1.0 Introduction 3 - amg.gwynedd.llyw.cymru

1.0 Introduction 3

2.0 Physical characteristics 5

2.1 Site location 5

2.2 Site context 6

2.3 Historical context 7

2.4 Development site 8

2.5 Site analysis 9

2.6 Building heights 10

2.7 Development concept 11

2.8 Social and economic context 12

2.9 Plannign Policy and Context 13

3.0 Design 14

3.1 Use, layout and amount 14

3.2 Scale 15

3.3 Landscaping 16

3.4 Appearance 17

4.0 Proposals 18

4.1 Site Plan 18

4.2 Proposed Floor Plans 19

4.3 Proposed Elevations 22

4.4 Form and massing 24

4.5 Access to building 27

5.0 Sustainability 28

Contents

Retirement Living Apartments_Ala Road, PwllheliRev A October 2015

3

1.0 Introduction

This Design and Access Statement has been prepared in support

of the planning application for a Category II type Later Living

retirement housing scheme for the elderly by McCarthy & Stone,

Britain’s leading retirement accommodation provider. Typically

they provide self contained apartments with level access and a

range of communal facilities.

The 0.7 acre site on Ala Road, Pwllheli is presently occupied by a

former Veterinary Surgery which forms an L-shaped building to the

north-west corner of the site and a dwelling positioned centrally to

the northern boundary of the site with car parking provided to the

street frontage. An access road leads to the land to the rear.

The proposal for McCarthy & Stone is to replace the existing

building with 30 No 1 and 2 bedroom apartments in a 2 and 3

storey, T-shaped block, set towards the northern part of the site

with car parking and green space provided to the southern area of

the site.


4

Clients Brief

McCarthy & Stone (Retirement Lifestyles) Ltd instructed that the

site should be developed in accordance with government policy

and design guidance, having due consideration to relevant

planning policies, design guides and subject to the specific brief

for provision of Category II type housing.

The success of Category II type accommodation is dependent

upon a range of specific building-type requirements which have

evolved as a result of the years of experience gained by McCarthy

& Stone in the provision of this specialist form of housing.

The most important functional requirement relates to the ease of

movement throughout any development and therefore a building

of a single mass and footprint was required by the client. Their

buildings generally accommodate self-contained apartments

linked by heated corridors and accessed from a secure entrance.

Communal facilities in the form of a residents lounge, guest suite,

mobility scooter charging room and refuse room must be located

at the heart of the scheme, all accessible without residents having

to leave the building.

In addition to the functional requirements, the brief was also to

respond to the specific site conditions including its physical

context, the surounding character, constraints and opportunities,

and neighbour’s privacy and amenity.

ALA ROAD

POLICE STATIONALA ROAD CHURCH

ALA ROAD

LIDL SUPERMARKET

To town

centreTo Abersoch


5

2.1 Site Location

The application site is located on Ala Road which sits to the west

of the town of Pwllheli. The site is well positioned within close

proximity to local amenities, with the town centre located within 5

minutes walk to the east of the site. These amenities include the

local post office, cafes, restaurants, hairdressers in addition to food

retail outlets including Spar and Lidl, all of which are located along

Lower Cardiff Road directly to the east with Asda supermarket

located within 10 minutes walk from the site.

The site is also well positioned in terms of leisure amenity with the

harbourside and promenade located within a short walk of the site

and extensive greenspace and rural landscape located to the north

and south-west of the site.

Local public transport routes include the train station located

directly to the east of the site within 5 minutes walk providing access

to the east along the Wales coastline stations including Criccieth,

Porthmadog, Harlech, Barnmouth, Aberdovey and Aberystwyth

and Shrewsbury. Regular bus services are also available to

Porthmadog, Abersoch and Caernarfon.

2.0 Physical Characteristics

To Abersoch

To PorthmadogTo Caernarfon

THE SITE

THE SITE


6

The development site is located within a well established residential

area on the edge of the town centre and is surrounded by a broad

range of housing types including 2 storey terraced and semi-

detached cottages, and 3 storey terraced houses. Roof forms

to surrounding buildings are predominantly pitched roofs with

expressed gable features used to punctuate the roof line where

roof space living accommodation is provided.

The character of the surrounding urban form is defined by buildings

set close to the back of pavement line with modest front garden

areas provided for privacy to the dwellings against the street

frontage. Low stone and brick walls are provided to define the

edge of the front gardens.

The proportions of the surrounding properties vary from the

horizontal proportions of the two storey scale cottages to the

vertical proportions of the 3 storey houses with the vertical emphasis

expressed through the use of 2 storey bay windows.

The materials of the surrounding buildings vary from traditional

stonework to buff brickwork and render with blue welsh slate to all

roofs.

2.2 Site Context

Ala Road looking east with ‘Neigwl’ in background

Ala Road looking northwest - Police Station in background

Ala Road looking east with ‘Neigwl’ in foreground

Ala Road looking east with Ala Road Church in background

Ala Road looking east to Ala Road Church

Ala Road looking east towards the Police Station


7

The proposed development site is located directly adjacent to a

Grade II Listed building, Neigwl, located directly to the west of the

site along Ala Road. Neigwl comprises of a 2 storey building dating

from the mid 1800’s.

The character of the building is defined by a high proportion of

solidity to the external facades with a pitched roof and deep eaves

details and a vertical emphasis to the timber sash window treatment.

An extension has been added at a later date to the west elevation,

designed to be subservient to the original building dating from the

mid 1800’s. The expressed, large scale chimneys to the original

building add to the building’s character, creating book-ends to the

original building. Although this has been somewhat diminished

by the later addition, the chimneys are still highly visible from the

street frontage and add substantially to the character of the street.

