Planning Application for New Boarding House for Stamford ...

Planning Application for New Boarding House

for Stamford Endowed Schools at East Street, Stamford

Design, Access & Heritage Statement

Arctica Unit 1, West Street Business Park Stamford PE9 2PL T – 01780 482200 Version 2 - 27th April 2017

East Street Boarding House D, A&H

Contents 1. Introduction 3 2. Site as existing 4 3. Description of the project 7 4. The Conservation Area & Heritage 8 5. Pre-application Consultation 12 6. Design Statement 6.1. Use 14 6.2. Amount 14 6.3. Site Constraints and Layout 14 6.4. Scale and Massing 15 6.5. Appearance 20 6.6. Landscaping 23 6.7. Access and Inclusive Design 23 6.8. Vehicular Access 23 7. Planning History and Policy 24 8. Conclusion 25


1. Introduction

Stamford Endowed Schools (SES) is a group of schools which consist of Stamford School (Senior Boys), Stamford High School (Senior Girls) and Stamford Junior School (mixed 4-11 years). The schools cater for both day and boarding pupils. SES has currently several boarding houses, catering for boys and girls aged between 8 and 18 years of age. [1]

- St Michael’s House provides co-educational boarding for Stamford Junior School pupils aged 8 to 12 years and is located on the site of the SJS off Kettering Road.

- Byard House on St Paul’s Street provides boarding for boys aged 11 to 16. - Browne House, overlooking the school’s sport fields off East Street provides

boarding for boys aged 16 to 18. - Welland House on Water Street provides boarding for girls aged 12 to 16. - Park House on Park Lane provides boarding for girls aged 16-18. - Wothorpe House on Wothorpe Road is a small boutique boarding house for up to

6 girls in their final year at the school (aged 17-18). - Currently under conversion and renovation, 24 St Martin’s will provide from

September 2017 boarding for up to 12 sixth formers aged 16 to 18. In recent years, there has been an increase in boarding pupils especially at the senior schools’ level and for 5-day boarding. To respond to the demand, it is SES’s intention to build a new boarding house to accommodate up to 32 senior boarders. In March 2016, SES commissioned a feasibility study to investigate the possibilities to build a new boarding house on land available on the school’s grounds. The current application site was identified as the preferred site, in terms of location, services available and costs. An application for pre-application advice was submitted to South Kesteven Local Authority based on the scheme developed during the feasibility study. Subsequently the footprint of the new boarding house was reduced and this application is based on the smaller scheme developed since advice was sought from SKDC.

1 Information taken from Stamford Endowed Schools’ website http://www.ses.lincs.sch.uk/

http://www.ses.lincs.sch.uk/


2. Site as Existing The proposed site is located along East Street, adjacent to the existing Browne House boarding house. The site is currently occupied by a series of garages used mainly for storage and there is a vehicular access from East Street into the site. Opposite is the newly refurbished Performing Arts Centre (PAC).

Aerial view showing site location in red


Photograph of the site from footbridge

Representation of the site showing demolitions in red

Browne House (boarding)

Browne House (house parents)

Rusholme Lodge (boarding)

Performing Arts Centre (PAC)


Site viewed from Rusholme Lodge, looking north towards the sports centre. The buildings within the red line are to be demolished.

Sports CentreBrowne House (boarding)


3. Description of the Project This Planning Application is for a 3-storey boarding house to accommodate:

- 32 bed spaces (9 twin rooms and 14 single rooms) with en-suite shower facilities. - 3-bed accommodation for house parent. - 1-bed accommodation for house assistant / tutor or gap year student. - Common room with snack making facility. - Sick bay. - Laundry. - Incoming services. - Ancillary services such as cleaner room, boot room etc. - Plant room on roof.

The layout, scale and appearance of the boarding house are direct responses to the accommodation required, the shape of the site, the existing buildings in the vicinity and it is documented in section 6 of this statement. The site was identified as a preferred location on land belonging to SES for the following reasons:

- It is the most conveniently located in terms of access to the school facilities, in terms of access to the dining hall (also on East Street), where meals are provided, the Sports Centre and other school facilities.

- It is located adjacent to existing boarding accommodation therefore servicing the new boarding house in terms of deliveries and laundry for example can be done from the same service access points used for Browne House.

- It will give the opportunity to enhance the current unsightly and disjointed brownfield site, occupied by garages, and therefore will be an improvement to the street front and area in general.

- Utilities such as water, gas and electricity are in the pavement adjacent to the site on East Street.

