Residential Development at Rydens School Hersham, Walton

Residential Development at Rydens School
Hersham, Walton-on-Thames
Design and Access Statement
Client: Bewley Homes Plc.
Date: 01 May 2015
Ref: 30739-Site at Rydens School-DAS
2
Contents
The Site
4
Site Assessment
6
Scheme Concept
10
Design Development
12
Proposed Development
14
Appearance18
Bespoke Typologies
20
Access, Parking and Waste
23
Consultation24
Sustainability25
Landscape Strategy
26
Conclusion29
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The Site
Introduction
The Vision
Outline planning permission was granted on 13th February
The vision is to create a vibrant development that is integrated
for a new secondary school and 296 dwellings on the site of
and sympathetic to the site’s unique location.
Rydens Enterprise School and Sixth Form College. The Outline
consent establishes the principle of the amount of development
proposed and the access arrangements into the site.
The redevelopment of the former school Campus offers the
opportunity to provide a high quality sustainable residential
environment set in a mature landscape setting, with well
As part of the school development strategy a Reserved
planned open spaces that bring people together and
Matters Application for the new school has been submitted to
provide opportunities for recreation which will help foster an
Elmbridge Borough Council.
environment that is safe, welcoming and feels looked after.
This Design and Access Statement is provided in support of the
The vision for the site is based primarily upon the previous
Reserved Matters Application for the 296 new dwellings on the
outline planning application. The development:
site of the former Rydens Enterprise School and Sixth Form
• Provides a range of residential dwellings that will benefit the
College, which provides part of the funding for the new school
development.
Site Location
The site is located North of Hersham Road in Hersham. The
site is bounded to the North by a railway line, to the East by the
proposed Rydens Enterprise School, to the South by Hersham
Road and to the West by existing residential development.
existing and future communities.
• Creates value and is economically viable and financially
sustainable.
• The provision of a distinctive, attractive, desirable and safe
• Creates an attractive frontage onto Hersham Road with
massing and the positioning of elements carefully considered
to create streets with active frontages.
The proposed development site is shown within the red line in
• Connects to the new school development.
the diagram below. The gross site area, as indicated by the
• A layout which responds to the key features of the site using
red line is 5.25 Hectares (12.9 Acres). This document explains
the architectural response to the opportunities and constraints
presented by the site and describes the proposed scheme’s
characteristics and design quality.
Regional location plan
place to live.
them to maximum advantage.
• Housing that meets current environmental standards in a
sustainable location.
• An appropriate scale and density.
• Provision of public access links through the site.
Aerial view of site
4
OAD
R
OTT
FELC
PROPOSED SCHOOL SITE
(RESERVED MATTERS APPLICATION SUBMITTED)
APPLICATION SITE
(SHOWING OUT LINE APPROVAL LAYOUT)
NEW DWELLINGS
RECENTLY
CONSTRUCTED
HE
RS
HA
M
RO
AD
Site location plan with outline consent
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Site Assessment
Site Considerations
We have completed an assessment of the site and the
surrounding area and have noted the important constraints
and opportunities on the diagram opposite. These issues have
Existing Site Constraints
Existing Site Opportunities
• Acoustic: The railway creates an issue related to noise, this
• Create a linear green area as a tree lined Avenue from the
will be dealt with through construction detailing.
been considered within our design response.
• The proposed main vehicular access to the site is shown to
Phasing is a key issue for the development of the site. The area
• An existing drainage easement runs east/west across the
of land free of existing buildings to the north of the site will be
developed as phase 1 in advance of the remainder of the site.
This area is to be accessed via Felcott Road. The remaining
site area to the south, (phase 2) will follow the relocation of
the school and the demolition of the existing buildings. Within
this second phase the new principal pedestrian and vehicular
access is provided. This primary access will become the main
access for the new school.. A pedestrian and cycle route is to
be provided, linking the 2 phases.
the southern boundary from Hersham Road.
northern end of the site.
• Existing drainage ditch runs North/South along the Eastern
boundary of the site.
• Existing trees have been shown on the opposite plan. A number
of these along the eastern and southern boundaries will be
main access, forming a formal spine road.
• Create a vehicular access to the open land to the south of the
proposed site.
• Retain as many valuable trees as possible and use their
maturity as a setting to the proposed development.
• The proposed school creates an opportunity for a cohesive
development with strong urban form and a quality
residential scheme.
• Removal of existing run-down school buildings.
retained to establish the site within a mature surrounding.
• The western boundary is backed onto by existing residential
dwellings.
• The eastern boundary will be adjacent to the proposed new
school site.
• The centre of the scheme will be an area of set down and
pick up for the proposed school.
Approach to site from Hersham Road
6
North East Boundary from within the site
Access from Felcott Road
Site considerations diagram
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Site Assessment – continued
Existing Architecture
The images on this and the facing page show some examples
of the existing architecture in the immediate vicinity to the site.
These images illustrate the nature of the surrounding context
and help inform the urban design strategy as well as the
• Focal squares and key open spaces.
