Design and Access Statement, Working Draft, Part 1

Polvellan Manor Site
Design and Access Statement
Working Draft
Poynton Bradbury Wynter Cole Architects Ltd
Atlantic Studio
Trelyon Avenue
St Ives
Cornwall
TR26 2AD
Tel: 01736 792000
architects@pbwc.co.uk
www.pbwc.co.uk
PART ONE
Job no. 3360
Polvellan Manor, West Looe
April 2015
Rural Retreats & Leisure Limited
PART ONE
Contents
Introduction
Design
- Use and Amount
- Scale and Layout
- Landscaping and Appearance
- Sustainability
Site Building and Access
Polvellan Manor, West Looe
Assessment
- Planning Policy
- Physical
- Social and Economic
Current condition of Polvellan Manor
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Introduction
This draft design report will, following further
development, accompany the planning application
proposing the redevelopment of the Polvellan Manor
Site in West Looe.
Its wooded estate extends the surrounding woodland
landscape almost as far as the town centre. An extant planning permission exists for the conversion
of Polvellan Manor into a total of nine apartments (ref:
PA10/05909).
Following initial Design Review Panel comments
PBWC Architects were commissioned to develop a
design strategy which responded to the issues raised
whilst creating a scheme which would provide sufficient
income to allow essential repair and restoration works
to Polvellan Manor and, more importantly, maintain and
enhance the significant woodland landscape setting.
The proposed development will ensure that the heritage
features are protected and restored. This will provide
the owners, Rural Retreats & Leisure Limited, with a
restored historic building set in beautifully landscaped
grounds and maintained woodland, overlooking the
West Looe river and Trenant Point.
Polvellan Manor, West Looe
Although not listed, Polvellan Manor is one of Looe’s
significant historic assets. Its important location,
positioned overlooking the confluence of the West and
East Looe rivers, makes an significant contribution to the
Conservation Area.
The vulnerable woodland
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Assessment
Planning Policy
Physical
This proposal has been carefully considered against
existing planning policies and guidance and a full
Planning Statement prepared by Rolfe Planning
Partnership will accompany the application when
formally lodged for consideration. English Heritage’s
position on Enabling Development will be referred to
support the application proposals.
In 1787 a ‘small ... neat house in the cottage style’ in
well appointed grounds was built below West Looe
Down by John Lemon MP. He called it Polvellan. John
Lemon died in 1814 and seems to have passed the
house to his relative John Buller. In 1830 Charles Buller
MP was in residence; in 1840 it was John Buller. At this
date cartographic evidence (such as it is) gives little clue
to if it was still the ‘small ... neat house’ of 1787.
The scheme aims to create a sustainable and safe
neighbourhood surrounding an upgraded historic
building, in a restored landscape setting where people
can live and socialise.
Polvellan Manor is an important non-designated heritage
asset set within a formally designated heritage asset,
namely Looe Conservation Area.
The 1840s and 50s were a significant period for
the Buller family who took advantage of industrial
developments of the time and were instrumental in
creating new quay facilities in Looe. It was probable
that in this period of prominence the original Polvellan
was enlarged and embellished and the gardens altered.
From the census record it appears that the house was
made available to the church by 1851 to accommodate
clergymen and their households. A Sunday school was
also built on part of the estates land at around this time.
Between the 1880s and 1907 the house was expanded
with the addition of a rear wing and was probably at this
time still a private residence. Later in the 20th century,
specifically during the Second World War, it lost its
original function and became temporarily a maternity
hospital, later a hotel.
The initial assessment of Polvellan Manor suggests that
nothing survives from the earliest recorded building on
the site; the cottage style house of John Lemon MP.
Most of the historic features and architectural details that
are still extant date from the later 19th century, including
the remaining tiled floors, some plaster moulded coving
and decorative plaster work within the entrance lobby
and stairwell. Most surprisingly, it seems that the gothic
arched windows that have given the building its historic
appearance and character appear to date from the 20th
century.
Polvellan Manor, West Looe
Assessment
Page 4
Assessment
Social
The town of Looe is continuing to undergo change which
can bring with it certain perceived pressure including a
balance in terms of new building development.
Economic
Rural Retreats & Leisure Limited wish to carry out a
major upgrade of the existing run down building, also
involving a planned restoration of the historic landscape,
including reinstatement of landscaped gardens and
woodland walkways. Converting the house to a
residential home has damaged its historical fabric, while
the valuable garden features were almost completely
cleared to create extensive car parking areas.
