design and access statement proposed supported living ... · pdf file3 proposed supported...

PROPOSED SUPPORTED LIVING VILLAGE

PENTRE CANOL, DENBIGH

DESIGN AND ACCESS STATEMENT


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AINSLEY GOMMON ARCHITECTS

PROJECT DIRECTORY

PROJECT DIRECTORY APPLICANT Grŵp Cynefin 54 Stryd Y Dyffryn Dinbych LL16 3BW Tel: 0399 111 2122 Fax: 0300 111 2123 E: [email protected] Contacts: R Bryn Davies and Rhys Dafis APPLICANT’S AGENT + PROJECT ARCHITECTS Ainsley Gommon Architects The Old Police Sta on 15 Glynne Way Hawarden CH5 3NS T: 01244 537100 F: 01244 537767 E: [email protected]; [email protected] Contacts: Simon Venables and Gethin Jones

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CONTENTS

CONTENTS:

Page No:

1.00 BACKGROUND TO THE PROPOSAL 4

2.00 CONTEXT 7

3.00 FACTORS AFFECTING DEVELOPMENT 14

4.00 DESIGN OBJECTIVES 15

5.00 CHARACTER 18

6.00 ENVIRONMENTAL SUSTAINABILITY 25

7.00 ACCESS 29

8.00 MOVEMENT 31

9.00 COMMUNITY SAFETY 32

10.00 CONSULTATION 32


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1.00 ‐ BACKGROUND TO THE PROPOSAL

1.00 BACKGROUND TO THE PROPOSAL 1.01 INTRODUCTION This Design and Access Statement will accompany the applica on for full Planning Consent in conjunc on with the drawings and reports prepared by Ainsley Gommon Architects and other consultants employed by Grŵp Cynefin. Significant pre‐planning work has taken place with Denbighshire County Council and the local community and stakeholders are being consulted. A site development brief was provided by the Council and the scheme has undergone informal reviews with the local Planning and Highway Authori es respec vely. The proposals are supported by Denbighshire County Council as being in accord with the local housing policy. Details demonstra ng the need for Extra Care Housing are included in the Planning Applica on suppor ng documents, along with Extra Care Le ngs and Housing Alloca on Policies. 1.02 VISION STATEMENT New affordable housing is one of the major economic drivers behind regenera on. Extra care housing and supported housing for the elderly and vulnerable provides affordable, flexible and adaptable accommoda on that meets the criteria for life me homes. In addi on, by providing communal ameni es residents have access to a wide range of support facili es. This includes hot meals prepared on site. Shared accommoda on such as the residents lounge and dining rooms encourage social interac on and allow residents to develop friendships through involving themselves in recrea onal ac vi es, healthy pursuits and interests. The proposed scheme at Pentre Canol aims to provide an exemplar extra care scheme providing a local resource for residents of Denbigh and the community beyond, a new sustainable building providing a model older persons living scheme in line with the Welsh Assembly’s policies and objec ves so that it is: Easily accessible avoiding steep gradients where possible Integrated and rela ng to the community As near to public transport links as possible Near local services and ameni es such as shops, church, GP, pub etc The scheme will provide a mix of affordable homes for older people and couples and those with supported living needs, offering a range of new accommoda on to meet differing housing needs with shared facili es to aid daily living.

Image 01 ‐ Extra care apartments aim to encourage ac ve lifestyles Image 02 ‐ Communal spaces used for physio and complementary healthcare Image 03 ‐ Residents can pursue their hobbies and interests Image 04 ‐ The larger communal rooms are designed for group ac vi es

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1.03 ANALYSIS OF NEED AND PROVISION Grŵp Cynefin’s analysis of need and provision in Denbigh and surrounding communi es. The percentage of people over 65 years old in Denbigh (19.7% = 1,940 persons) is slightly lower than that of the whole county (21%), and significantly lower than that of Ruthin (25.8% = 1,346 persons). Due to Denbigh being a larger town, there are s ll more people over 65 years old living in the town than in Ruthin. Add to that a higher percentage of older people living in the surrounding villages (21.4% = 2,141 persons). This indicates a significant number of people who might well need to access the specific services an extra care housing scheme can provide.

The current tenure of over 65’s in the parish of Denbigh (source ONS) are:

Grŵp Cynefin would use incen ves to assist homeowners and social tenants to invest and move into apartments by means of a ‘Help to Move’ grant to ease the costs of downsizing. Other methods would be to assist the sale of their current home to local buyers via the Affordable Housing Register and funding models such as shared equity. Grŵp Cynefin could also offer to manage their property in cases where the owners are unwilling to dispose of their family home. The current social housing provision for older people in Denbigh is as follows:

All of Denbighshire CC’s and Grŵp Cynefin’s tenants who require a ‘warden call’ are receiving their service directly from Denbighshire’s SIL service. Grŵp Cynefin aims to provide secure and affordable housing for older people from Denbigh and the surrounding areas. Our ambi on is for the Extra Care Housing to be a mixed tenure scheme reflec ng the nature of the wider community. In all cases offers of accommoda on would be made according to assessments of applicants’ housing, care and support needs. Current home‐owners who receive offers of accommoda on should ideally be given the op on of acquiring an apartment via a leasehold arrangement. The take‐up of this op on will be influenced by factors such as applicants’ finances, property values and being able to recover our development costs. All residents of the Extra Care Scheme, whether tenants or owners, would be required to pay an annual service charge to cover the costs of managing the communal facili es and other services, such as lunch provision 365 days a year.

Landlord

Type of Accommoda on Number of units

Denbighshire CC

1 bedroomed flat 60

Denbighshire CC

2 bedroomed flat 10

Denbighshire CC

1 bedroomed bungalow 67

Denbighshire CC


Grŵp Cynefin

1 bedroomed flat 29

Grŵp Cynefin

2 bedroomed flat 4

Grŵp Cynefin


Clwyd Alyn

1 bedroomed flat 4

Tenure

As % of the popula on

Owners

68

Ren ng from the council

15

Ren ng from RSLs

4

Other (including living rent free)

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1.04 SUPPORTING RESIDENTS Grŵp Cynefin is commi ed to the key principles of the Welsh Government’s Strategy for Older People in Wales 2013‐2023. We will abide by these principles and contribute to the overarching aims and outcomes of Denbighshire’s Ageing Well Plan 2015‐2019 namely:

Age Friendly Communi es Falls Preven on Demen a Suppor ve Communi es Opportuni es for Employment, Learning and New Skills Loneliness and Isola on

How Will We Do This?

Clear strategic vision and an understanding about what ma ers for older people when they are moving in, which will be captured within their housing, support and care needs assessment.

Support plans to iden fy clearly all possible op ons to par cipate in community life as each resident wishes.

Create a Supported Living Village which is an age friendly community, with par cipa on opportuni es and needs mapping to ensure that the voices of all residents are heard and listened to. This can be done through individual support and care plans, community engagement opportuni es through the Community Hub, and through intergenera onal ac vi es with other organisa ons within the community e.g. the local museum, HWB Dinbych and Bodawen playschool.

Our communal spaces will allow small groups to meet and have opportunity to share their ‘stories’.

The scheme will be designed to minimise the risk of falls and will achieve RNIB Cymru’s “Visibly Be er” Pla num Award (as do our other Extra Care Housing schemes).

Every new occupant prior to moving into their apartment will receive an occupa onal therapist assessment, and aids and adapta ons such as grab rails and hoists will be installed as necessary.

We will provide opportuni es for learning and new skills. Volunteering opportuni es will be created trough our links with the Denbigh Archive group located at the Museum on Lôn Goch.