Felcott Road is a straight cul-de-sac with a range of 2 and 2.5
storey residences, predominantly 1930’s and late Victorian and
The architectural style of the proposed development should
Edwardian, semi-detached houses. Materials include various
also be informed by the surrounding context. The images to
colours of brickwork, smooth painted and textured render, clay
the right show a mix of architectural treatments. Key elements
tiles to pitched roofs. Houses are set back from the pavement
that inform the architectural style of the proposed development.
with small front gardens, most houses have off street parking.
These are as follows:
Felcott Road currently provides a pedestrian entrance to the
•
Early to mid 20th century semi-detached dwellings
north side of the site.
•
Rendered and / or brick terraces;
•
Red Brick buildings;
Felcott Close is a residential close with detached and semi-
Line with suburban residential area beyond.
•
Terracotta roof tiles;
detached 2 storey 1970’s houses with brick and clay tile
•
Vertical tile cladding;
hanging. Their back gardens back onto the site.
The southern boundary of the site is formed by a small area of
•
Focal elements of key buildings at junctions.
architectural style for the proposed development.
The Western boundary of the site comprises mainly rear
gardens of existing homes on Felcott Road and Felcott Close.
The Northern boundary of the site is formed by the Railway
trees fronting onto Hersham Road with the existing early to mid
20th century buildings of Robins Way and the older existing
urban form of Hersham Road. A new development to the South
West is of a vernacular Surrey type aesthetic.
Urban design features that are apparent in the Walton on
Thames area have been used to inform the proposed site
layout. These are as follows:
• Curved roads with orthogonal buildings that step to
accommodate the curve of the roads;
• Curved roads with focal buildings placed at the end of vistas;
The new development to the south west of the site, along
Hersham Road is lined with a variety of residential buildings
Hersham Road comprises 2.5 to 3 storey dwellings in a
dating from the Victorian period to present day. Buildings are in
vernacular style with design cues taken from the urban grain.
a variety of materials and range in scale from 2 storey terraced
houses to large 3 storey Victorian houses with steeply pitched
roofs and more recent flats. Houses are set back from the
pavement with small front gardens. There is an area of public
open space at the bend on Hersham Road at the entrance to
the site.
The openness of the green space has the benefit of providing
good sight lines for pedestrians and road users entering and
• Green verges;
exiting to Hersham Road. The existing tarmac entrance to
• Frontages onto green spaces;
the school is proposed to be removed and replaced with soft
• Pedestrian routes linking green spaces and double frontages;
• Victorian Terraces;
Semi detached dwellings of Robins Way
landscape, the net amount of soft landscaped open space
remaining approximately the same.
Focal elements of key buildings.
8
“Surrey style” new development on Hersham Road.
Tile Hanging
Well proportioned balanced elevations
The use of gables
Render used to denote certain dwellings within the street scape.
Rendered terraces
Using vernacular features with a more contemporary style.
Focal - corner turning elements
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Scheme Concept
ZONE 5:
POCKET PARK
Design Approach and Character
We set out the principal items of our design approach on the
diagram below:
• The site offers the opportunity to create a scheme with varied
character.
• The centre of the site is focused around the School Square with
ZONE 3:
SCHOOL SQUARE
the scale of the buildings increasing towards the contemporary
proposed school.
ZONE 5:
POCKET PARK
• The School Square connects to the apron of the new school,
providing a grand amenity space framed between the school
entrance and the apartment buildings. The square terminates
with the school being the highest built form at 18.3m.
• The development will have a clear road hierarchy with the main
route through the site as a wide avenue with a clear and legible
ZONE 4:
TOWN SQUARE
ZONE 3:
SCHOOL SQUARE
entrance to the scheme off Hersham Road.
• Focal buildings punctuate the main route through the site
highlighting gateways and key junctions.
• Secondary routes are interspersed with key green spaces and
will have a contrasting surface.
• A secondary access is proposed to Felcott Road to the northwest boundary.
ZONE 4:
TOWN SQUARE
ZONE 2:
THE AVENUE
Zone 1: The Gateway
•Focal/feature buildings demarcate the entrance to the site
and reflect the appearance of existing houses nearby.
•Open green space in front of The Gateway provides apron of
The proposed dwellings follow the character, detailing and materials
amenity space, which is framed by gateway buildings at the
ZONE 2:
THE AVENUE
of many of the surrounding local buildings.
entrance to the site.
•The entrance is defined by two feature buildings each with
To emphasise the different key areas within the site, five character
a corner tower which punctuate the roof line and define the
zones are identified on the diagram below. These zones allow a
variation in building form, details and materials to help achieve
legibility within the site. It is important to maintain a variety in
streetscape architecture to achieve vitality and a sense of place.
By varying the building line, the ridge heights and the combination
entrance. These will form landmarks providing clear legibility
ZONE 1:
THE GATEWAY
to the site’s entrance. This particular feature can be found
ZONE 1:
THE GATEWAY
of materials and building details the new development maintains
a distinct character while being sympathetic to the surrounding
streetscape and local character.
Concept / character area diagram
10
on the nearby building on the corner of Felcott Road and
Hersham Road.
•
Zone 2: The Avenue
•The main access spine road forms a wide avenue, providing
access to the scheme and leads to school square at the heart
of the site. The trees proposed within the central planted
corridor creates a distinctive boulevard character defining the
main route into the site.