This investment would provide significant construction
work and employment of specialist restoration
workers and other tradespersons. Furthermore, the
proposed enabling development would generate further
construction employment opportunities.
Polvellan Manor, West Looe
The approved proposal for the conversion and
refurbishment of Polvellan Manor is proposed to
be funded, or ‘enabled’ by a low density enabling
development set within the landscaped grounds of
approximately 3.7 acres.
Current condition of Polvellan Manor
Page 5
Use
The overall proposal is for the conversion and
refurbishment of Polvellan Manor and restoration of the
landscaped grounds together with further supporting
development in the grounds.
Following initial Design Review Panel comments, PBWC
Architects were commissioned to develop the design.
The design process is outlined later in this statement.
Amount, Scale and Layout
The density and amount of the development, whilst
acknowledging the minimum amount necessary for a
sustainable scheme, has been largely driven by design
and by discussions with the DRP.
The works to the existing building involve the removal
of modern unsightly extensions and slight remodelling
to improve proportions. In addition, this allows vehicles
to be taken around the rear of the property thereby
reducing impact on the more significant north side
and allowing a freer hand to maintain and develop the
landscape setting.
East of the Manor seven apartments are proposed.
These use linked circular forms reflecting the curved
bays of the main house, the arc of the viewing platform,
the historic footprint of the nearby gasometer as well as
making reference to the circular houses found in South
Cornwall.
West of the Manor is a courtyard of apartments taking
the form of a traditional stable block and providing a
screen for car parking. This will be subservient and
modest in character.
A single dwelling is proposed on the site of the coach
house accessed by its existing drive from Polean Lane.
Towards the western end of the site, at the lower level,
it is proposed to utilise a former quarry bowl to create a
group of modest dwellings nestling in the landscape. The scale of the proposed residential units is considered
to be appropriate in terms of context when weighed
against the need to fund the upgrading/restoration work
to Polvellan Manor House and its extensive grounds.
This has been supported through Design Review Panel
consultation.
The residential development is of a scale appropriate
to the area, given that the ground rises sharply to the
south of the buildings resulting in even the roof not
being above the adjacent lane, and should therefore not
impact on the views to the properties adjacent and south
of the site.
Careful consideration has been given to the proximity
of trees and topography of the land to the north of the
buildings. The landscape consultants have carefully
considered impacts on trees and landscape together
with their mitigation.
The Polvellan Heritage Plan ( by Pell Frischmann) is
made up of a series of documents and reports which
have informed the design and planning process. The
reports can be viewed as a collective whole, identifying
and describing the cultural and environmental heritage
of the site, with recommendations for its protection
restoration and management.
Access
Careful consideration has been given to the proposed
overall site layout and relationship with the access to the
public highway. It is deemed that the existing vehicular
access is sufficient, but will require a revised gateway
position.
Polvellan Manor, West Looe
DESIGN
Landscaping
Fundamental to the scheme is the aim to give the failing
and over-mature woodland a sustainable future.
The Landscape and Woodland Management Plan
specifies the works required to maintain and restore the
Page 6
landscape and ecological features at Polvellan. These
plans are based on data and information collected from
the other specialist surveys undertaken on site (all
included in the Polvellan Heritage Plan).
Pell Frischmann have prepared a tree survey and tree
protection plan.
• The importance of the woodland is integral to the
design of the proposals and to the character of the new
build. Therefore every effort has been made to ensure
this is not lost.
• The proposals can be achieved while ensuring the
character of the site can be retained in the long term
although some trees will be lost.
Appearance
The existing Manor has a echoes of the Strawberry
Hill Gothic style, incorporating arch head stained glass
windows (although these are modern), large clay topped
chimneys, grey slate roof with leaded hips and red
“Cocks Comb” ridge tiles but has been unsympathetically
altered over recent years.
The 20th century extensions to the south and west of the
building have white PVC windows and the entire building
has white PVC fascias and black plastic rainwater goods
with white painted pebble dashed external walls. These
are proposed to be removed.
• The visual impact of the development is broadly
neutral.
Detailed design and material decisions are being
developed. It is envisaged that the different elements of
the scheme will vary in character as appropriate to their
particular locations.