The Community Hub will provide ac vi es such as gentle mobility, hand and feet yoga, chiropody/pedicure, arts and cra s, iPad training, digital inclusion projects, a lunch club and social events such as an evening of “cawl a chân” (soup and a song) to name but a few.

We will also develop a ‘My Life, My Way’ group on the site, and invite older people living in the community to become members. All of these ac vi es will provide the scheme residents and other older people living in the wider community with regular opportuni es to par cipate, socialise and make new friends and achieve the desired outcome of reducing loneliness and isola on

Support Services We intend to provide 24‐hour support for residents via a team of full me and part me support workers who will be directly employed by Grŵp Cynefin. Their primary role would be to provide housing‐based support for residents with the emphasis on encouraging independence, choice and wellbeing. A Scheme Manager will also be employed to coordinate arrangements effec vely. The Scheme Manager will be the first point of call in most instances for applicants, residents, their families and members of the local community. The post holder will be responsible for developing a sense of community and for ensuring that residents enjoy independence, but with the assurance that their changing needs are iden fied and met. The Scheme Manager will work closely with all of the support, care, catering and cleaning staff to ensure that all services are delivered effec vely and efficiently for the benefit of the residents. The Scheme Manager will be responsible for health and safety checks, and for organising and facilita ng community ac vi es with other partners such as Age Connect North Wales Central and Carriageworks and others who will be instrumental in the Community Hub.

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2.00 ‐ CONTEXT 2.01 LOCATION The scheme is in Denbigh’s Conserva on Area and located close to the centre of Denbigh within walking distance of the high street; Stryd Y Dyffryn (Vale Street). The site is approximately 0.96 hectares in area. Located within an established residen al area, the site is surrounded on all sides by residen al proper es. Exis ng vehicular access is via Lôn Ganol (Middle Lane) to the south. Pedestrian access from the high street is via Lôn Copner or Lôn y Post (Post Office Lane). There is a pedestrian gate onto the site in Lôn Goch (Grove Road) and Rhiw’r Bigwn (Beacons Hill) to the north of the site, 2.02 ACCESS CONSIDERATIONS A major component of extra care housing is ‘life me homes’ capability. Full level access and ‘inclusive design’ for people with a broad range of physical ability is essen al in a scheme of this type. As a large propor on of residents will have mobility issues and disabili es, we have spent me ensuring the design is fully inclusive and meets the requirements of Welsh Assembly extra care housing standards. There is a complete level approach to the site and within the building. Three passenger li s in convenient loca ons provide easy access to all floors. 2.03 PLANNING POLICY WALES This Design and Access Statement explains the approach to crea ng a sustainable development through good design in accordance with Planning Policy Wales. This goes beyond aesthe cs to include the social, environmental, economic and other aspects of the development. This Statement also aims to explain how the principles of Inclusive Design referred to in Planning Policy Wales have been incorporated to create a development that will be accessible, provide flexibility in use, and an environment that is convenient and enjoyable to use for the residents. 2.04 TAN 12 ‐ DESIGN The development has been designed in accordance with the principles of Technical Advice Note (TAN) 12 ‐ Design. The revised version of TAN 12 ‐ Design was published in March 2016 and this Design and Access Statement has been forma ed to reflect the revised content. The scheme reflects the planning policy of Denbighshire County Council and Planning Policy Wales that states, “Local planning authori es should ensure that sufficient land is genuinely available or will become available to provide a five year supply of land for housing”. Pentre Canol provides an ample brown field site in a good central loca on which is ideal for older residents and those with disabili es. Se lement boundaries are designed to set clear limits to towns, villages and urban areas. In planning terms they define the extent of the urban areas where in principle new development

2.00 ‐ CONTEXT Image 01 ‐ The site within its context, showing its rela onship with Denbigh town centre.


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2.00 ‐ CONTEXT

will be permi ed subject to policies in the plan and material planning considera ons. In this case good quality affordable housing can be provided on a vacant brownfield site with clear limita ons imposed by the site boundaries and exis ng road infrastructure. 2.05 DENBIGH CONSERVATION AREA The site lies within the town’s Conserva on Area with a number of important listed buildings located on surrounding roads and streets. While the empty structure of an early 20th Century school building of stone and slate is located in the northwest corner of the site, none of the exis ng buildings are listed. A separate Conserva on Statement has been prepared by Ainsley Gommon’s conserva on architect. This comments on the significance of the exis ng buildings and evaluates the impact of new development. This statement has been made available for pre‐applica on consulta on and will be submi ed with the detailed planning applica on. A separate applica on for Conserva on Area Consent will be made in parallel with the Planning Applica on in due course. The new development will need to take account of Denbigh’s rich architectural heritage and the variety of local materials and building typology. It has been designed in close collabora on with the Council’s planning and conserva on officer to ensure the character and se ng of the Conserva on Area is enhanced and protected. As the applicant, it is Grŵp Cynefin’s wish to make a posi ve contribu on to the se ng of the Conserva on Area and by working closely with stakeholders and partners in Denbighshire County Council, to bring back into full sustainable use this vacant brownfield site, with dilapidated empty buildings, for the benefit of local residents and the town as a whole. 2.06 SITE CONTEXT The site has two important frontages facing onto Lôn Ganol (Middle Lane) to the south and Lôn Goch (Grove Road) to the north. Although the site is generally level or gently sloping, site levels fall away sharply along the boundary edge to Lôn Goch. Stone boundary walls are key features to these principal street eleva ons and ornamental railings and piers adorn the stone wall facing Lôn Ganol. Lôn Ganol is narrow with rows of terraced houses while Lôn Goch is wider with a greater variety of dwelling types built over different periods. Due to the nature of surrounding development and depth of the site, any new development will inevitably be partly shielded and self‐contained by the site features, boundary walls and adjoining site features.

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The site is dominated by the main building to the north, constructed around a quadrangle which consists of the original school building (D) of tradi onal stone with gabled slate pitched roofs and a much larger two storey rendered modern building (C) with plain eleva ons and flat roofs. This building tends to dominate the street scene while the older building is somewhat shielded behind the later addi on in relief as seen from Lôn Goch. Ancillary buildings are do ed around the site; Temporary classroom buildings (A) and (B) are single storey mber framed units with pitched felt roof finish.

Former School canteen building (E) is formed by two linear single storey buildings of rendered concrete frame and masonry panel walling with a corrugated cemen ous roof finish onto metal trusses and purlins and a connec ng flat roof sec on. Electric Substa on building (F) has a rendered masonry flat roof. Temporary mobile classroom building (G) is a mber clad framed building on a raised brick plinth with a felted flat roof finish. Store building (H) is single storey outbuilding possibly constructed at the same me of the original school buildings (D).

Image 01 ‐ Diagram of site showing disposi on of exis ng buildings on the site.

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2.00 ‐ CONTEXT Image 01 ‐ Ornate Cupola and weather vane to main roof of original school . (Building D) Image 02 ‐ Stone and slate school building eleva on facing west (Building D). Image 03 ‐ Large school extension fron ng onto Lôn Goch facing north (Building C). Image 04 ‐ Lôn Ganol street eleva on with stone wall and railings (Pre‐fab classroom Building A). Image 05 ‐ Looking east down Lôn Ganol with site entrance, large pine tree, stone wall and railings. (Prefab classroom Building A in background). Image 06 ‐ Former school canteen building with substa on to le (Buildings E + F).

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None of the buildings are listed but the site is within the Conserva on Area (see above). However, some of the boundary walls and stone features are a rac ve and there is scope for salvaging and re‐use of local materials where this is prac cal. For example, the aim is to re‐use dressed/coursed stone, natural slate, ornamental railings and architectural features like the weather vane by incorpora ng them into the scheme design where appropriate.