•The single carriageway on either side of a landscaped strip
ends at the School Square and creates a sense of arrival.
Zone 3: School Square
•Surrounded by built form creating a destination at the heart of
the site.
•Terminates the Avenue.
•In a more urban form the buildings create enclosure and
provide passive overlooking.
•The link between the residential scheme and the proposed
school.
•Provides the setting for the front of the new school building.
•Connects to the pedestrian and cycle link to Felcott Road.
•The larger buildings surrounding the School Square reflect
Zone 4: Town Square
•Area of formal public open space with passive overlooking
from the adjacent houses.
•The Town Square is surrounded by built form creating a
sense of an urban square.
•The open green area forming the Town Square
accommodates a LEAP as requested at the pre-application
consultation.
Zone 5: Pocket Park
•Terminates the Felcott Road cul-de-sac.
•Area of formal public open space with passive overlooking
from the adjacent houses and apartments.
•Pocket Park is surrounded by built form creating a sense of
an urban square.
•The open green accommodates a LAP as requested at the
pre-application consultation.
•Surrounded by semi-detached dwellings and terraces. The
terraces enclose 2 sides of the public open space creating a
mews aesthetic.
the greater scale of the public open area.
•There is an opportunity to create a central amenity feature
within the public open space.
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Design Development
N
Initial Development Plan
38 | Rydens Enterprise School | Residential scheme
Crescent Boulevard Masterplan
12
Crescent Boulevard Masterplan Option 8 from Scott Brownrigg DAS – 11/12/2013
Initial Pre-Application Site Layout Plan
Proposed Site Plan
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Proposed Development
Pocket Park
What We’re Building
Site Considerations
The proposed development consists of 296 houses and
apartments. These will compile 1 and 2 bedroom apartments
and 2, 3 and 4 bedroom houses. We will also be constructing
new roads, car parking, drainage, landscaping and public open
space to serve the new dwellings.
The design of the proposal has been informed by a number of
New dwellings have been positioned to respectfully address
the adjacent properties and their existing back gardens
integrating the scheme into the existing urban grain.
• Good practice design guidance.
The new 3 and 4 storey apartment buildings to the northern
site boundary screen the train line. The accommodation
within these blocks has been arranged with habitable rooms
enjoying a southerly aspect, with circulation within the buildings
arranged to provide a buffer to the north and shield against the
potential noise from the train line.
• The local area character appraisal, to determine how the
important considerations including:
• Dialogue with Elmbridge Borough Council.
• Dialogue with Elmbridge Members.
Phas
e1
Phas
e2
Phase 1
Phase 2
• An assessment of the site’s opportunities and constraints.
School Square
proposal can be successfully integrated with neighbouring
properties.
Town Square
The Avenue
The Gateway
3d perspective model of site
14
Proposed site plan
Use and Amount
The schedule of accommodation shows the composition of the
The affordable housing mix follows the percentages agreed
296 dwellings proposed, achieving 43% of affordable housing
within the S106, set out below.
with 128 of the 296 units being affordable.
Affordable
(Rented)
Dwellings
Parking
Provision
Parking
Spaces
Private
Affordable Shared
rented
Ownership
Minimum gross internal
area (sqm)
1 bed flat
41
1 space
41
1 bed flat
17%
16%
50
(22 units)
(20 units)
31
1 space + 0.5
visitor space
46.5 (rounded
to 47)
2 bed house
5
1 space + 0.5
visitor space
7.5 (rounded
to 8)
3 bed house
24
2 spaces
48
4 bed house
7
2 spaces
14
Total
108
Affordable
(Shared
Ownership)
Dwellings
1 bed flat
2 bed flat
2 bed flat
2 bed
house
158
3 bed
house
Parking
provision
Parking
spaces
4 bed
house
4
1 space
4
2 bed flat
16
1 space + 0.5
visitor space
24
Total
20
–
28
Private
Dwellings
1 bed flat
–
24%
14%
(31 units)
(18 units)
70 (for affordable rent and 61
(for shared ownership/0)
5%
_
83 (two storey house)
_
87 (4 bed spaces) and 96
(5 bed spaces) – for two
storeys
_
100 (5 bed spaces) & 107
(6 bed spaces) – for two
storeys 106 (5 bed spaces)
and 113 (6 bed spaces) – for
three storeys
(6 units)
19%
(24 units)
5%
(6 units)
The proposed density is 56.4 dwellings per hectare. The
diagram below shows the locations of the types of units
Parking
provision
Parking
spaces
13
1 space
13
2 bed flat
53
1 space + 0.5
visitor space
79.5
2 bed house
4
1 space + 0.5
visitor space
6
3 bed house
43
2 spaces
86
4 bed house
55
2 spaces
110
2 BED HOUSES
Total
168
–
295
3 BED HOUSES
SITE TOTALS
296
–
481
proposed.