- The site has existing sewage connections to the existing network. - Therefore, it is the most economical of the options considered to develop.

A steel frame structure has been selected for a quicker and less disruptive construction process. It is anticipated that most of the construction work will take place from the school side of the site, with minimum impact on the road and pavement.


4. The Conservation Area and Heritage The site is located at the North-East end of East street, at the edge of the Medieval Core of the Stamford Conservation Area.

South Kesteven District Council map of Stamford Conservation Area (2012)

Extract from SKDC’s Analysis Map of the Medieval Core Character Area

Site

Site


Extract from Historic England map of listed buildings (blue triangle denotes a listed building)

Photograph showing 24 and 25 St Paul’s Street (both listed) from Brazenose Lane

24 St Paul’s Street Rusholme Lodge

25 St Paul’s Street


There are two listed buildings near the site: 24 St Paul’s Street is Grade II listed and its list entry description reads: 1671 ST PAUL'S STREET (North Side) No 24 TF 0307 1/303 22.5.54. II GV 2. C18 pink brick front of 3 storeys and attics imposed on earlier building of which the tips of 2 gables appear above the parapet. Brick chimney. Rusticated stone quoins and band at 1st floor cill level. Moulded cornice between 1st and 2nd floors. 2 ground floor windows with plain stone frames and keystones. 2nd floor has 3 windows in moulded stone frames with triple keystones. Upper storey has 2 shorter windows in similar frames with plain keystones. Glazing bars to all except ground floor windows. A smaller moulded cornice below parapet of 4 panels, with stone pilasters and capping. Stone plinth. C19 door of 4 panels, 2 glass, in plain stone frame. One step. An early C18 rectangular hood, with similar mouldings to cornice, is supported on coarse C19 brackets. Inset foot scraper. 25 St Paul’s Street, known as the O’Briens Arms Public House, is Grade II listed and its list entry description reads: 1671 ST PAUL'S STREET (North Side) No 25 (The O'Briens Arms Public House) TF O307 1/304 II GV 2. Early C18. 2 storeys and attics in ashlar. Stone slate roof with one hipped dormer with 2-light casement with glazing bars. 2 windows, casements with glazing bars. Stone bands continue cills. C19 ground floor public house window of lights, slightly canted, and 6-Panel door. Plinth. One stone chimney. Nos 24 and 25 form a group. Nearby on St Paul’s Street is also the Grade I listed Brazenose College Gate. It is not visible from the site.


Rusholme Lodge and No. 25 St Paul’s street viewed from the site. Although not listed, SKDC has identified Rusholme Lodge and the old part of Browne House on St Paul’s Street as “positive buildings” to the character of the conservation area.

Rusholme Lodge and Browne House seen from Brazenose Lane.

Rusholme Lodge 25 St Paul’s Street

Rusholme Lodge Browne House


5. Pre-Application Consultation In April 2016, a formal application for “pre-application planning advice” was submitted to SKDC - ref S16/0546/PRE. Phil Moore was the Planning Officer. The advice sought related to a larger scheme than the one submitted now and the new boarding house was physically connected to Rusholme Lodge. The floor to floor height of the scheme was 3.6m. The response received from SKDC addressed 4 points:

- Principle of development - Heritage Impact Assessment - Highways - Design and Scale

Principle of development: SKDC advised that the proposed use on this brownfield site was acceptable in principle, in accordance with South Kesteven Core Strategy Policy SP1 which directs new development to the towns and more sustainable settlements with a preference for brownfield sites. Heritage Impact Assessment: The site is considered fairly sensitive in heritage terms, being within Stamford Conservation Area. There are a few listed buildings in the vicinity and SKDC advised submitting information on Heritage Impact Assessment with the application. The information is included in this document. SKDC advised that some aspects of the scheme submitted may need to be reconsidered to take into account the historic setting. This has been done and is explained in this document. SKDC recommended to get advice direct from Historic England as they no longer give such advice to Local Planning Authorities. A copy of the planning application drawings and this document are submitted to Historic England at the same time as the planning application. Highways: Highways commented that information about vehicular movements and swept path analysis would need to be submitted. A drawing including that information is submitted as part of the planning application. Design and Scale: The advice received is quoted below: “The site currently has a negative impact on the conservation area (and heritage assets within it) so the development has the potential to enhance the historic environment. It is my informal opinion that the principle of using contemporary architecture in this context is acceptable as this has been used effectively on the site opposite, as well as the sports hall across the field. There is always the possibility that Members may take a more “traditional” view should an application have to go to committee but my view is that contemporary architecture, if done well can work better in a historic environment than