2.07 SITE FEATURES AND CONDITION The brownfield site is a former Further Educa on Centre, and before that a school built in 1903 with later addi ons. The main vehicle access is currently from Lôn Ganol (Middle Lane), with secondary pedestrian access off Grove Road. The site has level access from the south, but is elevated behind retaining walls to Lôn Goch (Grove Road). The site is a mix of tradi onal stone buildings, more modern masonry and flat roof buildings from the 1950s, and light weight mber framed low pitched roof buildings from the 1970’s. The majority of the site is laid to tarmacadam providing car parking and play areas. A grassed area with trees borders onto Lôn Ganol and a small stepped grassed area and shrub plan ng bounds the site to the north along the retaining wall to Lôn Goch. The site borders onto roads along the northern and southern boundaries within an established neighbourhood. A doctors surgery to the east with high beech hedge screens the site along the eastern boundary.


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2.00 ‐ CONTEXT

2.08 URBAN CONTEXT AND CONNECTIVITY Although the site has two frontages facing Lôn Ganol (Middle Lane) to the south and Lôn Goch (Grove Road) to the north, it is easy to underes mate the size and expanse of the development site which is nearly one hectare in size as much of the site is shielded behind exis ng urban development to the west and the health centre and established hedgerows and mature trees to the east and north. The more modern two storey school extension (Building C ‐ probably built in the 1950/60s) is an eyesore and largely screens the older part of the school which is only barely visible from Lôn Goch. However the decora ve cupola and weather vane can just be seen and is a pleasant reminder of the early school building. Lôn Ganol follows the narrow gridiron pa ern of streets in this part of Denbigh and the main site entrance and temporary mobile classrooms which adorn the south side of the site only come into view as you approach and get close up to the original site entrance. Lôn Goch though is wider and the redundant school buildings and educa on centre which are perched higher above the road have a greater impact on views as you approach Denbigh from the north west, albeit partly obscured by trees and 3 storey town houses. The former Magistrates Court building opposite the site in Lôn Goch is an important landmark stone faced building and has been converted to create the Denbigh Museum. Bodawen children’s nursery to the west is a former Plymouth Brethren mee ng house and its east gable window eleva on forms part of the brick boundary wall lining the western boundary providing privacy to the rear gardens of neighbouring proper es in Lôn y Post and Lôn Ganol. To the east, a new doctors surgery has been built with a mature beech hedge which so ens the impact of pa ent/staff parking to the front, rear and side where it abuts our development site. Several mature trees of significance contribute to the site’s ecology and are important features which contribute to urban se ng. The site is within convenient walking distance of local transport, shops, supermarkets, health and educa onal facili es, churches and other community facili es in Denbigh’s town centre. Grŵp Cynefin’s new area office in Vale Street is within 200 metres of the site. The annotated plan to the right helps to explain the opportuni es that exist to improve the site’s connec vity with the town and surrounding area. The adjoining Doctors Surgery and Day Nursery (Cylch Bodawen), local Museum (former Magistrates court) provide opportuni es for support networks to thrive for new residents occupying the site in parallel with the ‘Supported Living Village’ development concept we are seeking to promote.

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Image 01 ‐ Diagram of exis ng site showing connec ons to the surrounding area.

1 Opportunity to re‐open path from Post Office Lane

2 Museum

providing links to Denbigh’s past and town’s rich

heritage

3 Surgery close by

4 Convenient Link with Vale Street and the Town

5 Retained Entrance onto Middle Lane

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2.00 ‐ CONTEXT

The Exis ng Site Plan (centre of page) shows the loca on of important local buildings, some historic, in close proximity to the site. The original school building erected in 1903 is not listed, neither is the nursery to the west or Denbigh Museum to the north. However bearing in mind they are recorded on the Na onal Monuments Record for Wales, due considera on must be provided within the context of the Conserva on Area. A Conserva on Statement has been produced to explain their significance and evaluates the impact of new development.

Image 01 ‐ Denbigh Town Centre Image 02 ‐ Denbigh Museum close by to the North of the site Image 03 ‐ Bodawen Nursery on Post Office Lane abuts the site to the west Image 04 ‐ Exis ng Site plan showing important local buildings Image 05 ‐ Doctors Surgery next door to the east in Lôn Ganol Image 06 ‐ Lidl supermarket to the east is within walking distance of the site.

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2.00 ‐ CONTEXT Image 01 ‐ Site Appraisal Diagram

2.09 RESPONSE TO SITE EXISTING BUILDINGS It is proposed that all exis ng buildings will be demolished to make way for new development as the exis ng structures are dilapidated, obsolete and cannot be converted to provide the space standards and quality of new accommoda on needed for the residents and staff who will occupy the new supported living village. The mobile classrooms and pre‐fabricated buildings occupying the front of the site as seen from Lôn Ganol were provided as temporary measures and are of low value and have outlived their useful life. The later post war school building addi ons fron ng onto Lôn Goch including the former canteen building are of low architectural merit. Some have expansive flat roofs offering li le weather protec on with poor building fabric details. These cannot be economically converted and have outlived their useful life. The original school built in 1903 is hemmed in and although in its heyday would have occupied pride of place on the site, it has been disfigured by later addi ons and extensions and is being ravaged by an outbreak of dry rot. However there is scope to recycle some of the dressed stone, slate and other materials from this building and integrate this into the new development. As all the principal buildings have been lying empty and unoccupied for many years, water has penetrated the building fabric in places and doors, windows and building services are outmoded and finishes seriously degraded. All the buildings have been boarded up but there has been unwanted access and localised acts of vandalism which will be addressed by redeveloping the site. LANDSCAPE QUALITY, TREES AND VEGETATION The landscape design approach for the new scheme takes into account the posi on of the exis ng mature trees wherever possible. Several large beech trees have been affected by earlier development on the site and a magnificent specimen pine tree next to entrance makes its presence felt on Lôn Ganol. They are recognised for their landscape contribu on to the Conserva on Area as well as being of significant ecological merit. Grŵp Cynefin have commissioned a Tree Report and appointed a Landscape Architect to advise on these ma ers. The landscape strategy incorporates a Tree Mi ga on Statement and a comprehensive scheme for new landscaping is proposed and will be implemented to enhance the scheme and will provide new structure and ornamental plan ng, shade and shelter for the development.

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2.00 ‐ CONTEXT Image 01 ‐ View into site from Lôn Ganol (Middle Lane) showing parked cars in front of the site. Image 02 ‐ View of the site from Lôn Goch (Grove Road) showing vacant school buildings

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ROAD ACCESS The area is defined by a gridiron pa ern of narrow streets constructed along before motor vehicles existed. Opportuni es for off‐street parking are therefore limited and roads o en become congested. Lôn Ganol is very narrow with long terraces either side built to ‘back of footpath’ which presents challenges, not only for highway safety and site access, but also servicing the completed development as well as site deliveries during construc on. Conversely, Lôn Goch is wider and well connected to the A525 to the east and B5381 to the North with links to St Asaph and A55. This led us to consider the impact of traffic movements and to explore an addi onal means of access to the site from Lôn Goch which would ease the pressure on Lôn Ganol by crea ng a safe route for demoli on and construc on while providing a permanent building entrance and parking for the residents and staff serving the new Extra Care development. The new access proposal from Lôn Goch thereby responds to the exis ng constraints for access to ensure that new development is viable and causes the minimum disrup on to neighbours and businesses in close proximity to the site. In support of these proposals, Grŵp Cynefin have commissioned a Transport Statement by Consul ng Engineers RBA Ltd which has been produced to evaluate site access and highway proposals and this will be offered for consulta on and appended to the eventual Planning Applica on and submission for Conserva on Area Consent. To ensure the Council has been involved, we have met and discussed the prac cali es of providing a second vehicle access from Lôn Goch with the Council’s Highways Department. This concept has been accepted in principle with the main advantage being to obviate the need to service the site from Lôn Ganol alone, thus ensuring that larger delivery and emergency vehicles would enter the site using a safe one way system close to new entrance with service and passenger li s. This will drama cally reduce traffic flows to the site from Lôn Ganol, while having a minimal effect on the road geometry in Lôn Goch. The entrance approaches to the development from Lôn Ganol can therefore be developed largely as a pedestrian friendly space with drop‐off zone for visitors and blue badge holders with reduced parking without the need to bring in larger service vehicles. By tackling site access in this way, low traffic movements are expected. The current site entrance can be retained from Lôn Ganol thus minimising the impact on the character of the Conserva on Area, neighbouring proper es and other local residents who currently park on the street.