4 BED HOUSES
1+2 BED FLATS
AFFORDABLE: RENTED
AFFORDABLE: SHARED OWNERSHIP
AFFORDABLE: SHARED OWNERSHIP
TO GROUND FLOOR
Dwelling distribution plan
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Scale and Massing
The section shown through the new school to the School Square
The heights of the units are within the heights set by the
Approved Outline Application.
shows the scale of the residential development increasing
The diagram below shows the storey heights of the buildings
transition via the ‘School Square’ towards the greater scale of
proposed. The level of the buildings decreases to the south
the new school building on the adjacent site to the east. The
and west of the site in order to meet the scale of the existing
proposed school is of a significantly larger scale and massing.
• Plot no. 90 is reduced in height to 2 storey with a hipped roof
to step down to the scale of the existing neighbouring property.
from the characteristics of the surrounding urban grain to the
• Plot no. 101 steps down to the existing neighbouring property
on Felcott Road with half hipped roof and set back garage
which is also half hipped.
• Plots 70 to 75 are 2 storey with hipped roofs to step down to
neighbouring developments.
the scale of the existing neighbouring property.
By the use of rooms within the roofs and the use of hipped roof
The long section below shows the journey into the site from
structures the roof forms of the proposed buildings step down
Hersham Road to arriving at the School Square located at the
towards the existing adjacent properties.
heart of the development.
8
23
24
25
26
27
28
29
30
57
56
55
54
Long elevation A
91
92
93
94
95
Block E
Block D
Block C
School Square
Long elevation B
Elevation B heights diagram
16
School ‘Apron’
53
52
51
50
Block G
Example of half-hipped roof stepping down scale
Block F
Block E
Block D
School Square
School
1 STOREY
1.5 STOREY
2 STOREY
2.5 STOREY
3 STOREY
4 STOREY
Building storey heights plan
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Appearance
Elevational Treatment
• The single carriageway on either side of a landscaped strip
ends at the School Square and creates a sense of arrival.
Feature buildings are identified within the development.
Zone 5: Pocket Park
• The Pocket Park terminates the Felcott Road cul-de-sac and
These help create a local identity, aid legibility around the
•
provides an area of formal public open space with passive
development and contribute to the townscape quality. These
Zone 3: School Square
overlooking from the adjacent houses and apartments.
buildings are differentiated from their surroundings by the
• The square provides a formal public open space of urban
use of distinct architectural style, materials and detailing
and are influenced by similar details on buildings within the
local character area. The feature buildings and framework of
character areas provide legibility to the site layout and provide
visual landmarks at key points in the journey through the site.
Zone 1: The Gateway
• Open green space in front of The Gateway provides
an attractive soft frontage to the development, which is
overlooked by the gateway buildings at the entrance to the site.
• The entrance is defined by the two focal / feature buildings,
each with a corner tower which punctuate the roof line and
define the entrance to The Avenue. These buildings form key
landmarks providing clear legibility to the site’s entrance.
Zone 2: The Avenue
• The main access spine road forms a wide avenue, providing
access to the scheme and leads to school square at the
heart of the site. The trees proposed within the central
planted corridor create a distinctive boulevard character
defining the main route into the site. The buildings lining the
Avenue are arranged symmetrically creating a rhythm which
combined with the increase in height and closer front to
front distances provides an enhanced sense of arrival upon
entering the School Square.
• Tables with a change in surface materials punctuate the
avenue at junctions.
• A feature building half way along the route terminates the
vista from the loop road and provides a visual cue.
character at the heart of the site surrounded on 3 sides by
4 story apartment buildings, providing passive overlooking.
The scale of these are defined by a variety of feature details,
balconies, gables.
• Corner feature elements punctuate the elevations and form
visual stops and focal points marking entry points, These
towers echo the smaller towers forming the gateway feature
at the front of the site.
• The school square extends eastwards, designed to integrate
with the apron of the new school building.
• The substantial school façade will form a dramatic backdrop
to the square with buildings rising to 18.3m. This sets a
theatrical scene for the residential buildings and the public
realm, which defines the heart of the development as a
unique destination.
• The Pocket Park is surrounded by built form creating a sense
of an urban square.
• The open green accommodates a LAP as requested at the
pre-application consultation.
• The new 3 and 4 storey apartment buildings to the northern
site boundary are within the 4-5 story height guidance set
within the outline planning consent. They form a backdrop to
the development and provide a noise shadow to railway line
Proposed elevation of the flats along the end of Felcott Road
beyond. The accommodation within these blocks has been
arranged with habitable rooms enjoying a southerly aspect,
overlooking the Pocket Park and passive surveillance to the
surrounding parking spaces.
The corner to the apartments on the north of Felcott Road
steps down to 3 storeys to acknowledge the 2 and 2.5 storey
neighbouring development.
• The apartment buildings ‘fold back’ from the regular
geometry of the square to connect to the pedestrian and
cycle link leading to Felcott Road.
Proposed long elevation along Felcott Road
Zone 4: Town Square
• The Town Square is accessed from the loop road and
provides an area of formal public open space, comprising a
LEAP with passive overlooking from the adjacent houses.
• The town Square punctuates the route with a small cul-desac and focal buildings, which create interest at the principal
changes in direction.
• The semi-detached and terraced dwellings of 2, 2.5 and
3 storeys surround the public open space providing a
distinctive mews style aesthetic.
