all saints cottages

Development of residential dwellings completed in 2023.

Compromising of 2 detached homes built of masonry construction.

Position:

project architectural design MANAGER

Plot 1 Front Façade

About

The client bought the site with no planning permission. The site originally had a 120 year old 2 storey property, that was registered as 2 flats. The site is located in the buffer zone of the SPA (Special Protection Area) and is protected by strict planning policies.

The proposals included to develop the site to its best potential ideally for residential resale.

Plot 2 Rear

Plot 1 Rear

Plot 2 Front Façade

Responsibilities

Responsible for managing, administering, and coordinating all aspects of a complex planning application project.

Coordinating stages 1- 5 of the RIBA plan of works,

Tasks

Concept Sketches and Feasibility Studies
Preparing Planning Drawings
Submitting Planning Applications
Discharging Planning Conditions
Preparing Technical Drawings for Construction

Concept Design

The first steps, involved setting the brief, understanding the clients aspersions.

Following the briefing the research could commence, including the history of the site, relevant planning policies effecting the site, carrying out a character area assessment, existing access and services and identify what further surveys and further investigations were required to develop the designs and assess the feasibility of the proposals.

Existing Site and Building Photos

Tree Surveys

Topographcal Surveys

Ecology Surveys

Conservation Area

This site is located in a Conservation Area. Conservation areas are important because they protect biodiversity, preserve natural habitats, and help maintain ecological balance for future generations. It is important to consider when designing in a conservation area factors such as the historical and architectural significance of the site, the character of surrounding buildings, local planning regulations, material compatibility, and the impact on the area's visual and cultural heritage when designing in a conservation area. Careful design of the setting, design and mass, spacing of the new buildings needed to be in balance with the surrounding tall trees of the site and correct selection of external materials and architectural detailing to be in keeping and enhance the surrounding area.

Proposed Street Scene

Existing Street Scene

Constraints and Opportunities

Constraints of a development site refer to limitations or challenges such as regulations, environmental factors, or deficiencies in infrastructure. Through research and investigations, several key constraints were identified on the site, including its location within a conservation area, proximity to the Special Protection Area (SPA), surrounding mature tall trees, and a 4-meter variation in land elevation across the site.

Opportunities, on the other hand, refer to favorable factors like location, access to resources, or potential for growth and development. The site's opportunities included established access arrangements, the presence of two existing dwellings, an existing below-ground main sewer connection, and its location within a residential settlement boundary.

By thoroughly understanding the site, concept sketches, an environmental impact assessment, designs could be developed. A Pre-Application was prepared and submitted to the Local Council to initiate communication with planning authorities and other stakeholders.

Concept Illustrations

Concept Layouts

Concept Sections

Orientation

The client's original brief requested a design that maximized the site's development potential, featuring two mirrored dwellings that shared a common access point. However, during the design process, and after consultations with stakeholders regarding sustainability, conservation area regulations, local ecology, and tree preservation, the design was adjusted to better integrate with the surrounding environment.

The buildings were scaled down, and their orientation was modified to be more sympathetic to the area’s historical and ecological context. These changes were made to ensure the design respected the architectural, cultural, and historical significance of the site, preserving its heritage character.

The revised orientation of the buildings also addressed key factors such as energy efficiency, natural lighting, and temperature regulation. The site’s surrounding tall trees presented a challenge by limiting natural light, which could have affected the comfort and well-being of future occupants. By repositioning the buildings, more natural light was able to enter through the windows, improving both the living environment and overall energy performance.

Orginal Orientation

Revised Orientation

Planning Application

Preparing the documentation to submit a planning application for the new build houses involves several key steps.

First, the designs needed to be develop to illustrate a clear design for the homes, considering factors such as site layout, size, and aesthetics, while ensuring compliance with local planning policies and building regulations. The proposed site and block plan, floor plans and elevations helped communication the vision for the development.

Site Plan

Site Elevations

Design and Access Statement

Ground Floor Plan

First Floor Plan

Next, the detailed architectural drawings were prepared, including access routes, sustainability measures, external material selection and landscaping planting proposals. A Planning Statement and Design and Access Statement was prepared outlining how the proposal meets local development policies, respects the area's historical, architectural, and cultural significance and addressing any potential impacts on the surrounding environment or community.

Supporting documents, such as a flood risk assessment, traffic survey, ecological survey and mitigation measures, tree protection proposals and a heritage report and environmental impact statement were included with the application submissions providing specialist judgement of the impact of the proposed development and mitigations measures.

Rain Water Harvesting

Security Assessments

Tree Protection Measures

Refuse Arrangements

Landscaping Proposals

Parking Assessments

New Junction Design

External Materials Selection

Home Future Adaptability

Once all the documentation was ready, it was submitted through the local council’s planning portal, with any required application fees paid. Throughout the process, consultation with relevant stakeholders, such as neighbours or local authorities, were necessary to address concerns and refine the proposal.

Link to the Local Council Planning Application

Conservation Area Architectural Detailing

Providing good architectural detailing to the style of a property in a conservation area is crucial for maintaining the historic and aesthetic integrity of the area.

Thoughtful design choices ensure that the new buildings complement the traditional style, avoiding visual clutter or discordant elements that could disrupt the overall harmony. This attention to architectural detailing not only protects the heritage of the area but also supports a sense of place, continuity, and community, enhancing the attractiveness and sustainability of the built environment for future generations.

Some key architectural features that contribute to the character of a conservation area include:

Window styles (e.g. Timber casement or sash windows)
Door details (e.g. panelled doors, arched doorways, decorative surrounds, focal porch)
Rooflines and pitches (e.g. gabled roofs, dormer windows, chimneys)
Masonry and brickwork (e.g. ornamental brick patterns, stone lintels, and sills)
Cornices, friezes, and mouldings (e.g. decorative plasterwork or stone features)
Timber or metalwork details (e.g. decorative iron railings, balustrades, or shopfronts)
Building materials (e.g. the use of local stone, brick, or slate tiles)
Façade proportions (e.g. symmetry, spacing, and alignment of windows and doors)
Landscaping elements (e.g. boundary walls, garden gates, and street furniture)

By respecting and incorporating these features, new developments can enhance the architectural quality of the area, preserving the visual identity that defines conservation zones.

Gable Frontage

Porch Designs

Window Detailing

Brick Corbel

Tiled Dormer Walls

Balcony and Railings

Chimney Stack and Brick Plinth

Barn Hipped Roof

Low Eaves and Gable Dormers

Bay Windows

Finshed Property

Skills Gained

Topic learnt: Working on this project has helped me gain experience in providing client guidance and design management, gaining further experience in working with Local Planning Authorities.

Management skills: Management skills used for this planning application in a conservation area include project coordination, stakeholder communication, regulatory compliance, risk management, and resource allocation to ensure that development respects heritage values while meeting legal and community requirements.

Enhancement: This project has helped me further my experience in fine tuning architectural design within constraining parameters, such as design properties in conservation areas.

Achievement

Obtaining planning permission in a conservation area requires demonstrating compliance with heritage preservation guidelines, ensures the protection of historic and architectural significance, and allows for the sensitive development or alteration of structures in a way that respects the area's character.

In summary

This project is another addition to my portfolio of successfully completed developments. Each project has its own distinct features and requirements, making them both challenging and fascinating. These experiences have deepened my understanding of conservation and preservation within the built environment.

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