A separate Heritage Impact Statement has not been requested by

the Local Authority Planning Department in this instance, however,

the setting of the historic building and the impact on the setting

of the heritage asset has been carefully considered in the design,

scale and layout of the proposed development site.

English Heritage Listing Description

Description: Neigwl, Ala Road

Grade: II

Date Listed: 28 July 1989

Cadw Building ID: 4469

OS Grid Coordinates: 237184, 335043

Latitude/Longitude: 52.8878, -4.4203

Location: 5 Ala Rd, Pwllheli, Gwynedd LL53 5BU, UK

Locality: Pwllheli

County: Gwynedd

Country: Wales

Postcode: LL53 5BU

Exterior

On the south-western edge of the town centre opposite the

hospital; set back from the road.

Mid C19 (shown on 1844 Tithe Map). 2-storey, 3+1-window rubble

front with slate roof, wide boarded eaves and red brick chimney

stacks with flues set diagonally. Unusually this building is trapezoidal

in plan. Sash windows with no glazing bars to lower sashes;

recessed half glazed door to right of the main range. Slightly lower

1-window range to the right with twinned similar sashes. Sashes to

rear and cross range.

Group value with Pwllheli Hospital.

2.3 Historical Context

View looking east along Ala Road looking towards the Grade II Listed Neigwl with the existing building in the background

View looking owards the Grade II Listed Neigwl with the later addition to the right hand side


8

2.4 Development site

The proposed development site is a brownfield site currently

housing a 2 storey dwelling set back from the road frontage and a 2

storey former Veterinary Surgery of an L-shaped form that extends

back from the street frontage.

The form and positioning of the existing buildings within the site

are to a degree out of character with the surrounding area. The

‘set back’ nature of the existing dwelling does not ‘hold’ the street

frontage and as such, allowing the tight urban grain and strong

sense of enclosure to be diminished at this key nodal junction.

In contrast, the former Veterinary Surgery is positioned tight

against the back of pavement line with gables fronting the street.

The orientation and positioning of the building creates issues with

visibility to the street corner as well as overlooking to the rear garden

of the adjacent Grade II Listed building and ‘Arddol’ beyond.

Ala Road Church Existing vehicular access

Existing house set back from the edge of pavement

Existing Veterinary Surgery is orienated north-south with the gable fronting the street providing a negative, inactive frontage which is out of character with the surrounding area

Existing Veterinary Surgery building is built to the back of pavement line which is out of character with the surrounding area and creates visibility issues for vehicles and pedestrians

Existing Veterinary Surgery building is orienated and positioned with windows overlooking the garden of the adjacent Listed building and ‘Arddol’ beyond.


9

2.5 Site Analysis

Site boundary

Sunpath

Existing buildings on site

Established building line

Existing site entrance

Pedestrian route to town centre

Listed Building (Grade II Listed ‘Neigwl’)

Dense tree planting to western boundary

Close boarded fence to southern boundary

Intermittent and poor quality fence to eastern boundary

Views into neighbouring yard

Views into neighbouring garden (Arddol)

KEY :


10

2.6 Building heights

1 storey

2 storeys

3 storeys

KEY :


11

Site boundary

Required vehicular forward visibility

Site entrance (existing and proposed)

Internal vehicular circulation and car parking

Existing trees to boundary retained

Supplementary tree planting

Main building entrance point

2 storey with flat / parapet roof

2 storey with pitched roof

3 storey with pitched roof

Ground level amenity terrace

Roof top amenity terrace

Pedestrian route to town centre and local facilities

Potential pedestrian link to neighbouring shops

Controlled views from first floor apartments

Single storey out buildings - Bat roost car port / Sub

Station

2.7 Development Concept

KEY :


12

2.8 Social and economical context

Social context

Mainting independence is a great benefit, and with the proposed

development being so close to the shops and local amenities,

residents would be able to satisfy their every-day requirements

without the need for private transport. With less maintenance to

worry about, the upkeep of an apartment is kept to a minimum.

Being able to socialise within the development itself enables

residents to meet other people without leaving their property.

By moving into a McCarthy & Stone Later Living retirement housing

scheme, elderly people are freeing up a substantial amount of

housing stock which can then be used by families, young couples

and first-time buyers seeking to enter the housing market. As

a consequence, pressure on greenfield sites can be relieved.

Furthermore, a decision to downsize frees up family-sized housing,

flats and bungalows, creating a better use of housing space within

the locality. Comprehensive research has shown that the residents

of private sheltered housing are healthier, live longer and have less

call on the state than those who remain in ordinary housing.

Economical context

Private Later Living retirement housing schemes play a vital part

in the life of the local communities. The proposed site is located

within easy walking distance of the local shops and facilities and

this will contribute to retail viability, providing additional expenditure

within the local community, shops and businesses.

The survey carried out in ‘A Better Life : Private Sheltered Housing

and Independent Living for Older People’ states that over sixty

percent of residents of such housing prefer to shop locally and just

over a third do so on a daily basis. The benefit to local business of

the arrival of a private retirement living housing scheme is therefore

quite significant. Just under half of all residents buy the bulk of

their shopping within one mile of their scheme, while just under two

thirds travel no further than two miles to shop.