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3.00 ‐ FACTORS AFFECTING DEVELOPMENT 01

Image 01 ‐ Image from the flood risk plan

3.00 ‐ FACTORS AFFECTING DEVELOPMENT 3.01 TAN 15– DEVELOPMENT AND FLOOD RISK The Na onal Resources Wales’ website confirms that the site in ques on is not within a fluvial floodplain. 3.02 EXISTING GROUND CONDITIONS The site was originally agricultural land un l the school was built in 1903. Early plans show there was no significant development on the site before that. A Ground Inves ga on Report has been carried out on the site by E‐Geo Solu ons and this confirms so far from trial pits and soil samples taken there would appear to be no significant impediments to developing the site for the use proposed. This Geotechnical and Ground Contamina on Inves ga on Report will be made available during pre‐applica on and full planning applica on stage. 3.03 ARCHAEOLOGY We are unaware of any archaeological finds being made in this area or any significant sites of historical interest nearby, which would warrant any inves ga on of the site. 3.04 EXISTING SERVICES All service u lity searches have been sought from UCML, a specialist services inves ga on and connec ons company on behalf of the applicant. Level 1 and Level 2 Reports have been produced and show that electricity, gas, mains water & BT telecom services are all near to the site and in convenient loca ons for new connec ons. The informa on currently available shows that currently all services are available and provided to the site along the two main roads, Lôn Goch and Lôn Ganol. It would also appear there are no major services requiring diversion across the site and service disconnec ons and news services connec ons can be carried out. However more detailed inves ga on and preparatory work would be carried out before any works proceed. 3.05 DRAINAGE The area has a network of foul and surface water drainage. The exis ng school buildings tapped into those services but a new drainage scheme will look to reduce the flow of surface water run off into the mains drainage system. A Drainage Strategy has been prepared by Adams Consul ng Engineers to consider the implica ons of providing new drainage for the development. This informa on is provided in conjunc on with this report and will be made available during pre‐applica on and full planning applica on stage

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4.00 ‐ DESIGN OBJECTIVES

4.00 ‐ DESIGN OBJECTIVES 4.01 THE BRIEF Grŵp Cynefin’s Supported Living Village at Pentre Canol, will provide self‐contained accommoda on with a minimum building life expecta on that should be acceptable for at least 30 years. The extra care and supported living apartments and accommoda on will as a minimum be in accordance with current best prac ce standards and those dictated by Welsh Assembly Government for Social Housing Grants. The quality of finish, fi ng‐out and equipment shall be maintained to that standard for the life me of the build. Some examples of the quality of finish and supported living themes are shown to the le from other local extra care projects in North Wales. The new accommoda on will consist of 70 apartments (42no. x 2 bedroom and 28no. x 1 bedroom) for people with extra care and supported living needs and a community living dwelling on the ground floor for 4 individuals who need more formal care and support. This is the minimum number of dwellings required to ensure a financially viable design. The facili es will provide a secure and comfor ng yet open and accessible living environment, offering a sense of belonging and independence at a me when support needs may be increasing. The design of the scheme will ensure a feeling of ‘domes c homeliness’ offering a range of familiar features that will support independence across the range of older persons extra care, general needs and demen a care apartments. Communal facili es will be provided in the main extra care building, but all aspects of the scheme will benefit from this resource being close by on site. While the self contained apartments will have kitchens to enable residents to maintain their independence as much as possible, communal catering provision for residents is being provided in the café to assist those less able to prepare main meals, and to offer residents the opportunity to enjoy ea ng together. The scheme will also have an array of facili es to promote hobbies, interests and socialising amongst residents and those living nearby, helping all to achieve an ac ve and healthy life‐style. This combina on of tailored physical design, flexible care arrangements and posi ve ac ve culture are intended to combat social and physical isola on and help people maintain or recover independence. Care and support will be available sufficient to meet individuals assessed needs as necessary. The community living dwellings will provide accommoda on for 4 individuals with learning difficul es who require 24 hour support on site. The walk up apartments above will provide accommoda on for 4 individuals who are largely able to look a er themselves with low level learning difficul es, who may need support, but do not require 24/7 formal services.

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03 04

Image 01 ‐ ‘My Front Door’ ‐ personalising the entrances of new apartments. Image 02 ‐ ‘Cosy Snug’ mee ng spaces and rest areas are provided to support resident interac on Image 03 ‐ ‘Home from Home’ interior design with emphasis on sense of place. Image 04 ‐ Wayfinding is clear and aided by a s mula ng colour scheme


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4.00 ‐ DESIGN OBJECTIVES Image 01 ‐ Early Concept Sketch showing general layout arrangement

4.02 DESIGN CONCEPT AND PRINCIPLES From the outset it has been Grŵp Cynefin’s aim, working closely with Denbighshire County Council, the local community and other stakeholders, to create a modern, well equipped facility with discernible and recognisable building features. While being contemporary the new development must sit comfortably on the site and all the apartments and communal spaces must be homely, a rac ve and energy efficient, encouraging ease of opera on and convenience. Extra Care housing provides supported residen al accommoda on with a range of communal facili es close by to encourage ac ve living and independent lifestyles. As the range of physical ability and mobility of residents varies greatly the new accommoda on has to be very flexible. Ver cal and horizontal travel distances must be designed to suit both the most able and those who suffer physical frailty or disability. The layout of the new supported living village, needs to have level access throughout to help residents to move freely and easily from their apartments to enjoy the shared facili es. Circula on routes must be clear and aim to reduce travel distances for residents moving around the building. They should be well lit with res ng places and mee ng points for residents to stop and interact with their neighbours or friends. Clear spa al rela onships are vitally important to ensure the residents’ apartments and communal areas are secure yet accessible. Set within the Denbigh Conserva on Area, the new supported living development, ‘Pentre Canol’ must fit in with the surrounding neighbourhood. Grŵp Cynefin and their consultants have had a number of mee ngs with Denbighshire’s planning, conserva on and highways departments to establish the correct planning approach and this has been extremely beneficial when developing an appropriate scheme for the site. A clear hierarchy of space with regard to the proximity of adjacent structures and neighbouring proper es was seen as essen al. The development will provide opportuni es for new landscaping; sheltered courtyards and gardens are important for the wellbeing and enjoyment of the residents, their friends and rela ves and the staff who will work there in a suppor ng capacity. Connec vity with the surrounding community and local facili es is an essen al element of the scheme. Opportuni es present themselves for be er land use and improved links with Denbigh’s town centre.

