
Pegasus House
Querns Business Centre
Whitworth Road
Cirencester
Glos
GL7 1RT
Telephone: 01285 641717
COPYRIGHT The contents of this document must not be copied or reproduced
in whole or in part without the written consent of Pegasus Planning Group.
Crown copyright. All rights reserved, Licence number 100042093.

RESIDENTIAL DEVELOPMENT AT TOLWORTH GIRLS` SCHOOL

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