13

2.9 Planning Policy and consultation

Tir yn Ffordd Ala, Pwllheli

Ynghylch y safle

Yn dilyn arolwg manwl o’r angen am dai

rydym nawr yn y camau cynnar o lunio cynigion

www.mccarthyandstone-consultation.co.uk/pwllheli 0800 298 7040

golygfa o’r awyr

15778_McCarthy & Stone Pwllheli Boards WELSH AW SC.indd 1 10/09/2014 14:03

N

Mannau awyr agored deniadol

ein holl ddatblygiadau fan awyr agored i’n

Caiff ein datblygiadau eu cynllunio i gyd-fynd yn

gerddi a thirweddau ardderchog yn troi datblygiad da yn

Ein cwmni rheoli ein hunain fydd yn cynnal y tiroedd




Ein dull cynllunio

Rydym yn cynllunio ein datblygiadau i fynegi eu cymeriad unigol eu hunain i fodloni anghenion ein perchenogion tai ac i adlewyrchu’r ardal o

ddefnyddio deunyddiau lleol

a choed ychwanegol

Argraff arlunydd o’r datblygiad Argraff arlunydd o’r datblygiad


Argraff arlunydd o’r datblygiad




Ein hanes a’n gweledigaeth

tyfu i fod yn brif ddarparwr llety ymddeol arbenigol

dyna pam y mae popeth a wnawn yn cael ei lunio o amgylch

ein cynigion cychwynnol ar gyfer adeiladu

Croeso i’n harddangosfa


Byw gyda ni

Ein fflatiau Ymddeol

maent yn rhydd i ymuno mewn gweithgareddau cymunedol o fewn y cynllun neu i ddilyn eu diddordebau eu hunain yn ôl eu

mhob cynllun ac maent yn goruchwylio gweithrediad effeithlon y


Ein dull cynllunio

Rydym yn cynllunio ein datblygiadau i fynegi eu cymeriad unigol eu hunain i fodloni anghenion ein perchenogion tai ac i adlewyrchu’r ardal o

ddefnyddio deunyddiau lleol

a choed ychwanegol

Argraff arlunydd o’r datblygiad Argraff arlunydd o’r datblygiad






Ein hanes a’n gweledigaeth

tyfu i fod yn brif ddarparwr llety ymddeol arbenigol

dyna pam y mae popeth a wnawn yn cael ei lunio o amgylch

ein cynigion cychwynnol ar gyfer adeiladu

Croeso i’n harddangosfa


Byw gyda ni

Ein fflatiau Ymddeol

maent yn rhydd i ymuno mewn gweithgareddau cymunedol o fewn y cynllun neu i ddilyn eu diddordebau eu hunain yn ôl eu

mhob cynllun ac maent yn goruchwylio gweithrediad effeithlon y


Information on all applicable Planning Policy is provided in the

Planning Statement by The Planning Bureau Ltd, a report which

forms a separate part of this application.

Involvement

Regular and extensive consultations have taken place with

representatives of McCarthy & Stone in order to arrive at a solution

which fulfils the Client Brief and satisfies multiple issues of design,

whilst at the same time achieving their commercial requirements.

Meetings and communications with a significant number of external

consultees and interested parties have also taken place over the

course of the last six months.

Pre-Application Public Consultation Programme

Consultancy company Remarkable arranged a series of

presentations and consultation events which were attended by

the designers and representatives of the Client. McCarthy &

Stone prides itself on its commitment to public consultation and

continually strives to ensure the community is involved in shaping

its schemes.

‘One to One’ meetings were held with immediate neighbours on

Monday 21st July at Pwllheli Conservative Club. A further public

consultation exhibition was also held on 17th September at Ala

Road Church.

Full details of the event and comments received form part of the

Statement of Community Involvement by Remarkable, a report

which forms a separate part of this application.


14

3.1 Use, layout and amount

3.0 Design

Use

The proposed use of the building on the development site is

Category II type housing for the elderly. With the demographics

of an ageing population, this type of accommodation is in much

greater demand than ever before. It offers independent living with

very low maintenance, in a safe and secure environment, as

well as companionship and a community lifestyle if wanted; with

back-up assistance should it be necessary. The site offers the

future residents, people likely to be aged 70+, a quiet and relaxed

environment with good views, and within close proximity of all

required facilities.

Layout

Circular 1/2006 defines ‘layout’ as the way in which buildings,

routes and open spaces (both private and public) are provided,

placed and orientated in relation to each other and buildings and

spaces surrounding the development.

The proposal for McCarthy & Stone is for 30 No apartments in a

T-shaped block set in the northern half of the site for the following

reasons:

• to broadly follow the building line established along Ala Road to

the north of the development site

• to maintain vehicular access to facilitate an appropriate amount

of parking in close proximity to the building

• to provide a positive landscape setting to the building frontage

• The car parking has been laid out in as efficient a way as

possible in order to minimise the impact of hard landscaping

on the site. With the vehicular access improved in accordance

with highways comments, the access road in is re-aligned and

retained.

Amount

The site is rectangular in shape with an approximate area of 0.7

acres. The proposed development comprises a total of 30 Category

II type apartments for the elderly. A communal residents’ lounge,

guest suite, refuse room and house manager‘s office are provided

within the proposed building to serve the residents.

A summary of approximate areas for each is provided on the

proposed floor plans.

The building footprint is 1,089m2 and the proposed development

provides a total Gross External Floor Area (GEFA) of approximately

2,599m2, with the Gross Internal Floor Areas (GIFA) summarised

as follows:-

Ground Floor: 1,020m2

First Floor: 1,020m2

Second Floor: 386m2

Total: 2,426m2

The scheme will provide 11No units to the ground floor, 14No units

to the first floor and 5No units to the second floor. The overall

split of apartments is therefore 9 No 2-bedroom apartments, 17

No 1-bedroom apartments and 4 No 1.5 bed apartments with the

average 1 and 2 bedroom apartment sizes being 67.04m2 and

47.63m2 respectively. The guest suite will provide en-suite twin

bedroom accommodation and will be open to any resident to book

as overnight accommodation for visiting friends or family.

There are 21No car parking spaces proposed to serve the building,

including one designated accessible space.


15

3.2 Scale

Scale is the impression of a building when seen

in relation to its surroundings, or the size of

parts of a building or its details, particularly as

experienced in relation to the size of a person.