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4.00 ‐ DESIGN OBJECTIVES Image 1—3D Visualisa on of the proposed development when viewed from Lôn Ganol Image 2—3D Visualisa on of the proposed development when viewed from Lôn Goch

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4.02 DESIGN DEVELOPMENT The site was designated for extra care and supported living by Denbighshire County Council because of its central loca on within the town which is very well suited for this type of provision. The site has been vacant for many years and is very much an under‐used resource which is vulnerable to intruders and vandalism. The nature and scale of extra care housing is highly suited to the site and its environs. Denbigh is a town with a variety of architectural styles and typologies. Local materials like stone and slate merge with le, steel, brick and render. Eleva onal styles vary from rows of more simple rendered terraced houses to grander town houses of more generous propor on in brick and stucco built over many centuries. This vibrant mix gives the town its character and any new development must respect the materials and styles in the neighbourhood. The new design, while providing an exemplar, modern, a rac ve and non‐ins tu onal facility will have respect for neighbouring proper es in the Conserva on area and make the most of the communal spaces and other areas where residents and staff can interact with neighbours, friends and rela ves living in the town and surrounding area. By avoiding a large unbroken linear design and op ng for a more staggered less formal eleva onal profile, the massing of the new development can be handled more sensi vely, stepping down to a more human domes c scale, avoiding the ins tu onal appearance of the later school buildings on the site. This is par cularly important where the new development interacts with the street scene and main approaches of Lôn Ganol and Lôn Goch. The main pale e of materials being considered to break up the façade are low profile roof les, textured render, brick and metal cladding to planning approval. All have been used in the local area and can be sourced locally. It was decided to explore ways in which local materials could be u lised to posi ve effect and how these would relate to client/end user expecta ons. Orienta on has been considered carefully to create a sustainable and energy efficient design. Shared spaces are fundamental elements of the scheme. Sheltered courtyards will connect with residents apartments, community café and ac vity spaces for social interac on and relaxa on, extending into the landscaped gardens. Many of the apartments and the main communal rooms face south, east and west overlooking the gardens will receive sun throughout the day. The Conservatory on the second floor extends onto a roof terrace facing south with fully retractable glazed walls, crea ng an adaptable inside/outside living space which is usable throughout the year.

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5.00 ‐ CHARACTER Image 01 ‐ Site ground floor plan (NTS) showing rela onships between internal and external spaces.

5.00 CHARACTER 5.01 CONSERVATION AREA SETTING The site is located within the Denbigh Conserva on Area. Grŵp Cynefin have appointed a Registered Conserva on Architect to advise on the scheme, including the importance of local buildings and the status and character of the exis ng redundant school buildings which are not listed. A Conserva on Statement has been prepared commen ng on the significance of the exis ng buildings and evaluates the impact of new development. This statement has been made available for pre‐applica on consulta on and will be submi ed with the detailed planning applica on. A separate applica on for Conserva on Area Consent will be made in parallel with the Planning Applica on in due course. The development proposal responds to the character, appearance and diversity of the Conserva on Area. We have consulted with the Council’s Planning and Conserva on Officers and discussed the need to respect the context of the site and respond to planning guidance. Consequently, design measures have been carefully considered to mi gate the impact of new development, while providing a contemporary design solu on which respects the conserva on se ng. 5.02 PROPOSED LAYOUT The scheme has been developed around a series of four sheltered courtyards to break down the scale of new development to ensure the new development is both manageable and informal. At the heart of the scheme is a more generous central courtyard (A) with terracing and pa o areas opening directly off ground floor apartments. A courtyard (B) to the west adjoining Bodawen Nursery on the site of the former children’s play ground will be overlooked by the café area and apartments. Here there may be an opportunity to safely extend the nursery play space to increase interac on between older and younger genera ons. The main pedestrian entrance from Lôn Ganol enters the community hub with café and ac vity rooms for residents, friends and family to enjoy as a shared resource. A small parking court (C) and drop off area is provided. A second small parking area is provided to serve the two storey sheltered block and supported living dwellings built around and L‐shaped court (D) set back in relief from Lôn Ganol. Main service vehicle access is from Lôn Goch. The orienta on of the scheme has been planned to maximised the southern aspects for both daylight into the buildings and to explore opportuni es to generate electricity for the benefit of the tenants using arrays of solar PV on south facing roofing slopes.

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5.00 ‐ CHARACTER 01 Image 01 & 02‐ ‘Before’ photograph compared with ‘A er’ 3D visualisa on of the entrance from Lôn Ganol, viewed from the west. Image 03—Eleva onal view from Lôn Ganol Image 04 & 05‐ ‘Before’ photograph compared with ‘A er’ 3D visualisa on of the entrance from Lôn Ganol, viewed from the east.

5.02 SCALE Dialogue with the Local Planning Authority has highlighted the need to consider carefully the scale, massing and height of any new development in the context of the town’s Conserva on Area and neighbouring proper es. The site is situated mainly within a residen al area with tradi onal two and three storey dwellings in the surrounding area. The land slopes gently east down Lôn Ganol but close to Lôn Goch land falls away quite abruptly along north edge of the site by up to 3.5 metres (more than one storey height) where the vacant school buildings are perched high above the road. This level change creates an opportunity for introducing lower ground floor level development and to provide a new entrance and level access to the new building from Lôn Goch. Level access can also be achieved up to the main upper ground floor level of the extra care building via a li . Within the Conserva on Area, buildings of different architectural styles have evolved from successive periods using a broad range of locally sourced materials including natural stone, brick, render and slate. While more elaborate details have been used on many of Denbigh’s ‘grander’ townhouses and civic buildings, much of the town’s tradi onal terraced housing is linear in form being both simple and unfussy with minimal embellishment. This is par cularly evident in Lôn Ganol and Lôn y Post (Post Office Lane) and one which we wanted to emulate within the form of the new building. The surrounding context has been carefully considered and the scheme has been designed to complement the scale and variety of buildings found within this part of Denbigh in the Conserva on Area. The profile of the new development is intended to reinforce the exis ng pa ern and urban grain while considering suitable offset rela onships with important local buildings like Denbigh Museum directly opposite the site. It is part of Grŵp Cynefin’s ethos to foster connec ons and social mixing to help foster greater care and support for older residents and those with learning difficul es living within the local community. By improving exis ng access points along Lôn Ganol and Lôn Goch which overlook shared spaces and provide posi ve frontages along the surrounding roads, the new development will become outward looking and make a greater contribu on to the street scene within the Conserva on Area. Eleva onal treatments have been designed to be sympathe c to the surrounding residen al proper es.