Proposed long elevation along Hersham Road / The Gateway
18
Proposed elevation of the flats along School Square
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Bespoke Typologies
Flat Typologies
20
House Typologies
© Broadway Malyan
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Appearance – continued
Typical Materials
House Typologies
The façades are designed with the use of a variety of
Bespoke houses have been designed for this site. These are
sustainable, quality materials:
detailed in a traditional vernacular style in the Bewley quality
• Brickwork and render walls.
marque. Examples of the elevational treatment of these houses
• Clay and slate effect tiled roofs.
are shown below.
• Tile hanging is used to emphasise details at gables to key
buildings located at the end of vistas.
• Reconstituted stone to brickwork façades and brick arch
details to rendered façades are introduced to emphasise
window and door cills and head details in certain areas.
• Protruding / recessed bands are proposed as features at key
levels to particular buildings.
The photographs included below show examples of
developments elsewhere by Bewley Homes. These illustrate
the type of architecture that is proposed for the site.
A selection of typical materials
22
Focal, corner turning elements
Tile hanging
The use of gables
Well proportioned balanced elevations
Access, Parking and Waste
Please refer to the transport statement included in the
application.
These standards have been followed within the design of the site
layout. Based on the accommodation for the 296 units on the site
the parking standards require a total of 481 car parking spaces
to meet the local parking standards. The table in the ‘Use and
Vehicular Access
The main access route off Hersham Road will provide access to the
new residential properties to the southern area of the site.
Felcott Road is extended but will remain a cul-de-sac. The new access
routes create an opportunity to converge on a central shared surface
piazza, The School Square which is bounded to the east by the
new school. Three and four storey apartments and villas frame
the new access route into the site, which provides access to the
school. This arrangement of building forms offers permeability through
to smaller public spaces, i.e. the Town Square and Pocket Park.
Amount’ section on page 13, sets out the breakdown of these car
parking spaces for each unit type within each type of tenure.
Car parking has been provided in convenient, visually
inconspicuous areas where opportunities for crime are limited
by the passive surveillance from the surrounding buildings.
Different car parking solutions have been provided to achieve a
number of objectives, including:
• Allowing safe, convenient and secure parking provision by
passive overlooking from dwellings;
Pedestrian Access
Pavements are provided to the new access route off Hersham Road
providing pedestrian access from the south. Pavements are provided
into the development from Felcott Road providing pedestrian access
from the north-west corner of the site. This utilises the existing
pedestrian route into the site. A pedestrian connection is provided
• Improving urban character and quality where possible by
providing parking in private courts;
• Providing more efficient use of land; and
• Encouraging more sustainable forms of transport by restricting
the number of cars to the local standards.
through the site linking the northern and southern phases.
• Most of the car parking has been provided on plot with other
forms provided as follows:
Car and Cycle Parking
• Grouped parking within courtyard areas behind the building line
with some spaces located within pergolas;
Local Parking standards are included with the Elmbridge
Development Management Plan document. While this
document is not currently adopted, it is expected to be adopted
in the very near future and, as such, would be the planning policy
on which parking standards would be reviewed. Policy DM7
of the Elmbridge Development Management Plan states that
“Provision of car, cycle and disabled parking should accord with
the Elmbridge Parking Standards” and these are as follows:
1 bedroom dwellings
1 space per unit
2 bedroom dwellings
1.5 spaces per unit
3 bedroom dwellings
2 spaces per unit
4+ bedroom dwellings
2 spaces per unit.
• Off-street spaces and garages within individual plots;
• On street parking softened by the use of trees between spaces.
Covered and secure cycle parking is proposed within the back
gardens to each of the houses and within cycle parking stores
at ground floor for each of the apartment blocks.
Waste Strategy
Waste and recycling is proposed to be located within the
back gardens to each of the houses and within the waste and
recycling storage areas within the ground floor for each of the
apartment blocks meeting current local standards for volumes
of recycled waste, landfill waste and bio-degradable waste.
Road hierarchy plan (please refer to drawing no.: 30739-A-02-002 for the location of allocated parking referenced to plot numbers)
© Broadway Malyan
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Consultation
Parking has been provided in accordance with local
The Consultation Process
standards. We have broken up areas of parking using the
1st Round table meeting with local councillors and
planning case officer – 3rd March 2015
A meeting was held with local councillors and the Elmbridge
planning case officer to appraise them of the proposed scheme.
1st Pre-application Meeting – 5 March 2015
th
A pre-application meeting was held with Elmbridge planning
department to explain the proposed scheme and discuss the
required process for the planning application.
following parking strategies:
• Parking on plot and within garages between dwellings.
• Driveway parking
• Parking within private, overlooked courtyards concealed
behind dwellings
• On street parking
• Pergolas have been introduced to camouflage some of
the areas of parking and to allow for planting to cover the
A public consultation event has been held to give the local
Privacy between dwellings has been achieved by:
community and interested groups the opportunity to consider and
• In respect of blocks A1, A2. The buildings are positioned
comment on the emerging proposals for the redevelopment of the
in a similar relationship to the other existing propertied
Rydens School. A summary of the feedback received by Bewley
along Felcott Road and this position has enabled the
Homes from the public exhibition is included with this application.
associated parking to be securely located to the rear,
reducing the visual impact of parking to the frontage. A
Following comments received at the public consultation we
margin of planting is provided to soften the frontage and
have made the following amendments:
the relationship of the blocks A1 and B1 to the properties
1. Changing the flats from a contemporary design to a more
opposite.
traditional approach;
2. Adding a LAP to ‘Pocket Park’ and a LEAP to ‘Town Square’.
2nd Round table meeting with local councillors and
planning case officer – 26th March 2015
A meeting was held with local councillors and the Elmbridge
planning case officer to appraise them of the proposed scheme.