The primary scale of the surrounding area is

predominantly two storey with three storey

buildings occuring at the lower eastern end of

Ela Road. This three storey secondary scale

creates variety in the streetscape with taller

elements used to provide focal points and to

define corners.

The development is proposed as being three

storeys in height, but with floor to floor heights

generally being less than in the adjacent

residential dwellings. The roofscapes are split on

the line of the internal circulation corridors, with

the resulting twin roofs keeping the ridge heights

down in comparison to buildings of a similar

depth.

The adjacent diagrams explore the scale

relationships with neighbouring properties and

demonstrate that there are no issues in Planning

terms :-

• Three storey element adjacent to existing

taller buildings – Police Station, Ala Road

Church, residential properties between the

site and Town Centre.

• Roof form visually separated by centralised

roof terrace to blend with surrounding

roofscape.

• Two storey element to rear of site in line with

local character of three storey built form to

roadside frontages only.

• Two storey element to north-west corner in

response to neighbouring Listed Building.


16

3.3 Landscaping

The proposed amenity space around the building has been

designed to be integral to the overall scheme and sympathetic

to the area as a whole. The proposed design will provide a high

standard of amenity for the intended occupants providing an

attractive and pleasant outlook for the benefit of residents. The

scheme will be managed by an appointed specialist company that

will be responsible for ensuring that the grounds and landscape

areas are maintained in a satisfactory manner.

This site is not untypical to others that McCarthy & Stone have

successfully developed. The requirements for privacy of those

using shared amenity spaces have to be balanced against its

passive role of providing an attractive outlook from apartments.

As such, the landscaping will be designed to provide screening

and enclosure to private spaces, and interest, colour and variety for

the shared spaces. External low level lighting will be strategically

placed to allow visibility and security within the pedestrian areas.

The vehicular access and parking to be formed on the south of

the site will be interspersed with tree and shrub planting. The main

pathway from the car park will meander through a lawned area,

gently sloping to address the level changes across the site and

provide a positive arrival experience.

A south-facing external seating area to the west of the main

entrance links directly to the Homeowners Lounge. A rear access

from this same communal space links to a larger seating area in the

north-west corner of the site.

Once the building shell has been constructed all soft landscape

areas will be planted / turfed and maintained to a high standard for

the benefit of the occupants and surrounding properties.

8014145 // Design and Access Statement // September 2014

3.0 DESIGN

Landscaping

The proposed amenity space around the building has been designed to be integral to the overall scheme and sympathetic to the area as a whole. The proposed design will provide a high standard of amenity for the intended occupants providing an attractive and pleasant outlook for the benefit of residents. The scheme will be managed by an appointed specialist company that will be responsible for ensuring that the grounds and landscape areas are maintained in a satisfactory manner.

This site is not untypical to others that McCarthy & Stone have successfully developed. The requirements for privacy of those using shared amenity spaces have to be balanced against its passive role of providing an attractive outlook from apartments.

As such, the landscaping will be designed to provide screening and enclosure to private spaces, and interest, colour and variety for the shared spaces. External low level lighting will be strategically placed to allow visibility and security within the pedestrian areas.

The vehicular access and parking to be formed on the south of the site will be interspersed with tree and shrub planting. The main pathway from the car park will meander through a lawned area, gently sloping to address the site levels change, and providing a positive arrival experience.

A south-facing external seating area to the west of the main entrance links directly to the Homeowners Lounge. A rear access from this same communal space links to a larger seating area in the north-west corner of the site. A final hard landscaped area is provided in the space vacated by the timber shed structure. The three spaces will be different in character and provide pleasant social spaces in the midst of a well landscaped and relaxing garden environment.

The wooded areas will be left largely untouched, just cleared of undergrowth, but will allow further opportunities for residents to enjoy the more natural aspects of the site setting in better weather.

Once the building shell has been constructed all soft landscape areas will be planted / turfed and maintained to a high standard for the benefit of the occupants and surrounding properties.

Appearance

Appearance is the aspect of a place or building that determines the visual impression it makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture. Layout, scale and landscaping will all affect what a place looks like and these matters have been addressed in the previous sections.

The design is arranged to ensure a successful fit to the constraints of the site and the requirements of the Local Planning Authority and other statutory consultees.

The team always take time to carefully research the architecture and character of the local area to ensure a sensitive design that is in keeping with the surrounding area. As such, from the outset it was agreed that the design would be influenced by the architecture of the high quality early-mid twentieth century houses that are found in close proximity to the site.

The following materials and features were noted and have been incorporated to a greater or lesser extent into the proposed scheme toensure that the development complements the surrounding area:• Predominant use of brick including various colours and textures,

render, timber cladding and clay/concrete roof tiles• A variety of roof pitches and styles including hips, gables, dormers

and varied eaves lines• Generous window proportions to older properties and some

windows including corner bays• Interesting brickwork detailing and features• Large chimneys to older properties• Roof terraces and balconies

View of a typical car parking scheme, softened by planting and lighting

View of a typical external social area, more remote from the building

View of a typical landscape scheme in close proximity to a M&S building

Our approach to designAbout the siteFollowing a detailed review of the need for specialist housing for older people in the local area, we are now in the early stages of working up proposals to redevelop land at Marton Gate in Bridlington. The site is currently occupied by one detached residential property.

Ideally located to deliver retirement accommodation, the site is within walking distance of local amenities, with regular bus routes providing easy access to the wider area and the facilities and services located therein.

We believe that this proposal provides an opportunity to deliver a sensitive redevelopment that will improve housing choice for older people in the local area.

Our proposals for

Land at Marton Gate, Bridlington

Characteristics of the local areaBefore we begin designing any proposal, our team of architects take time carefully researching the architecture and character of the local area to ensure a sensitive design that is in-keeping with the surrounding area.