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5.00 ‐ CHARACTER Image 01 & 02‐ ‘Before’ photograph compared with ‘A er’ 3D visualisa on of the entrance from Lôn Goch, viewed from the East. Image 03—Eleva onal view from Lôn Goch Image 04 & 05‐ ‘Before’ photograph compared with ‘A er’ 3D visualisa on of the entrance from Lôn Goch, viewed from the West

5.03 APPEARANCE Denbigh is an area that has a dis nct character, with many fine historic buildings of the local architectural style and varied typology. The overwhelming character of the area is residen al with rows of tradi onal terraced houses fron ng directly onto the pavements of surrounding streets with a sca ering of larger 2 and 3 storey town houses to the North off Lôn Goch (Grove Road) and Rhiw’r Bigwn (Beacon’s Hill). It is proposed that the new development will be sympathe c to the exis ng character whilst also providing some architectural interest and variety within the building forms and detailing to create an upli ing scheme within the area. The external built form of the buildings have been designed with tradi onal pitched roofs, masonry external walls and domes c fenestra on. A pale e of natural, local materials have been used in a sensi ve manor in order to reduce the impact of the building and allow the development to be sympathe c to the local vernacular. The proposed external materials are: STONE PLINTH: Some areas of boundary walls and building plinth to the ground floor will be clad in natural stone which will be salvaged from the demoli on process or sourced locally and allow the building to fit into its context. RENDER & FACING BRICK: Both render and clay facing brick will be used as an external finish on the main building eleva ons to reflect the mix of the exis ng neighbouring buildings. TIMBER & METAL CLADDING: It is proposed that canopies and covered terraces will be glazed with metal framed veranda support structures in powder coated aluminium. The mber cladding and trellises will be adopted as privacy screens and boundary fences within the development. Ornamental railings on to Lôn Ganol will be restored if possible and freshly painted. ROOFING TILES: Small scale le roofs help the buildings look tradi onal from the street and reflect the materials used on the exis ng surrounding proper es. PV ROOF: A fully integrated Photovoltaic roof is proposed to some of the south facing slopes but these will not be on conspicuous roof areas when viewed from Lôn Goch to preserve the character on the Conserva on Area. WINDOWS: Grey Aluminium windows are proposed throughout. The scale of these windows will change along the eleva on which adds interest and variety to the eleva on, whilst the rhythm reflects the internal layout; smaller windows in the bedrooms and larger windows in the living areas.

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5.00 ‐ CHARACTER Image 01 ‐ Upper Ground Floor Plan showing disposi on of Extra Care and Community Living

5.04 DENSITY MIX AND USE The development will provide 52 extra care apartments within the main block. 34 of these apartments will be 2 bedroomed and 18 will be 1 bedroomed of 65m2 and 50m2 respec vely. The second two storey block to the South will provide 14 (8x2 bed, 6x1 bed) apartments, and Block 3 will provide a 5 bed (4 residents, 1 staff) community living dwelling at ground level with a further 4 one bedroom apartments above. The design allows for maximum flexibility while providing a range of extra care and supported living homes for those with a range housing needs in Denbigh and the surrounding area. All new proper es are designed to be low maintenance, highly sustainable, low carbon structures, to meet Welsh Government Design Quality Requirements and Life me Homes. The scheme aims to achieve BREEAM Excellent. In summary, the development consists of the following accommoda on: 70 no. Apartments (42x2 beds, 28x1 bed) each consis ng of: ‐ Hall ‐ Shower Room ‐ Bedroom (s) ‐ Living / Dining / Kitchen Community Living Apartment (4 bed) Guest Suite Communal Facili es Main Entrance Buggy Store Lounge Areas Café/Dining Room Therapy / Hairdressers Laundry Room/Sluice Assisted Bathrooms Pamper Bathroom Communal Unisex WC’s Stairwells Li

Staff and Ancillary Cleaners Store General Store Sluice Rooms Staff Lockers & WC & Shower Loop System Staff Office Mee ng Room Kitchen Staff sleep in unit (one member of staff)

Block 3 Community Living

Block 1 Extra Care Apartments

Block 2 Two Storey Apartments

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5.00 ‐ CHARACTER

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Image 01 ‐ 3D Aerial view expressing south facing sheltered courtyards Image 02 ‐ Courtyard garden Image 03—Entrance from Lôn Ganol Image 04 ‐ First Floor Layout Plan

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5.00 ‐ CHARACTER Image 01 ‐ Second Floor Layout Plan Image 02 ‐ 3D view of car parking area Image 03 ‐ 3D view of car parking area Image 04 ‐ 3D Aerial view of Lôn Goch eleva on

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Image 01 ‐ Proposed Landscaping plan (NTS) 5.00 ‐ CHARACTER

5.05 EXTERNAL SPACES A landscape scheme is provided by Ainsley Gommon’s Landscape Architect is shown on the right, demonstra ng the treatment of external spaces, courtyards and parking areas. Small scale sheltered areas are adopted providing clear rela onships with new built form and neighbouring boundary condi ons. The scheme’s layout has been carefully considered to maximise the rela onship between the new apartments, community living accommoda on, shared spaces and their surroundings. The living rooms and bedrooms have been located to face communal gardens in most cases, with direct access at garden level out into these spaces from living rooms. The scheme has a variety of external spaces; North Entrance and Carpark: A new one way road will be created for access from the north, with delivery and drop off area and 18 parking spaces. Stepped retaining walls with planted areas with new tress will help to shield it from view. Pedestrian footways with wheelchair and scooter friendly access will lead to the lower entrance and passenger li to the upper ground level. South Entrance and Carpark: The exis ng vehicle and pedestrian entrance will be retained, leading to two new carpark and drop off areas providing parking for visitors and residents. Central Courtyard: Planted beds will surround a demen a friendly ‘wandering loop’ around lawned areas, with a central covered sea ng area or summer house. Pathways through the landscaped flower beds will lead to individual pa os on three sides and sheltered terrace off the communal lounge to the West. West Courtyard: A smaller scale courtyard provides amenity space for the communal facili es and residents living in the north west of the main block. The main feature in this space is the raised pa o which leads to the new access route from Post Office Lane. Walkways and pa os: Hardstanding walkways cut through the gardens and wrap around the buildings with bench sea ng along the way to allow residents to sit, rest and absorb the different s muli. There will be a pa o leading out from the dining room which can become an external dining area when the weather permits. Boundaries: Planted areas have been provided to improve the biodiversity on site while also crea ng interest throughout the year.

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Image 01 & 02 ‐ Proposed view of new entrance to Lôn Goch indica ng stepped/ staggered nature of new development extent of new plan ng and scale of stone boundary walls.

6.00 ‐ ENVIRONMENTAL SUSTAINABILITY

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6.00 ‐ ENVIRONMENTAL SUSTAINABILITY 6.01 LANDSCAPE/TOWNSCAPE SETTING The Conserva on Area and surrounding context has been carefully considered and the new development designed to complement and improve the exis ng pa ern and urban form of the area. Dual aspect buildings will create ac ve street frontages overlooking adjacent streets while respec ng the character and nature of important local buildings and the se ng of the Conserva on Area. Inward facing dwellings have been orientated to look over sheltered courtyard gardens. From the outset the proposed development has been designed to work with the site and its landscape context. Variable massing and changes in height provides architectural variety and interest with a scale similar to the buildings that previously existed on the site. New trees would be carefully chosen to replace exis ng ones which are diseased or would be removed to make way for new development. A na ve hedgerow has been proposed along principal site boundaries to provide addi onal screening and helping to reduce the impact of the new development on the adjacent proper es. 6.02 BIODIVERSITY & LOCAL ENVIRONMENT Much of the exis ng site is tarmaced with small grassed areas bordering onto Lôn Ganol. Mature trees, grass and shrubs are retained behind a stone wall fron ng onto Lôn Goch. Whilst there are areas of possible habitats in the form of the trees located on or around the site, new areas of plan ng will be provided within the development to boost biodiversity. An ecological assessment was carried out by Ecological Design Consultants in April 2016 and is included in the suppor ng documents. The survey iden fied that the site has diverse perimeter habitats offering good foraging poten al for bat species, although other species observed on site are considered to be common and wide spread. It is recommended that the hedgerow boundaries are managed and retained on site where feasible and enhanced where possible. New plan ng should include trees and shrub beds to provide cover and addi onal nes ng sites for birds, and flower borders to provide foraging opportuni es for insects. Open grassland is also important for ground feeding birds like Blackbird. No evidence exists of use of the buildings by bats. The poten al for use by breeding bats is very low, Several precau onary recommenda ons have been made to ensure no bats are injured during the demoli on phase. The site has several mature beech trees within and around the site, which could poten ally be used by nes ng birds and individual bats. A full assessment of the mature trees would be undertaken by the arboriculturist before any works to tress commence. Any tree works or management would be undertaken outside the breeding season and before hiberna on.