2nd Pre-application Meeting – 26 March 2015
th
A pre-application meeting was held with Elmbridge planning
department to explain the proposed scheme and to agree the
content of the reserved matters planning application.
Following receipt of the letter from Elmbridge Borough
Council dated 15th April 2015. We have addressed some of
the issues as follows:
24
Site Considerations
Rydens School, Hersham
• Living rooms to apartments within blocks C, D, E, F, G and
NOISE
We welcome the recognition we have
received form others including “Placemaking
awards for North West Bicester in the
sustainability category”; “NHBC Pride in the
Job Awards”; Investors in People, Gold.
The story so far
Bewley Homes
Bewley Homes was founded back in 1991 on
the simple principle of building quality homes
that people would aspire to own, located in
highly desirable locations.
OTT
FELC
Bewley has been designing and building
beautiful, high quality, individual homes in some
of the most desirable locations across the South
East of England for over 20 years including
Surrey, Berkshire, Hampshire and Sussex.
Outline planning permission was granted on
13th February for a new secondary school
and 296 dwellings on the site of Rydens
Enterprise School and Sixth Form College.
The Outline consent establishes the principle
of the amount of development proposed and
the access arrangements into the site.
ROAD
PROPOSED SCHOOL SITE
(RESERVED MATTERS APPLICATION SUBMITTED)
As part of the school development strategy
a Reserved Matters Application for the new
school has been submitted to Elmbridge
Borough
AD Council.
APPLICATION SITE
(SHOWING OUT LINE APPROVAL LAYOUT)
Bewley pride themselves on not being a
developer of mass market homes, but rather
focus on meeting the demands of people
through a combination of classic styling
with contemporary features that compliment
modern living.
RO
COTT
FEL
NEW DWELLINGS
RECENTLY
CONSTRUCTED
PROPOSED SCHOOL SITE
An existing drainage easement runs east/
west across the northern end of the site.
DITCH
Existing drainage ditch runs north/south
along the Eastern boundary of the site
EXISTING SCHOOL SITE
Before we start designing a new scheme, we complete
an assessment of the site and the surrounding area.
We record important features that we will need to take
into account in our design response. All of the relevant
considerations, whether they fix the way our scheme
will have to be designed or give us a real opportunity to
make the most of a particular feature, are shown here.
The eastern boundary will be adjacent
to the proposed new school site.
ROAD
COTT
FEL
SENSITIVE EDGE
Site assessment
The centre of the scheme will be an
area of set down and pick up for the
proposed school.
The proposed school creates an
opportunity for a cohesive development
with strong urban form and a quality
residential scheme.
The western boundary is backed onto
by existing residential dwellings.
Removal of existing run-down school
buildings.
A Reserved Matters Application for the
residential part of the site will seek
approval for the detailed layout, design and
landscaping proposals and it is these areas
which we are seeking your views on.
HE
RS
HA
As we manage the majority of properties we
develop, our commitment is a long term one. Our
developments are built to last and our property
management teams constantly strive to provide
excellent customer service to our residents.
The proposed development site is shown within the
red line in the diagram below. The gross site area, as
indicated by the red line is 5.25 Hectares (12.9 Acres).
SENSITIVE EDGE
RAILWAY LINE
DRAINAGE EASEMENT
The next steps
A2Dominion
A2Dominion is a major developer, with
over 70 years’ experience and a unique
approach to housebuilding, all profits made
are invested into projects which benefit
communities and create better ways to live.
A2Dominion prides itself on our dedication
to high quality, sustainable living and
exceptional customer service.
A selection of typical materials
NOISE
The purpose of this consultation is to exhibit
the proposed plans for the residential
development to local residents and to gain
feedback on our plans.
M
RO
AD
Site location plan
NEW DWELLINGS
RECENTLY
CONSTRUCTED
‘Avalon’ – Douai Abbey, Woolhampton
‘Cadugan Place’ – Reading
Parkside Road, Reading
NEW DWELLINGS
RECENTLY
CONSTRUCTED
The development should respect
the privacy and amenity of existing
neighbouring properties.
Therefore this public consultation is your
opportunity to have your say on our design
proposals and we welcome your feedback,
which will be used to help inform the overall
design of the scheme.
HER
SH
AM
SH
AM
Client: Bewley Homes
Date: 10 March 2015
RO
AD
Existing trees of quality along the
eastern and southern boundaries will be
retained, where possible, to establish
the site within a mature surrounding.
The intent is to retain as many valuable
trees as possible and use their
maturity as a setting to the proposed
development.
The proposed main vehicular access
to the site is shown to the southern
boundary from Hersham Road.