In this instance they have noted the following materials and features, and are seeking to incorporate them into the proposed scheme to ensure that the development complements the surrounding area:

• Predominant use of brick including various colours and textures, render, timber cladding and clay/concrete roof tiles

• A variety of roof pitches and styles including hips, gables, dormers and varied eaves lines

• Generous window proportions to older properties and some windows including corner bays

• Interesting brickwork detailing and features

• Large chimneys to older properties

• Roof terraces and balconies

Aerial view of the siteLocal architecture

Attractive landscapingWe seek to ensure that all of our developments have high-quality outside space for our homeowners to enjoy. The images below provide some recent examples of landscaped gardens which we have provided in our schemes.

Our developments are designed to blend attractively with their surroundings. We recognise that excellent gardens and landscapes turn a good development into a great one, and we are pleased that many of our schemes have won awards for their outside space.

Where possible, existing trees and shrubs will be retained and new plants will be added. The boundaries of the development will also be enhanced with new planting to improve the overall look of the development.

Our own management company will maintain the grounds on behalf of our residents to ensure they develop and mature to enhance both the building and the local neighbourhood.

• A building height that is in proportion with neighbouring buildings

• A provision of around 25 on-site parking spaces

• Appropriate separation distances between the proposed building and neighbouring properties

• The retention and improvement of the existing boundary with the introduction of additional shrubs and trees

We have strived to design a high quality development which is in-keeping with the distinctive local character of Bridlington whilst also introducing housing to meet the needs of people in later life.

We design our schemes to express an individual character of their own to meet the needs of our homeowners and reflect the surrounding area.

We understand the importance of the local architecture in Bridlington. The proposed development seeks to respect existing buildings and the character of the area. The proposals include:

• A high-quality scheme of approximately 30 apartments comprising one and two bedrooms

• A scheme consisting of one, three-storey high building featuring Retirement Living apartments and tailored communal facilities

• A unique design which respects and complements its surroundings, and retains local character through the use of local materials

Site plan

Ground floor plan First floor plan Second floor plan

Birds eye view – north east Birds eye view – south west

Eye level view – south east Eye level view – south west

East elevation West elevation

North elevation South elevation

N

Existing development in MaltonExisting development in Scarborough Existing development in Monkseaton

Existing site

Existing development in Skipton




Our proposals for

























Site plan






N


Existing site





Our proposals for

























Site plan






N


Existing site


8014145 // Design and Access Statement // September 2014

3.0 DESIGN

Landscaping

The proposed amenity space around the building has been designed to be integral to the overall scheme and sympathetic to the area as a whole. The proposed design will provide a high standard of amenity for the intended occupants providing an attractive and pleasant outlook for the benefit of residents. The scheme will be managed by an appointed specialist company that will be responsible for ensuring that the grounds and landscape areas are maintained in a satisfactory manner.

This site is not untypical to others that McCarthy & Stone have successfully developed. The requirements for privacy of those using shared amenity spaces have to be balanced against its passive role of providing an attractive outlook from apartments.

As such, the landscaping will be designed to provide screening and enclosure to private spaces, and interest, colour and variety for the shared spaces. External low level lighting will be strategically placed to allow visibility and security within the pedestrian areas.

The vehicular access and parking to be formed on the south of the site will be interspersed with tree and shrub planting. The main pathway from the car park will meander through a lawned area, gently sloping to address the site levels change, and providing a positive arrival experience.

A south-facing external seating area to the west of the main entrance links directly to the Homeowners Lounge. A rear access from this same communal space links to a larger seating area in the north-west corner of the site. A final hard landscaped area is provided in the space vacated by the timber shed structure. The three spaces will be different in character and provide pleasant social spaces in the midst of a well landscaped and relaxing garden environment.

The wooded areas will be left largely untouched, just cleared of undergrowth, but will allow further opportunities for residents to enjoy the more natural aspects of the site setting in better weather.

Once the building shell has been constructed all soft landscape areas will be planted / turfed and maintained to a high standard for the benefit of the occupants and surrounding properties.

Appearance

Appearance is the aspect of a place or building that determines the visual impression it makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture. Layout, scale and landscaping will all affect what a place looks like and these matters have been addressed in the previous sections.

The design is arranged to ensure a successful fit to the constraints of the site and the requirements of the Local Planning Authority and other statutory consultees.

The team always take time to carefully research the architecture and character of the local area to ensure a sensitive design that is in keeping with the surrounding area. As such, from the outset it was agreed that the design would be influenced by the architecture of the high quality early-mid twentieth century houses that are found in close proximity to the site.

The following materials and features were noted and have been incorporated to a greater or lesser extent into the proposed scheme toensure that the development complements the surrounding area:• Predominant use of brick including various colours and textures,

render, timber cladding and clay/concrete roof tiles• A variety of roof pitches and styles including hips, gables, dormers

and varied eaves lines• Generous window proportions to older properties and some

windows including corner bays• Interesting brickwork detailing and features• Large chimneys to older properties• Roof terraces and balconies

View of a typical car parking scheme, softened by planting and lighting

View of a typical external social area, more remote from the building

View of a typical landscape scheme in close proximity to a M&S building




Our proposals for

























Site plan






N


Existing site





Our proposals for

























Site plan






N


Existing site





Our proposals for

























Site plan






N


Existing site



17

3.4 Appearance

Appearance is the aspect of a place or building that determines

the visual impression it makes, including the external built form of

the development, its architecture, materials, decoration, lighting,

colour and texture. Layout, scale and landscaping will all affect

what a place looks like and these matters have been addressed in

the previous sections.

The design is arranged to ensure a successful fit to the constraints

of the site and the requirements of the Local Planning Authority

and other statutory consultees.