trying to imitate historic building styles. The site is on the transitional zone at the edge of the tightly built up town centre, where buildings are a mixture of modern and historic styles and of different scales and finishes. Beyond this zone development becomes less dense. It is my informal opinion that the proposed building is generally appropriate in scale and design and would blend in well with this context and would contribute positively to the character and appearance of the conservation area and setting of heritage assets. The Stamford Conservation Area Appraisal identifies key views both north and south along Brazenose Lane so it is important that the building is not seen as dominating the existing Victorian Rusholme Lodge either in this view or from closer up. If it does not impact on this view I would advise that you submit photomontages to demonstrate this with a planning application. It may also be a good idea to consider slightly stepping down the south end and adding some projecting windows to the main front elevations to break up the mass a bit. In terms of materials, I would advise that you include an element of natural limestone. Render is an established material used within the conservation area so its use is acceptable but should be an off-white colour”. The proposals submitted for the planning application were revised, in particular, the current proposals are now separate from Rusholme Lodge and the south part of the development is smaller in scale, stepping down towards Rusholme Lodge. The characteristics of the current development are described further in the next section of this statement.


6. Design Statement 6.1. Use The use of the proposed development is Class C1 (boarding house). 6.2. Amount

Gross External Area Gross Internal Area

Ground Floor 287 m2 251 m2

Ground Floor Orangery 17 m2 16 m2

First Floor 287 m2 251 m2

Second Floor 287 m2 251 m2

Roof Plantroom 22 m2 15 m2

Total 900 m2 784 m2

6.3. Site constraints and Layout The shape of the site, the accommodation required, the build context and the advice received at pre-application stage have all informed the shape and appearance of the building. The site is a strip of land approximately 38m long and 10m wide along East Street, tapering to 9m wide to the north side near the playing fields, and connected at the south to Rusholme Lodge. It was established that to accommodate the number of beds required to make the boarding house viable, the house parents’ accommodation, the common spaces and ancillary spaces, the development would be a 3-storey building in the same manner as the adjacent Browne House. To satisfy fire regulations, two staircases are provided and the accommodation has been distributed around the staircases to satisfy the maximum travel distances permissible. The principle of the block massing is therefore as below:

Block A accommodates common spaces at the ground floor and bedrooms at upper floors. Block B accommodates some bedrooms and ancillary spaces at ground floor, and bedrooms at upper floors. Block C accommodates house parents and house assistant accommodation. The new boarding house is kept separate from Rusholme Lodge and setting block C back from the front building line not only allows occasional vehicular access to the yard / garden from East Street but also allows the new development not to dominate Rusholme Lodge.


6.4. Scale and Massing The scheme submitted for pre-application advice had floor to floor heights of 3.6m; they have been reduced to 3.0m to allow a parapet on the flat roof behind which a plant room, air source heat pumps and solar panels can be located. The plant room has been carefully located so that it is not visible from close street views. The reduction in footprint responds to the suggestion of SKDC to step down the building to the south towards Rusholme Lodge. The photomontages hereafter, showing the building as a simple white mass, demonstrate that the massing of the scheme does not dominate Rusholme Lodge, takes its cue from the existing building form of the Performing Arts Centre opposite and creates a simple crisp background to the views along East Street.

View from Brazenose Lane junction – before

View from Brazenose Lane junction – after


View from Brazenose Lane corner – before

View from Brazenose Lane corner – after


Distant view from East Street - before

Distant view from East Street - after


Closer view from East Street – before

Closer view from East Street – after


Distant view from Sports Centre car park - before

Distant view from Sports Centre car park - after


6.5. Appearance The aesthetic of the building is deliberately contemporary, simple, clean and crisp. As pointed out by SKDC at pre-application advice, the site is in a transitional zone at the edge of the tightly built town centre where buildings are a mixture of modern and historic styles and of different scales and finishes. The design strategy ensures that the development does not compete with or imitate the historic building styles in the vicinity and it relates in various ways to the neighbouring buildings. The view below best explains the contribution of the building to the streetscape:

- By its shape it relates to the PAC building opposite. - By its scale, it relates to the Browne House boarding house. - By incorporating a stone wall at ground floor level, it enhances the street view

along the pavement, continuing the existing stone wall along the playing fields. - The light-coloured render relates the building to Rusholme Lodge and the PAC

building. - A new timber fence will use vertical fins as on the PAC building. - The windows fronting the street are recessed to keep the elevation clean and

simple. - Projecting oriel windows are located at the ends of the building, therefore

overlooking school grounds, not the street.

