blakes lane, hare hatch, berkshire, rg10 9ta

16.641 | DESIGN & ACCESS STATEMENT spratley studios

Merchiston

Blakes Lane, Hare Hatch, Berkshire, RG10 9TA

Design & Access Statement


Merchiston

1.0 INTRODUCTION

2.0 SITE CONTEXT

3.0 EXISTING HOUSE

3.1 Historic maps & Original Dwelling

3.2 Planning History

3.3 Description

4.0 RELEVANT PLANNING POLICY

5.0 PROPOSAL

5.1 CLOPUD Application

5.2 Outline

5.3 Access & Landscaping

5.4 Amount & Scale

5.5 Impact

5.6 Footprint

5.7 Internal layout

5.8 Volume

5.9 Materials

5.10 Ecology

5.11 Sustainability

6.0 GREEN BELT POLICY ISSUES IN THE CONTEXT OF A ‘FALLBACK’ OPTION

7.0 CONCLUSION

8.0 APPENDIX

CONTENTS2


Merchiston

This Design and Access statement has been prepared in support of a full planning

application to Wokingham Borough Council for the proposed alterations and extensions

to Merchiston, Blakes Lane, Hare Hatch.

This statement considers the site and the context of the dwelling and sets out the design

development and its rationale. Consideration is also given to the relevant planning policy.

The proposal seeks to alter and extend the existing house to provide modern living

accommodation to meet the needs of a new owner with an improved internal layout.

This document is provided to illustrate the thought behind the scheme and the design

process which has led to the current proposal for the property on Blakes Lane, Hare

Hatch, RG10 9TA.

1 INTRODUCTION

1.1 Existing Site Location Plan

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Merchiston

Merchiston is located off Blakes Lane and sits within the Green Belt.

Situated in the North of Hare Hatch and West of Wargrave, Merchiston is located in the

countryside, lying in between agricultural land, woodland and hedgegrow.

The house sits within a large plot in relation to the building itself, being approximately

0.5 ha in area. The dwelling is located on the North East of the site and is partially visible

from Blakes Lane through the entrance gates.

The original dwelling was constructed in Edwardian style and is approximately 100

years old. The group of houses that encompass the dwelling case of study have a

similar plot size and construction style.

A large extension of the garden is South-facing, however, much of the existing living

accommodation of Merchiston, specifically the annex, doesn’t benefit from the orientation

and views accross the garden.

The site has currently a main entrance that leads to a detached garage and an area of

hard-landscaping for drop-off and access. A bothy is located to the East of the property,

near the tennis court.

Mature trees, dense planting and a mixture of timber fencing and brickwork walls define

the extremities of the site to the road side and neighbouring residences.

2 SITE CONTEXT

2.1 Existing Site Plan

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Merchiston

3.1 HISTORIC MAPS & ORIGINAL DWELLING

3 EXISTING DWELLING

1899 OS Extract 1912 OS Extract 2013 Google Maps Extract1968-1972 OS Extract

Having regard to historic maps and to relevant planning history records, it is evident

that the building which today forms Merchiston was erected in the early 20th century.

Lord and Lady Lydford owned Merchiston from new (1910) during which time (pre-war)

they added the two storey bay window as this is not of cavity wall construction.

Colin Graham purchased the property from Lord and Lady Lydford in 1969 and lived

there for approximately 25 years. On 8th October 1982 planning permission was given

to convert a laundry room, cart store and stable into the single storey side ‘granny’

annexe.

In 1989 planning permission was given for the erection of a double garage. Mr and

Mrs McDade purchased the property from Colin Graham approximately 16 years ago

(around 1994) and planning permission was given to erect a fence around the tennis

court on 26th February 1996. Mr and Mrs Cowley purchased the property from Mr and

Mrs MacDade in April 2010.

The site had historic planning permission for the erection of a stable building dated

20th November 1987 but this was made when the adjacent land was owned by Colin

Graham and this has now been sold off from the main house and garden.

The loft has been converted for residential use since 1979.

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Merchiston

3.2 PLANNING HISTORY

3 EXISTING DWELLING

Information below obtained from LLC1- Requisition of search and Official Certificate of

Search issued by Wokinham Borough Council on 23rd June 2016.

18079 - Proposed erection of single storey addition (granny annex)

Conditional Approval

8th October 1982

28593 - Proposed erection of a stable


29683 - Detached double garage


1989

96/63284/F - Proposed erection of 2.75m high fence around tennis court


26th February 1996

F/2011/0352 - Proposed erection of a new front pitched roof dormer extension, plus

enlargement of existing rear dormer window.


7th April 2011

3.2.1 Single storey extension 3.2.2 Detached double garage 3.2.3 Entrance gates

6

F/2011/0457 - Erection of a iron railing fence and vehicular entrance gates


171373 - Application for a certificate of lawfulness for the proposed erection of a two

storey rear extension and a single storey side extension, erection of two single storey

outbuildings within residential curtilage, comprising an indoor swimming pool and a

games room.


22nd June 2017

172329 - Householder Application for proposed erection of single storey sides extensions

to dwelling, proposed demolition of existing annex and new vehicle access.

Application Withdrawn

26th October 2017


Merchiston

The existing and original dwelling is a three-storey detached house built in the Edwardian

style.

External walls of the main house are exposed red brickwork in flemish bond with

stone lintels over principal openings. Painted single glazed timber windows are used

extensively to the main house. The detached double garage is constructed out of a

mixture of exposed brickwork and flint and the bothy is finished in white render with

exposed timber structure.

The roofs on both, the house and the garage, are machine made clay plain tiles featuring

dormer windows and gable ends, whilst the bothy’s roof is thatched.