The team always take time to carefully research the architecture

and character of the local area to ensure a sensitive design that is in

keeping with the surrounding area. As such, from the outset it was

agreed that the design would be influenced by the architecture of

the high quality early-mid twentieth century houses that are found

in close proximity to the site.

The following materials and features have been incorporated into

the proposed scheme to ensure that the development complements

the surrounding area:-

• Predominant use of brick including various colours

• render, zinc cladding and slate roof tiles

• A variety of roof pitches and styles including hips, gables and

varied eaves lines

• Generous window proportions



• Feature timber detailing to express gables


18

4.0 Proposals

4.1 Proposed Site Plan

A 21/10/15 ZH IC Drawings amended following design development.

Rev A

• Building is positioned to northern boundary with modest strip of

garden in line with established character of Ala Road.

• Building alignment allows for required forward visibility when leaving

the site by car.

• ‘T’ shaped footprint responds positively to the streetscape and offers

amenity space to each side of the rear block.

• Use of double parallel pitched roofs to minimise ridge heights.

• Variety of gable and hipped roof configurations to break-up long runs

of pitched roof.

• Two storey hipped element to respond appropriately to neighbouring

Listed Building.

• Three storey element only where in response to existing three storey

(equivalent) buildings.

• Two storey rear block to minimise impact on neighbouring properties.

• Angled apartment configuration to western elevation of rear block to

ensure continued privacy of neighbouring properties.

• Boundary planting supplemented to avoid any overlooking of existing

properties / gardens from proposed first floor apartments.

• Gated pedestrian link in southern boundary providing direct access

to neighbouring supermarket. Single storey out buildings to south of

site provide sub station and car port for bat roost.


19

4.2 Proposed Floor Plans


Rev A

Proposed Ground Floor Plan

Summary of units provided :-

17 No 1 bed units

13 No 2 bed units

Totalling 30 No units

HOME OWNER’SLOUNGE


20


Rev A

Proposed First Floor Plan


21

Proposed Second Floor Plan Proposed Roof Plan


Rev A

Proposed Second Floor Plan Proposed Roof Plan

RESIDENT’SROOF TERRACE


22

4.3 Proposed Elevational treatment

Rev A


Rev A



23


Rev A


Rev A


24

4.4 Form and Massing

Hipped roof configuration to minimise the visual impact on the streetscape

Buff brick with red brick banding in response to Police Station opposite and other similar buildings in the immediate area

Ala Road Church Building set back from boundary to provide appropriate forward visibility for vehicles leaving the site

Police Station with buff coloured brick and red banding

ALA ROAD

Expressed truss detail to gables

Expressed render details to gables picking up local style of architecture

Projecting zinc clad oriel windows to punctuate areas of brickwork

Combination of brick and render to add interest to building modelling and suggest gradual development rather than single building

Zinc panel to 2nd floor projection to create horizontal emphasis to broader gabled element


25

Zinc clad oriel window to punctuate brickwork

Variety of roof forms to replicate existing streetscene

Use of brick and renders to replicate existing streetscape

ALA ROAD

ALA UCHAF

Expressed truss and bracket detail to projecting gable

Building height reduces to two storey adjacent to neighbouring Listed Building ‘Neigwl’.

Zinc cladding used to punctuate render and ensure horizontal emphasis in building modelling

Hipped roof in response to small window in gable of ‘Neigwl’.

ALA ROAD


26

Police Station 3 storey element comparable to Police Station and adjacent 3 storey residential properties

Expressed truss detail to gable to add interest to roofscape

Neigwl - neighbouring Listed property

ALA ROAD

ALA UCHAF

Building height comparable to Ala Road Church

Building form ascends from Neigwl

Hipped roof form in response to high level window to gable of ‘Neigwl’.

Neigwl - neighbouring Listed property


27

4.5 Access to the building

The development will be occupied by elderly people. While the

minimum age for occupation can be 60 years (with a spouse of 55

years) the typical new resident is a widow aged 74-76. The average

age on a ‘mature’ development is around 80 years. As a result

McCarthy & Stone have strict criteria regarding the suitability of a

location for development. This considers public transport, shops

and services, and complete accessibility to all residents within the

building.

The development site is considered very sustainable for its

intended use due to a good location in relation to public transport

and amenities.

Site Accessibility

Access into the development for vehicles (including emergency

and refuse) is from the existing improved, Ala Road access to the

site. Once into the site, there are 21 proposed parking spaces

which includes two disabled space as close as possible to the

main entrance. A gated pedestrian route is proposed to the

southern boundary to provide direct access to the neighbouring

supermarket.

Car ownership levels amongst the elderly are relatively low, and due

to the proximity to the town centre and transport links, the number

of trips generated by car owners will be similarly low. In addition

the management company on the site will encourage residents to

give up car usage and actively promote the use of public transport.

Pedestrians are able to enter the site at the same point as above.

When entering the site, and once through the initial landscaped

area, the main entrance into the building itself will be clearly visible

to visitors.

A gentle slope will be designed to link the main access point and

car park with the main entrance and external seating area. Once

at the main entrance to the building, the thresholds will be flush,

allowing level access to all parts of the building.

The main resident’s entrance is adjacent to a convenient point

of entry for those with mobility scooters who will have left their

transport in the mobility scooter charging room. This space is at

grade with the main building and will accommodate around 6 No

scooters.

Adjacent to this point of access is where, as part of a weekly

management regime, the refuse room will be serviced. The refuse

vehicle will park up temporarily at the north eastern corner of the

car park and the refuse bins will be wheeled from the collection

area to the wagon. The refuse room is provided within the building

to avoid elderly occupants having to carry rubbish externally.

Building Accessibility

The entrance will be designed with level approach, with access

from the car park areas via dropped kerbs and level thresholds

to allow easy access without movement being impaired, all in line

with the Building Regulations Part ‘M’ guidance.