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6.03 ENERGY EFFICIENCY/CARBON REDUCTION One of Grŵp Cynefin’s main objec ves for the ‘Supported Living Village’ concept is to provide a low carbon development with reduced energy demands, thereby minimising the need to invest in expensive services, plant and infrastructure. By pursuing a highly sustainable design approach which, among other ini a ves, seeks to generate and store electricity on site and use other renewables in tandem with a highly insulated building envelope, this will not only provide lower fuel bills for residents and lower running costs for Grŵp Cynefin, but also place lower demands on the services infrastructure in the surrounding area. By considering orienta on, micro‐climate and built form this allows the development to benefit from passive solar gain, natural light and wind protec on, which will all contribute towards reducing the energy demand. The following strategies have been designed in collabora on with Hoare Lea Sustainability in order to create a sustainable development and cost effec ve, low energy and healthy living spaces for the occupants and staff: A ‘fabric first’ approach with high levels of thermal insula on. Efficient hea ng using a community system connected to each dwelling. Use of Mechanical Ven la on Heat Recovery to help reduce the demand for space

hea ng. Low energy extract systems in kitchen and wet rooms (dwellings) Efficient LED ligh ng throughout (with presence and daylight controls in communal

areas) Openable windows for natural ven la on. Incorpora ng the low energy and passive design solu ons listed above, the development could poten ally achieve an overall 10% reduc on in annual regulated carbon emissions, compared to Part L Building Regula on standards. Further energy and carbon reduc ons can be achieved through the use of low and zero carbon technology such as: Combined Heat and Power Solar Hot Water Photovoltaics Combined Heat & Power Using a gas fired combus on engine to produce thermal and electrical energy is an effec ve method of reducing annual carbon emissions. A Combined Heat and Power engine performs at its best when there is a constant demand for hea ng energy, such as hot water.

Image 01 ‐ Photograph of Solar Hot Water panels. Image 02 ‐ Photograph of Photovoltaic panels. Image 03 ‐ Diagram showing solar access ‐ orienta on close to maximum benefit . Image 04 ‐ Diagram showing areas of Photovoltaic panels shown blue Facing predominantly south.

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Solar Hot Water Solar Hot Water systems uses the suns energy to provide hot water to the building. Similarly to Combined Heat and Power engines, Solar Hot Water systems work most effec vely when the building has a high demand for hot water. Using a Solar Hot Water array to help offset the energy required for hot water produc on could poten ally reduce the site carbon emissions by a further 7% over the Part L Building Regula ons baseline, giving a total site reduc on of 17% when used in collabora on with passive design features. Photovoltaics Solar panels generate electrical energy through using solar radia on from the sun. A 3 dimensional solar assessment was carried out on the proposed building to determine the effec veness of solar panels (Photovoltaics). The solar assessment shows that the sloping roofs would provide an ideal loca on for the installa on of Photovoltaics. Through the use of Photovoltaics on the sloping roofs, the site wide carbon emissions could be reduced by 45% compared to the Part L Building Regula ons target. With the use of Photovoltaics, the op on of ba ery storage could poten ally be explored. This would allow for the unused solar energy to be stored and used throughout periods of demand during mornings and evenings.

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6.00 ‐ ENVIRONMENTAL SUSTAINABILITY Image 01 ‐ Energy demand profile in a typical dwelling Image 02 ‐ Use of Smart Technologies will help staff and residents to reduce energy bills Image 03 ‐ Diagram showing day me and night‐ me cycles connected to solar panels and ba ery storage reducing reliance on fossil fuels 03

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Electricity Storage Opportuni es The graphic on the right shows a typical energy demand profile for a dwelling along with the daily sun path. Generally, energy demand during the mid part of the day is at its lowest but the suns energy is at its greatest. Connec ng Photovoltaic panels to ba ery storage allows this energy to be captured, ready for use during morning and evenings when energy demand rises. At Pentre Canol, we will be inves ga ng the most energy efficient methods available to reduce the carbon footprint of the new development. The Connected Home The ‘Connected Home’ is poten ally the next big technology revolu on that could drama cally change how we buy and use energy. Through hyper‐fast connec vity between various household and commercial devices including appliances, light fi ngs, furniture and movement sensors, our buildings could become an extension of our smart phone’s environment. There are already a host of smart devices such as the ‘Nest’ and ‘Hive’ thermostats that interact with our phones, know when we are around, what we want, when we want it, learning pa erns and op mising energy performance.

Smart Meters By the end of 2020, around 50 million smart meters are an cipated to be fi ed across 26 million households across the UK. The smart meters will connect to internal energy monitors (or smart phones) and be able to communicate live energy prices, indicate energy consump on pa erns and lead to lower energy consump on.

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Image 01 ‐ Diagram showing areas of Photovoltaic panels Image 02 ‐ Diagram showing solar access

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6.04 SUSTAINABLE MATERIALS Environmentally responsible methods of construc on and a pale e of sustainable, locally sourced materials has been chosen, in pursuing a design that is both energy efficient and environmentally conscious. ’A rated’ materials have been chosen for their green sustainability creden als, long life, low maintenance and a rac ve appearance. The build up of materials will seek to achieve U‐Values that are substan ally lower (i.e. be er) than Building Regula ons. Materials will be selected from local sources wherever possible to minimise transport energy use and help sustain the local economy. The materials have been chosen for their sustainability in reference to the ‘BRE’ Green Guide to Specifica on. 6.05 WATER By adop ng a responsible approach to waste we will seek to reduce ou lows of waste water and where possible recycle water which will reduce the burden on Denbigh’s mains drainage network. Drainage will be linked to the exis ng infrastructure subject to dialogue with the Local Authority. Water bu s will be provided to collect rainwater and reduce the use of potable water for watering garden plants. 6.06 WASTE MANAGEMENT A site waste minimisa on plan will be produced to follow the Welsh Government’s ‘Construc on Waste Minimisa on Good Prac ce Guide.’ The main contractor will be a member of the Considerate Constructors Scheme. A post‐construc on domes c waste management and recycling scheme will be implemented. All kitchens will have internal recycling bins to encourage residents to recycle and minimise their own waste. Removal of recycled and garden waste will be dealt with by Denbighshire Council. 6.07 CLIMATE RESILIENCE Over the next 50 years the climate is expected to change. Although we cannot be certain what these changes will be, general trends have been predicted. The global mean temperature is expected to rise by between 1 and 3.5°C. In Britain this is expected to mean warmer summers and colder winters. We are also expected to have more extremes of weather, with greater risks of floods and droughts. To ensure the proposed development can cope with any future changes a number of features have been designed in. The buildings have been designed to be as sustainable and energy efficient as possible so as not to contribute further to climate change. The aim is mee ng the needs of the present without compromising people’s ability to do so in the future. 6.08 SUSTAINABLE DESIGN STANDARDS The development will look to gain a BREEAM Excellent ra ng to achieve the highest standard as a condi on of funding.