Set back

Stone wall at ground floor Timber fin fence and gates

Rusholme Lodge

Deep recessed windows

Projecting windows confined to the sides of the building

Upper floors rendered


Simple coloured elevation to East Street

The various elements of the building are explained in further detail below. Ground floor stone wall: The ground floor stone wall will relate the building to the existing stone walls present on both sides of the street when travelling east. The windows in the ground floor wall will have cills above head level, for privacy.

Fence and gate to yard: The new timber fence and gates to the yard will use timber fins reminiscent of the cladding of the PAC building.


Render finish and windows: Thorough thought has been given to the choice of recessed windows and oriel windows. The windows to the bedrooms are set back deep into the wall construction to allow deep shadow lines and also for the windows to be flush with the inside wall in the bedrooms, with no internal cills. This will prevent the storage of random possessions on the cill of windows, that leads to a messy appearance of the building. Full height projecting windows are located at both ends of the building, overlooking the school ground rather than the street, adding interest both the elevations and the internal spaces. It also allows the boarding house to relate to the adjacent sports field. The render finish, applied as a cladding system to the structure of the building is available in around 800 colours. It is envisaged to have a white finish above the stone wall and a slightly darker grey shade above and for the parapet.

Examples of rendered elevations with deep set windows

Examples of oriel windows


6.6. Landscaping There is little scope for landscaping, with the new building fronting the highway onto East Street. The courtyard will be entirely hard landscaped, to maintain the urban character of the development. At the rear, between the new boarding house and Browne House, the gardens laid to lawn will be retained.

View of the lawn between Browne House and the site. 6.7. Access and Inclusive Design The new boarding house will be wheelchair accessible and a lift to upper floors is included in the design. 6.8. Vehicular access The new boarding house will be serviced from the existing LMS (Lower Middle School) car park adjacent to Browne House, using the existing entrance on St Paul’s Street. See drawing PL003. The vehicular access off East Street has been retained for occasional access that might be required for the house parents. The access is only suitable for a car, as shown in the swept path analysis submitted as part of the application. See drawing PL004.


7. Planning History and Policy A brief search on SKDC website identifies some earlier planning applications that might be relevant in informing an opinion on this proposed development, in terms of scale and appearance. S12/1216: Alteration and extension of gym to create a performing arts centre. The refurbished PAC is directly opposite the development site across East Street and its aesthetic treatment includes contemporary materials and features such as large timber fins. S10/0682: Erection of Sports Hall (incorporating swimming pool, fitness suite, gym, classroom and terrace). This development is highly visible to the users of East Street and would form a backdrop to the proposed development. S10/0969: Residential development (13 flats) – Former Welland garage. 3-storey + roof development on North Street (currently under construction). The applicant is of the opinion that the proposed development is in accordance with the following policies: National Planning Policy Framework (NPPF) Section 1 – Building a strong competitive economy This development will strengthen the success of Stamford Endowed Schools to allow additional provision of boarding facilities. Section 2 – Ensuring the vitality of town centres The development makes use of an underused piece of land to extend the activities of the school. Section 7 – Requiring good design The development has been carefully designed to contribute positively to its setting. Section 12 – Conserving and enhancing the historic environment The development has been designed to complement and enhance the conservation area, not to compete with historic assets. South Kesteven Core Strategy Policy EN1 – Protection and Enhancement The applicant considers that the proposal for the new boarding house is appropriate and relevant to the site in terms of physical, social and economic characteristics and the Planning Policy.


8. Conclusion The larger scheme submitted in 2016 for pre-application advice received a positive response from the planning authority. The current proposals are smaller in terms of footprint and in height and kept separate from Rusholme Lodge on the corner of East Street and St Paul’s Street. The contemporary, clean shape of the building and the materials used relate the boarding house to the two most recent additions to the school buildings: the refurbished Performing Arts Centre and the Sports Centre. The stone masonry wall at ground floor of the building anchors the building to its surroundings not only by using this traditional building material of Stamford, but also by connecting it visually to the long sweeping existing curved wall at the end of East Street. The construction of the boarding house on the East Street site will remove a disparate collection of ancillary buildings and provide a simple, neat and crisp background to the vista along East Street. It is the applicant’s opinion that the new boarding house will make a positive contribution to the street scene of that area of Stamford, on the edge of the Conservation Area.

Planning Application for New Boarding House for Stamford ...

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