It is a functional requirement of Category II type retirement housing

that access within the building should be achievable without the

need for steps. As such, level floors will be provided throughout

the development. In this particular instance access within the

development is provided to all floor levels by way of a Part ‘M’

compliant lift and therefore there is no need for any resident or

visitor to use the staircases. Nevertheless, these will be designed

to suit the needs of ‘ambulant disabled’ people in accordance with

the same guidance.

Corridors will be of suitable width for wheelchair users and the

apartments will have door widths sufficient to allow access by

wheelchairs. All internal communal areas for use by residents of

the apartments are located on the Ground Floor, and are within a

short walking distance of the lift and entrances to ensure ease of

access and use for the residents and visitors alike.

The external roof level is accessed from the second floor via a

shallow ramp and is erved by a Part ‘M’ compliant WC.


28

5.0 Sustainability

McCarthy & Stone take a holistic approach to sustainability,

considering not only environmental but also social and economic

sustainability. This approach is taken in both corporate governance

and strategy, plus in the design of its main product – private Later

Living retirement housing developments for the elderly.

Sustainability Reputation

In light of the increasing urgency to address climate change, the

depletion of non-renewable fossil fuels and material resources,

the Client set up a ‘Sustainability Committee‘. This was first

established in 2001 and has a remit to look beyond the pure

environmental issues, and a responsibility to integrate holistic

sustainable strategies into the business decision-making. This has

now become the ‘Research and Development Committee’.

The committee is continuously reviewing and strengthening the

company‘s sustainability performance and credibility through

strong corporate governance and the incorporation of sustainable

strategies in company policies.

The Client recognises the need to reduce the carbon footprint of

its buildings in line with national and local policies. In this case

the proposal will produce at least 10% of its energy usage from

Renewable Energy sources. The company presently uses Air

Source Heat Pumps to achieve this.

The Client‘s corporate governance policies and strategy are

disclosed on its website. The policies on this website are

complemented by the company‘s Corporate Social Responsibility

(CSR) report which details the company‘s social, economic and

environmental sustainability.

Below are some of the policies on the websites:

1. http://www.wwf.org.uk/filelibrary/pdf/bts.pdf

2.http://www.mccarthyandstone.co.uk/planning_andenvironment/environment_

policy.asp

3. http://www.hemscott.com/internet/custom/mcty/2/csr.htm

Sustainability Strategy for the proposed development

Building construction and the use of buildings, especially their

space heating, is one of the main contributors to CO² emissions

in the UK. Energy conservation, the introduction of sustainable

transport strategies and the incorporation of energy efficient

strategies can be one way to play a part in reaching targets set

for CO² emission reductions set in the Kyoto agreement, while

reducing other adverse impacts on the environment. This project

aims to comply with these protocols in the following ways:-

Sustainability and Land Procurement

The company selects sites which, by the very nature of their location,

encourage social inclusion and cohesion, social mobility and the

participation of the future residents of a potential development in

the local community.

Site Location and Amenities

The proximity of this site to amenities helps to reduce dependence

on the private car, thereby reducing pollution. This proximity will

also help to encourage social inclusion and enable participation of

future residents of the proposal within the wider community.

Transportation

The site is located within a short walking distance of public transport,

with both bus stops and train station in very close proximity.

Development Density and Diversity

The incorporation of a retirement living housing scheme within a

wider residential development presents an opportunity to improve

the density in accordance with PPS3. The aim of the guidance

in PPS3 with regards to density is to reduce pressure on the

development of Greenfield land, thereby conserving natural ecology

and habitats – a sustainable strategy.

Socio-Economic Impact

The location and the nature of the proposed development will add

to the range of housing choices and benefit the local economy.

The ORB report ‘A Better Life for Private Sheltered Housing and

Independent Living for Older People‘ clearly identifies that there is a

general shortage of this kind of development and the demographics

seem to indicate that this shortage will increase unless provision is

stepped up.


29

Site Ecology, Bio Diversity and Landscaping

The proposed landscape strategy plan aims to reinforce the

existing landscape quality and bio-diversity both on and off site to

the benefit of residents and passers-by.

A car port has been incorporated into the site layout that creates

a bat roost to re-house the existing bats on site to ensure they are

protected during demolition of the existing building and contruction

and occupation of the proposed building.


Rev A

B

102

A

102 4800

A

102

B

102

stone cladding

B

102

A

102

roost acces

roof void as bat roost

A

102

B

102

bat roost

2100

1m0

1:100

5m2m

Preliminary

1.

2.

3.

notes

DO NOT SCALE FROM THIS DRAWING - USE FIGUREDDIMENSIONS ONLY.

TO BE READ IN CONJUNCTION WITH ALL OTHERCONSULTANTS / SPECIALISTS DRAWINGS. REPORT ANYDISCREPANCIES BEFORE AFFECTED WORK COMMENCES.

ALL SETTING OUT DIMENSIONS TO BE CHECKED ON SITEBY CONTRACTOR BEFORE WORK COMMENCES.

revisions

revision

drawing number

drawing title

drawing status

scale

date

drawn by

checked by

project

client

@ A3

seven architecture offices at :

61 Oxford Street, MANCHESTER, M1 6EQt : 0161 236 5655

Clarendon House, Victoria Avenue, HARROGATE, North Yorks, HG1 1DYt : 01423 709 807

24 Greville Street, LONDON , EC1N 8SSt : 0203 036 0691

Galeri 6, Doc Victoria, CAERNARFON, Gwynedd, LL55 1SQt: 01286 685 253

www.sevenarchitecture.co.uk

C

1 : 100

Mc Carthy & Stone

Retirement Living Housing, AlaRoad, Pwllheli

Proposed car port and bat roost

014152_102

29/09/15

AJR

IC

Retirement Living Housing, Ala Road, Pwllheli


1 : 100level 0

1 : 100elevation a

1 : 100elevation c

1 : 100elevation d

1 : 100elevation b

1 : 100section b

A opening return piers removed 01.Oct.15B revised to suit ecologist comments 14.Oct.15C roof configuration revised and stone

cladding shown to both walls of theroost access

20.Oct.15

1 : 100section a

stonework

B

102

A

102 4800

A

102

B

102

stone cladding

B

102

A

102

roost acces


A

102

B

102

bat roost

2100

1m0

1:100

5m2m

Preliminary

1.