Previous extensions such as the single storey annex and the two-storey bay window

are distingishable due to variation in the age and quality of the brick work, colour and

pointing. The annex was built ‘flush’ with the existing dwelling and presents very poor

construction. Due to its location, set back from the South facade, the sunlight and views

to the garden are very limited.

These existing arrangements limit the connection between internal and external spaces

and it also complicates the internal circulation.

3.3 DESCRIPTION

3 EXISTING DWELLING

3.3.3 Existing Second Floor Plan

3.3.2 Existing First Floor Plan

Master

Bedroom

Bed 1

Bed 2

Bathroom

Bed 3

Office

Kitchen

Utility

Utility Living

Dining

Hall

Hall

3.3.1 Existing Ground Floor Plan

Bed 4

Ensuite

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Merchiston 4 RELEVANT PLANNING POLICY

Adopted Wokingham Borough Council Local Plan following policies have been taken

in consideration during the design process of this proposal. Special attention has been

taken to the policy relating to developments in the Green Belt:

- Paragraph 89 of the National Planning Policy Framework sets out that although

the construction of new buildings is inappropriate in the Green Belt, there are certain

exceptions, for instance:

- The extension or alteration of a building provided that it does not result in

disproportionate additions over and above the size of the original building;

- Policy TB01: Development within the Green Belt

Due to the restrictive policies that apply to the Green Belt and the need to retain the

openness of the countryside, only limited extensions to a dwelling will generally be

permitted. ‘Limited’ means a cumulative increase of generally no more than a 35%

increase in volume over and above the original dwelling.

With regard to the construction, alteration or extension of buildings ancillary to a dwelling,

changes should not result in disproportionate additions to the original building(s) or

cause a detrimental alteration to the scale of the dwelling or to the scale of development

on the site.

- CP1 & CP3

Core Strategy Policy CP1 supports development that maintains or enhances the high

quality environment and Policy CP3 supports development that is of appropiate design

and preserves the amenity of adjoining land users.

- CP11 - Proposals outside Development Limits (including countryside)

In order to protect the separate identity of settlements and maintain the quality of the

environment, proposals outside of development limits will not normally be permitted

except where:

-In the case of residential extensions, does not result in inappropriate increases in the

scale, form or footprint of the original building;

Restricting development outside of development limits also helps protect the separate

identity of settlements and maintain the quality of the borough’s environment which is

recognised in the Audit Report.

CP12 - Green Belt

The Metropolitan Green Belt in the borough as illustrated on the key diagram comprises

the land North and East of Twyford but excluding Wargrave. It also includes the land in

the parish of St. Nicholas Hurst east of The Straight Mile and north of Carter’s Hill.

In line with the guidance in PPG2 (Planning Policy Guidance 2: Green Belts), one of the

key features of Green Belts is their permanence.

Within the borough’s Green Belt any proposal that harms the open character of the area

or entails inappropriate development will not be acceptable.

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Merchiston

The proposal seeks to alter and extend the existing house to provide living

accommodation to meet the needs of a growing family with improved internal layout

and to provide a building that reacts directly to its site context and its surrounding area.

It is intended that the proposed extensions and alterations will be in keeping with the

character of the existing dwelling. The extensions and additions will take and adjust

elements of the existing building to keep a continuous aesthetic towards Blakes Lane,

providing a balanced and well-composed building, both respectful to the original and

to its surrounding context.

The application proposes to demolish an overly long and poorly detailed existing western

single storey extension and replace it it with a more compact single storey extension. In

addition two and single storey enlargements are proposed to the rear and eastern side

of the application property to help balance the volumes.

5 PROPOSAL

5.2 OUTLINE

5.2.2 Contemporary extension

JPPC submitted a CLOPUD Application (171373) for the proposed erection of a two

storey rear extension and a single storey side extension and the erection of two single

storey outbuildings within residential curtilage, comprising an indoor swimming pool

and a games room.

The decision letter was received on the 22nd June 2017 confirming the proposed

extensions and outbuildings could be developed under Permitted Developmend.

The ability to enlarge the amount of primary accommodation within PD parameters

represents a ‘fallback’ option for the applicants and the volume and footprint of the

house would be tangibly larger if the PD extensions were undertaken. The volume would

be 30% larger and the footprint would be 21% bigger (Please refer to pages number 14

and 15 for further information and calculations).

Volume and footprint comparisons have been also included in this document to

determine the impact on the site. Section 6.0 includes further information about the

Green Belt Policy issues in the context of a ‘fallback’ option.

5.1 CLOPUD APPLICATION

5.2.1 Orientation & views study to determine the best use of the rooms

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Merchiston

The proposal would be set back from the front elevation and it would be covered

with a sympathetic gable roof, therefore it would be considered as a subservient and

well-balanced addition which would not detract from the appearance of the dwelling.

Furthermore, the proposed fenestration within the front elevation would comprise

cohesive and similar window types and proposed materials which would be in keeping

with the apearance of the main house and as such would preserve the semi-rural

character of he area.

However, the proposal at the rear features a contemporary design with clean geometric

volumes and large glazed panels to maximise views to the garden.

The proposal aims to open up the ground floor layout providing an open-plan kitchen

and family room, providing a clear structure of spaces. Large sliding doors towards the

garden have the potential to open up the internal space to more successfully link with

the garden and provide a modern internal/external living.

There are no inmediate neighbours and so the new extensions do not have any visual

impact to the surrounding site. The proposal seeks to upgrade the existing inefficient

accomodation by reconfiguring the internal layout and rationalising rooms to provide

improved living accommodation, which better links to the garden & greater site.

5.2.3 Images for reference 5.2.4 Open Plan

5 PROPOSAL10

blakes lane, hare hatch, berkshire, rg10 9ta

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