HER
Aerial view of existing site
RO
AD
Ref: 30739-Residential Development at Rydens School-Hersham
Site Concept
Rydens School, Hersham
Proposed Development
Rydens School, Hersham
Typical hard landscaping treatment
THE
GREEN
Character
The Green
• The site offers the opportunity to create a scheme with varied character.
• The centre of the site focused around the School Square could be a
more contemporary character with the edges of the site becoming more
traditional.
• Area of formal public open space.
• Could accommodate a LAP or LEAP.
• Town Square and The Green are
surrounded by built form creating a
sense of an urban square.
Road Layout
• The development will have a clear road hierarchy with the main route
through the site is wide and shows a clear and legible entrance to the
scheme.
• Focal buildings punctuate the main route through the site highlighting
gateways and key junctions.
• Secondary routes are interspersed with key green spaces and will have a
contrasting surface.
• A secondary access is proposed to Felcott Road to the north-west
boundary.
Town Square
• Focal/feature buildings demarcate
the entrance to the site and reflect
the appearance of existing houses
nearby.
• Open green space in front of The
Gateway frames the elevation.
• Area of formal public open space.
• Townhouses surrounding an open
green.
Proposed site layout
Client: Bewley Homes
Date: 10 March 2015
Ref: 30739-Residential Development at Rydens School-Hersham
The design of the proposal has been informed by
a number of important considerations including:
SCHOOL
SQUARE
SCHOOL
ACCESS
School Square
TOWN
SQUARE
• Surrounded by built form creating a
destination at the heart of the site.
• A more urban form creating
enclosure and passive overlooking.
• The link between the residential
scheme and the proposed school.
THE
AVENUE
The Gateway
What we’re building at Rydens School
The proposed development consists of 296 houses
and apartments. These will compile 1 and 2 bedroom
apartments and 2, 3 and 4 bedroom houses. We will
also be constructing new roads, car parking, drainage,
landscaping and public open space.
THE
GATEWAY
MAIN
ACCESS
Site concept / character areas diagram
The Avenue
• The main access spine road will
form a wide avenue style access
to the scheme leading to school
square at the heart of the site.
• The single carriageway on either
side of a swale/landscaped strip
creates a sense of arrival.
• Dialogue with Elmbridge Borough Council.
• Dialogue with Elmbridge Members.
• Good practice design guidance.
• An assessment of the site’s opportunities and
constraints.
• A local area character appraisal to determine how
the proposal can be successfully integrated with
neighbouring properties.
Accommodation schedule
Private
units
1 bed flat
2 bed flat
2 bed house
3 bed house
4 bed house
Private total
Layout
provision
11
55
4
43
55
168
Parking
provision
1 space
1 space + 0.5
visitor space
2 spaces
2 spaces
Affordable
units
1 bed flat
2 bed flat
2 bed house
3 bed house
4 bed house
Affordable total
Layout
provision
42
50
5
24
7
128
Parking
provision
1 space
1 space + 0.5
visitor space
2 spaces
2 spaces
Total
296
2 BED HOUSES
3 BED HOUSES
4 BED HOUSES
1+2 BED FLATS
2 STOREY
2.5 STOREY
3 STOREY
4 STOREY
Building storey heights plan
Client: Bewley Homes
Date: 10 March 2015
Client: Bewley Homes
Ref: 30739-Residential Development at Rydens School-Hersham
Ref: 30739-Residential Development at Rydens School-Hersham
Bespoke Houses
Rydens School, Hersham
Proposed Appearance
Rydens School, Hersham
Dwelling distribution plan
Date: 10 March 2015
House typologies
Examples of bespoke houses designed specifically
for this site.
Proposed elevation of the flats at the end of Felcott Road
of defensible space is provided between windows and
public footpaths bounded with railings to ensure privacy.
Proposed long elevation along Felcott Road
• Plots 1-4, 9-16 and 31, 32 are generally arranged with
Proposed long elevation along Hersham Road/The Gateway
Client: Bewley Homes
Date: 10 March 2015
Ref: 30739-Residential Development at Rydens School-Hersham
lengths at 11m. Brick walls have been added for improved
gardens with direct access to parking via gates within the
wall. These units also benefit from an open aspect to their
frontage overlooking the green apron to the site and the
retained mature landscaping. They also benefit from being
located in short cul-de-sacs with no passing traffic.
Typical soft landscaping treatment
Site considerations
Client: Bewley Homes
Date: 10 March 2015
Ref: 30739-Residential Development at Rydens School-Hersham
towards the School Square, public realm. A planted margin
privacy and to provide an enhanced boundary to the rear
DRAINAGE EASEMENT
DITCH
EXISTING SCHOOL SITE
Site location
The site is located North of Hersham Road in Hersham.
The site is bounded to the North by a railway line, to the
East by the proposed Rydens Enterprise School, to the
South by Hersham Road and to the West by existing
residential development.
J have been carefully arranged to ensure they enjoy a view
their associated parking spaces adjoining and back garden
Proposed Site Plan
Rydens School, Hersham
RAILWAY LINE
Acoustic: The railway will create an
issue related to noise, this will have
to be dealt with through construction
details and mitigation measures.