2.

3.

notes




revisions

revision

drawing number

drawing title

drawing status

scale

date

drawn by

checked by

project

client

@ A3







C

1 : 100

Mc Carthy & Stone



014152_102

29/09/15

AJR

IC



1 : 100level 0

1 : 100elevation a

1 : 100elevation c

1 : 100elevation d

1 : 100elevation b

1 : 100section b



20.Oct.15

1 : 100section a

stonework

B

102

A

102 4800

A

102

B

102

stone cladding

B

102

A

102

roost acces


A

102

B

102

bat roost

2100

1m0

1:100

5m2m

Preliminary

1.

2.

3.

notes




revisions

revision

drawing number

drawing title

drawing status

scale

date

drawn by

checked by

project

client

@ A3







C

1 : 100

Mc Carthy & Stone



014152_102

29/09/15

AJR

IC



1 : 100level 0

1 : 100elevation a

1 : 100elevation c

1 : 100elevation d

1 : 100elevation b

1 : 100section b



20.Oct.15

1 : 100section a

stonework

Proposed Car Port Bat RoostLocation Plan of Proposed Car Port Bat Roost


30

Energy Efficiency

Each separate habitable room within an apartment will be designed

with independent thermal controls as standard. Communal lighting

will be linked to daylight and/or movement sensors.

The majority of the spaces in each flat will be lit by low energy

light fittings, especially the frequently used areas plus the internal

corridor.

The main areas to be fitted with low energy light fittings will include:-

hallways, kitchens and bathrooms in individual apartments 100%

of all communal areas in the developments – corridors, resident’s

lounge, communal kitchen, main entrance lobby and stairwells – in

line with current Building Regulations

External lighting

Providing natural daylight to the majority of the proposed kitchens

will in turn reduce the internal lighting load within individual flats.

This is not always the case with flatted developments.

Heating, ventilation and white goods

The Pulsar Coil hot water heating system will be specified for

each apartment. This system is material, maintenance and energy

efficient.

It also reduces standing and transitional heat losses and uses

recycled copper piping. Good thermal performance will be

achieved further by the use of low-e solar control double-glazing

with enhanced thermal insulation.

All electrical appliances will be A-rated with the exception of the

tumble dryers, as a financially feasible rated model has not yet

been found. Advice on these white goods will be passed onto the

homeowners as part of a handover pack issued on occupation. An

energy advice leaflet, specially designed by the Client, will also be

given to the future residents of the scheme.

Thermal insulation and ventilation will be provided to the building

envelope using the standard specification in order to achieve a good

EPC rating in compliance with Part L of the Buildings Regulations.

Combined with a good standard of ventilation and air tightness,

this will help to conserve the fuel used to power the building.


31

Social Needs

A handover pack will be provided for the future residents, providing

information about their new home including the Green Transport

Plan and advice on the energy efficient appliances installed in their

homes, as well as addresses and telephone numbers for essential

local services, clubs and organisations.

The proposed scheme has been designed to include principles of

‘Secured by Design’ (MET initiative) and ‘Designing Out Crime’. This

will be reinforced during the specification stage prior to construction,

as is the case with all new McCarthy & Stone developments.

Sustainable Practices and Strategies to be used in

Construction

Environmental sustainability

Pre-fabricated concrete products and, most probably mortar silos,

will be used to further reduce on site water use.

The Client will issue Best Practice Guidelines to site staff on

minimising and managing waste together with a system for

assessing waste contractors to emphasise environmental issues,

as well as regulatory, performance and cost aspects. In addition,

the Client encourages suppliers to reduce surplus packaging for

materials, fixtures and fittings and seek to minimise the number

and effect of deliveries.

Wherever feasible, natural raw materials and products will be used

in the construction process. Any packaging such as MDF, wood or

plastic wrapping will be re-used to protect fragile building elements

during the building process such as metallic sinks and porcelain

products.

Social sustainability

The Client aims to be a good neighbour during the construction

process and have a Considerate Construction Policy. This involves

minimising noise at unsociable hours and a constant focus on

site presentation. Site operatives will be given a health and safety

induction before starting construction on site.

The Client has a Health and Safety Policy which ensures that issues

are addressed on a regular basis at all levels, and have signed up

to The Home Builders Federation (HBF) newly established Health &

Safety Charter which promotes industry-wide improvement. Health

and Safety issues are on the agenda at all McCarthy & Stone board

meetings.

To promote greater management accountability and year-on-year

improvement in health and safety performance, a system of internal

incentives / penalties have been introduced on all of McCarthy &

Stone construction sites.

Economic sustainability

The emphasis on local sourcing of effective contractors and

subcontractors who can deliver their services to the construction

site on time provides an opportunity for the Client to contribute to

the economic viability of the local areas.

Manchester Studio

61 Oxford StreetManchesterM1 6EQ

T : 0161 236 5655

Harrogate Studio

Clarendon HouseVictoria AvenueHarrogateNorth YorkshireHG1 1DY

T : 01423 709807

Wales Studio

Galeri CaernarfonDoc FictoriaCaernfonGwyneddLL55 1SQ

T : 01423 709807

Company Registration Number : 5804088


E : [email protected]

Documents

1.0 Introduction 3 - amg.gwynedd.llyw.cymru