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 [email protected] 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 Page 2 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 Page 3 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 [email protected] www.pbwc.co.uk 3360-A6.12/V2.0/150410/Plg/R/**
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