• Mitigation planting will be undertaken and this will
provide a long term visual and biodiversity benefit.
The west courtyard will be slate roofed with painted
render and areas of stained or painted timber.
• Sufficient measures have been taken to mitigate for
any post development pressure. This has been in the
form of internal development location, layout and tree
removals and replacements.
The roundhouses will be of more contemporary
character reflecting their closer relationship with the town
and its more varied range of building types.
• The retained trees can all be protected in accordance
with current standards and guidance including
proven methods of protection within the RPAs where
encroachment cannot be avoided.
The area immediately against the north (front) elevation
of the manor building is currently poorly finished
tarmac, allowing vehicles to park up against the building
The proposed design creates landscaped areas and
pathways in this area re-connecting the house to the
landscape.
The single woodland dwelling will also be contemporary
in character.
The boathouses are envisaged as open, timber
structures with a mixture of flat green roofs and
facetted slate or metal roofing. The gable ends will be
constructed in stone reflecting the quarry setting.
Polvellan Manor, West Looe
DESIGN
A new drive around the south of the manor will eliminate
the conflict between car and landscape on the more
significant north side.
The roundhouses will be accessed from a small parking
area integrated within the landscape and will utilise the
existing viewing platform to access the upper level.
Page 7
DESIGN
Sustainability
Central and local government share the same ambition
to create sustainable communities, which embody the
principles of sustainable development at the local level.
Three important principles need to be considered:
• First, good design is important everywhere.
• Third, good design always arises from a thorough and
caring understanding of place and context.
The project has various sustainable aspects. In social
terms the project will provide a sustainable future for a
historic building which may otherwise be in danger of
redevelopment.
Economically the scheme will provide a valuable centre
of employment and excellence. The proximity of the
railway station and good connections to bus services
make sustainable transport practical.
View from the viewing platform, showing modern element
on left hand side to be taken down to provide access to
rear
Refurbishment of the Manor and conversion to create
apartments has considerable environmental benefits in
terms of embedded and associated energy. The building
has substantial thermal mass which, when combined
with the extensive use of natural ventilation, minimises
the need for mechanical ventilation, heating and cooling.
The use of high levels of natural daylight reduces the
need for artificial lighting and where practical highly
efficient LED lighting will be implemented. Consideration
will be given to orientation and external shading to
reduce potential overheating.
Polvellan Manor, West Looe
• Second, the creation of successful places depends on
the skills of designers and the vision and commitment of
those who employ them.
Facilities to encourage waste management and
recycling will be proposed.
The new buildings will comply with the latest high
standards of energy efficiency and sustainability. High
levels of thermal insulation and air tightness to reduce
heat loss through the building fabric will be used.
Page 8
ACCESS STATEMENT
The development proposals have been examined in
relation to local policy documents and government
guidance. It is considered that the development
proposals do not conflict with the range of policies in
terms of the accessibility and sustainability of the site as
demonstrated within this report.
In addition the proposals have been discussed in
relation to the potential supermarket development which
will be accessed via Polean and therefore past the site.
As the road past the site is currently the only access to
the main public car park within the town and facilitates
approximately 1000 cars and a number of coaches, it
is deemed that the proposed development would not
impact on the traffic levels using Polean.
The accessibility of the site has been considered in
relation to existing bus and rail services in the area,
access to/from the site on foot and by bicycle and
vehicular access to/from the site by use of the local
and strategic road networks. The site is considered to
have good access to local amenities within Looe, good
access to public transport and good access to the local
and strategic highways.
Due to the low volume of traffic the development
creates it is deemed unnecessary to alter the site’s road
junction. However, as the site is to be accessed via
electronically operated gates, a new set of gates will be
installed further into the site so as to ensure a minimum
of 8m off road “holding” area.
Polvellan Manor, West Looe
SITE AND BUILDING ACCESS
A concise traffic statement will be included in the
final DAS or form part of the Planning Statement in
due course, to be lodged with the formal planning
application.
Page 9
Poynton Bradbury Wynter Cole Architects Ltd
Atlantic Studio
Trelyon Avenue
St Ives
Cornwall
TR26 2AD
Tel: 01736 792000
Polvellan Manor, West Looe
architects@pbwc.co.uk
www.pbwc.co.uk
3360-A6.12/V2.0/150410/Plg/R/**