PROPOSED SCHOOL SITE
Welcome, thank you for coming today
The aim of this public consultation is to
give you the opportunity to consider and
comment upon our emerging proposals for
the redevelopment of Rydens School on
Hersham Road, Hersham.
Other Bewley Homes projects
frames and soften the visual appearance.
Public consultation - 10th March 2015
Introduction
Rydens School, Hersham
Consultation boards – 10th March 2015
Client: Bewley Homes
Date: 10 March 2015
Ref: 30739-Residential Development at Rydens School-Hersham
Proposed elevation of the flats along School Square
Sustainability
Sustainability
The scheme has been designed with sustainability in mind. In
The site during the construction phases will be registered with
particular the scheme has a defined design strategy for both
the considerate contractors scheme and all timber used on
walking and cycling. Each unit benefits from cycle parking.
site will be FSC approved material. During construction a 90%
The road and hard landscaping layout provides an accessible
target for recycling of waste will be set.
scheme that is legible and accessible for the pedestrian.
The development aims to meet the standards for Code for
Sustainable Homes Level 3. This will include water saving
measures to meet building regulations and will have design
elements that promote a secure by design ethos.
© Broadway Malyan
25
Landscape Strategy
Landscape Design Intent
Zone 2: The Avenue
The landscape design intent for this site is to maximise the
The avenue is defined by a central spine planted with blocks
provision of green space with planting employed to aid plot
of robust shrubs and central tree planting of semi-mature
definition as well as break up elevations and deliver a ‘leafy’
Acer platanoides ‘Columnare’ The spine provides a strong
feel to the development.
Landscaping Intent
linear visual element that clearly defines the route of vehicular
movements and reflects a formal ordered approach.
As has been highlighted the existing boundaries and
associated mature tree planting will be retained to provide a
seasoned feeling to the development from day one.
Five character zones have been identified within the
development to provide a strong strategic structure. The
planting approach to each of the character areas uses a
different species mix, providing a subtle sense of distinct
spatial identity, legibility and strong sense of place throughout
the development. The plant mix has been drawn from species
that are evident within the local area.
Planting around the site is designed to provide year round
interest with seasonal variety, scent, movement and winter
structure. A palette of shrubs, herbaceous perennials and
grasses will provide contrasting foliage, textures and colour.
Zone 1: The Gateway
The entrance to the site is distinguished by an area of existing
mature open parkland character with a diverse variety of large
Zone 3: School Square
The school square is enclosed by a line of Pleached Acer
campestre, emphasising a contained and well defined space.
The central area planted with wildflowers and semi mature
Platanus x hispanica provides a strong form to the heart of the
site and a vibrant seasonal feature.
Zone 4: Town square
The planting within the town square frames a simple grassed
plane, maximising the available space for the incorporation of
the LEAP. A large semi mature Platanus x hispanica (London
plane) provides a focal point to this key open space.
Zone 5: Pocket Park
Again strategically located planting and central grass area
enables this area of green open space to provide a LAP facility.
Tree planting provides a focal visual element and verticality to
the space.
tree species. This provides a relaxed and informal entrance to
the site.
Landscaping precedent images
26
Planting Intent
Indigenous shrubs for wildlife interest
Shrub planting of varied colour, texture and seasonal interest and shade
tolerant
Grass to provide movement and winter interest
Seasonal perennials amongst shrub planting
Feature Tree
Pleached Tree
Avenue Tree
Illustrative landscape plan
© Broadway Malyan
27
Landscape Strategy – continued
Hard Materials Palette
The hard materials are designed to be robust but provide a
The School Square will be bands of Ulticolour asphalt in Mid
pleasing aesthetic, complementing the building materials. The
Grey and Light Grey. The banding design picks up on the
paving design delineates both utilitarian areas and circulatory
banding used on the pedestrian area to the front of the school,
paths. Patios and paths are textured paving slabs, parking bays
providing a hierarchy of spaces as well as creating a strong
are tegula block paving and footpaths and roads are macadam
interface between school and housing.
surfaced, providing a coherent order to the hard surfaces.
Footpaths and roads will be tarmac.
The choice of materials will complement those used in the
building facades. The relationship will provide a more coherent
overall development whilst providing sufficient individual
identity to the external spaces.
Paths
Paving- Slabs
Marshalls - Saxon
Size: 450x 450 x 80mm
Natural
28
Patios
Paving- Slabs
Marshalls - Saxon
Size: 450x 450 x 80mm
Buff
Parking
Paving- Block
Tobermore - Tegula
Size: 50,60,80 x 80mm
Bracken
School Square
Paving- Ulticolour
Lafarge Tarmac
Light Gray
School Square
Paving- Ulticolour
Lafarge Tarmac
Dark Gray
Conclusion
Summary
This Design & Access statement has presented the design of the Reserved Matters Application
for the 296 new dwellings on the site of the former Rydens Enterprise School and Sixth Form
College Campus Site. We have followed developed the design based upon the agreed outline
planning consent.
We have detailed the design following engagement with Elmbridge Council planning department,
councillors and the local stakeholders. We have incorporated relevant design guidelines from the
Elmbridge Local Plan and the outline planning application design document.
Illustrative view of proposed elevation
© Broadway Malyan
29