6.09 DRAINAGE STRATEGY A Drainage Strategy has been considered and a report prepared by Adams Consul ng Engineers. Drawings showing the exis ng permeable and impermeable areas are shown to the le . As can be seen there are more hard surfaces contribu ng to unwanted surface water run off on the site as exis ng when compared with what is proposed in the new development. In other words the new scheme incorporates more green space and thus permeable areas with opportuni es to drain the site using soakaways and onsite a enua on. The site is within a low flood risk area for both rivers and surface water run off. There are exis ng connec ons to the public sewers serving the site for both foul and surface water. The strategy for disposal of rainwater falling on the site will be to dispose of surface water via a combina on of soakaways, subject to receiving sa sfactory infiltra on rates from site tests. Where this cannot be achieved a enua on will be provided on site as necessary to achieve an acceptable discharge rate into the public surface water sewer through the exis ng connec on. The use of soakaways will be adopted for roofs and some paved areas whilst permeable paving will be adopted for parking areas and paths. A enua on will be provided within the sub‐structure to either balance the infiltra on rate or provide addi onal temporary storage to limit the maximum discharge rate to the network where the infiltra on in negligible.

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7.00 ‐ ACCESS

7.00 ‐ ACCESS 7.01 SITE LOCATION The proposed site is in the centre of Denbigh and has good public transport links, allowing residents to take advantage of local ameni es within manageable walking distance. The prime loca on within the town allows residents to have a posi ve rela onship with the local community. Bus stops (shown on the plan adjacent) are located along Vale Street which can be accessed from Lôn Copner or Lôn y Post (Post Office Lane) by taking the Lôn Ganol exit from the site. 7.02 INCLUSIVE DESIGN The primary aim of the scheme is to create a place that is easily accessible to everyone living within the scheme, neighbours and visitors locally in Denbigh or and those travelling to the supported living village from further afield. All external surfaces on the site will have minimum undula on, be non‐slip and well laid. Any joints between paving or between changes of material will be no more than 10mm wide and any u lity access covers featuring within the hard landscaping will protrude no more than 5mm above the paving level. Where there are any changes in height or direc on the surfaces will be clearly marked by a change of texture and a contras ng colour and where appropriate up stand kerb or low rail. All paths will be a minimum width of 900mm and will be con nuous with no obstruc ons. It is an cipated that paths around the buildings will be a minimum of 1200mm for wheelchair access, and where possible will be 1500mm wide. Building entrances will be highly visible and ramped approaches to entrances will be a minimum of 1200mm wide with a maximum gradient of 1:12. All doors will have a minimum effec ve clear width of 800mm. 7.03 PROVIDING ALTERNATIVE MODES OF TRANSPORT As well as the development being well located for pedestrians it is hoped that some of the residents who will be less ambulant will be able to travel to local shops and ameni es using their mobility scooters and electric wheelchairs. Scooter storage will be provided within the new building in close proximity to the entrances off Lôn Ganol and Lôn Goch so it will be convenient to connect with the local footpath network via appropriately designed ramps and power assisted doors to entrances.

Image 01 ‐ Local area map showing proximity to local bus stops. Image 02 ‐ Local map showing proximity of Denbigh to surrounding areas.

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7.00 ‐ ACCESS Image 01– Lower Ground Floor Layout showing vehicle and pedestrian entrance

7.03 SITE ACCESS FROM LÔN GOCH It is proposed that a new entrance will be formed to the north of the site allowing pedestrian and vehicular access into the lower ground floor of the development. There are parking spaces and drop‐off areas within close proximity to the majority of entrances which allows good accessibility. The new entrance and parking areas have been designed to comply with Highway Authority guidelines and is able to accommodate emergency vehicle access. 7.04 ACCESS FOR DEMOLITION AND CONSTRUCTION A Construc on Traffic Management Plan will be produced at the first opportunity before works take place to explain how demoli on and new construc on can be managed safely. By forming a new site access onto Lôn Goch, the inten on would be to minimise the poten al disrup on to Lôn Ganol which is a narrow terraced street. To evaluate transport movements and traffic speeds around the site, a Traffic Counter survey has been undertaken with the assistance of Denbighshire County Council’s Highways department to help with the design of the new access.

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8.00 ‐ MOVEMENT Image 01 ‐ Connec ons plan

8.00 MOVEMENT 8.01 SITE INTEGRATION AND CONNECTIONS The proposed new development at Pentre Canol will provide extra‐care apartments for older people and supported living for those with learning difficul es with communal shared facili es which will benefit not only the residents but the wider community as a whole. The supported living village u lises appropriate brownfield land which is centrally placed within Denbigh. The site is ideally suited and ready for new development. Building affordable housing with community facili es converts the site into a valuable local resource. Having good local transport connec ons, with modest highway altera ons this will enable the development to fit comfortably into the surrounding area and transport network whilst providing much needed accommoda on for local people. 8.02 TRANSPORT MODES The development at Pentre Canol, Denbigh aims to facilitate a wide range of different transport modes for residents and visitors. There are local ameni es within walking and cycling distance and good links to public transport within a short walking distance. Mobility Scooters and wheelchairs can be used to connect to the network of surrounding streets and the plan adjacent shows some of the local streets connec ng with the town. Transport Consultants RBA Ltd have assessed the local road network and street pa erns and have engaged with the local authority to check the viability of this proposal. With the architects they have assessed the most suitable routes, for pedestrians, scooters and cycles and have liaised with Highways to evaluate traffic speeds and visibility splays to site access points. Swept path analysis has been considered in rela on to emergency and delivery vehicles to ensure the site can be properly serviced both on comple on and during demoli on and construc on. 8.03 SERVICING There are separate waste recycling and refuse storage facili es which can be accessed via the new site entrance at lower ground floor level. This is to allow refuse to be removed by the Council a er sor ng away from pedestrian routes. 8.04 PARKING There are a total of 50 parking spaces on site, of which 16 are allocated to disabled users. A driveway access is also provided for a neighbouring property.


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01 Images 01 ‐ 3D Aerial View 9.00 COMMUNITY SAFETY. 10.0 COMMUNITY CONSULTATION

9.00 COMMUNITY SAFETY 9.01 COMMUNITY SAFETY Redeveloping a dilapidated site in the heart of Denbigh will remove a site which may become prone to vandalism, unwanted trespass and fly‐ pping etc. Introducing a supported living village on this important site will help to re‐invigorate the area, make it safer and introduce natural surveillance to the site thus becoming more sustainable. 9.02 SECURED BY DESIGN Security is of paramount importance within the proposed development and methods to prevent crime have been considered from the outset of design. Methods will be adopted to help protect neighbouring proper es with security an external ligh ng scheme to illuminate building approaches, parking areas and courtyards. Secured By Design Approval is being sought for the scheme and we will be developing proposals in liaison with the Police Architectural Liaison officer. 9.03 BOUNDARY TREATMENTS To enclose and protect the site there are a range of proposed boundary treatments. Exis ng boundary treatments will be retained where possible, Ornamental railings and stone walls fron ng onto Lôn Ganol have historical relevance and will be retained to help to maintain links with Denbigh’s past. The stone retaining wall to the north will be retained, and the stone removed when making the new entrance will be reused to form the new, lower boundary walls. Exis ng brick and stone boundary walls will be repaired and new enclosures introduced to ensure SBD compliance. Please refer to Site plan to see boundary treatments (Drawing ref number ‐ C895.11). All to Secure by Design approval. 9.04 SURVEILLANCE The development has been designed to allow for sustainable management by ensuring that spaces are overlooked and naturally supervised. The form and layout of the housing helps to provide a sense of enclosure. 10.0 COMMUNITY CONSULTATION 10.01 CONSULTATION Consulta on will take place with the local community and all stakeholders before a full applica on is submi ed. Grŵp Cynefin has consulted with Denbighshire’s Strategic Housing Team, Local Members and Denbigh Town Council and will con nue to do so to provide an affordable housing scheme which responds to local housing needs.

design and access statement proposed supported living ... · pdf file3 proposed supported...

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