This
420 sq.m site at 111 Park Avenue, Mitcham was acquired by
a young GP in 2002. Conceived originally as a means of accommodating
his extended family, this scheme for a pair of semi-detached
houses was granted planning permission by Merton Council
in March 2007. Nevertheless, we have set out to create spaces
which would be equally suited to young professionals with
or without children as well as to the elderly and disable,
although many aspects of the scheme will not reflect this
until they are developed at a later stage in the design process.
Situated on a corner plot at the junction
of Park Avenue and Hill Road in Mitcham, the approved scheme
will be built on
the site of an existing bungalow and will increase the density
and quality of residential accommodation in the area. Accommodation
is arranged over two floors and comprises entrance hall, living
room, dining room and kitchen on the ground floor with master
bedroom with en-suite and three further bedrooms and one bathroom
on the upper floor. This is within the Borough’s target
for new residential development of a minimum density of 150
habitable rooms per hectare. The houses within the area are
mainly 2-storey 3-bedroom houses which display many of the
same characteristics. We estimated that only 10-20% of houses
in this residential area are bungalows and for this reason
as well it was felt that the scheme for two 3-bedroom houses
was appropriate and in keeping. |
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The scheme meets with Policy
HP.1 in Merton’s UDP,
in so far as it represents the increase of housing stock on
previously developed but underused land. In particular it addresses
section 3.45 – 3.46:
‘The
Government has increased the requirement concerning the
proportion of new homes built on previously
developed land
in order to promote the efficient use of land, regeneration
in urban areas and to minimise development on greenfields sites.
In London 80% of new housing is on recycled land.’
‘The Council has identified that most new housing in
Merton has been secured from recycling urban land, including
from windfall sites, vacant units over shops, disused offices
and residential conversions. Given the finite availability
of land, particularly regarding large scale sites and rising
demand for additional houses in Merton, the option of recycling
and re-using urban land will increasingly have to be encouraged
to meet the Borough’s housing demand requirements. The
Council wishes to encourage new housing on brownfield sites,
but not at the expense of other important land uses such as
open spaces, private amenity spaces, employment, or local biodiversity’.
Furthermore, we believe that under Policy
HP.2: Retention of Residential Accommodation, the proposal would lead to a
net increase in housing accommodation on the site.
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| In accordance with Policy
HS.1: Housing Layout and Amenity, we believe that the development
receives adequate
daylight and sunlight, while the daylight and sunlight available
to adjoining properties is also adequately protected. The majority
of the neighbouring property’s light is deemed to come
from the front (diffuse northern light) and rear (direct sunlight
from south and west depending on season and time of day). This
means that the proposed scheme will not be obscuring it nor does
it seriously restrict the outlook from adjoining properties.
The windows in both flank walls are of a size, location and type
to ensure that neighbouring properties are also protected from
loss of privacy and from visual intrusion. The building lines
of the flank walls have been maintained at 1m distances from
the boundaries so as to allow easy front to rear access down
both sides of the building and also to allow improved sight lines
for traffic at the junction of Park Avenue and Hill Road.
The scale, size and proportions of the proposal take into
account that of other similar properties in the area and are
in keeping with the general trend of residential building.
The style of the proposal has taken account of the styles of
other similar properties in the area. Detailing is largely
typical of other houses in the area with such features as the
covered storm porch, double height bay window and rendered
external walls.
The gardens are both well in access of the 50 sq.m minimum
area requirements. In the future, there may even be sufficient
space to the rear of the outer semi to allow the construction
of a single garage or hard landscaping for off street parking
with access from Park Avenue. While providing amenity space
and gardens we have also ensured that inefficient use of land
is avoided. While the scheme requires no trees to be removed
and nothing more than the spread of one tree to be kept in
check during the growing season, the scheme includes a landscaping
proposal which is intended to be consistent with a policy of
sustainability through planting.
While details of the design showing for example, compliance
with Part M of the Building Regulations and DDA Regulations,
will be worked out at a later stage, it is intended that the
scheme will allow all potential users, no matter what their
disability, age, race or sex, to be able to enter the site,
move around the area and enter the building and use the facilities.
The spaces are logical, simple and obvious to use. The development
provides adequate access for the emergency services from all
sides including the alleyway running alongside the rear of
the site. There are sufficient escape routes provided and the
pavements surrounding the site provide adequate areas for congregation
and disabled refuge points in the event of an emergency.
In line with Schedule 6 in the UDP, regarding
Residential Dwelling Houses (C3), the maximum parking standards
for residential
development is given as 2 spaces per dwelling for 3 & 4
bedroom units. In order to achieve high density residential
development in and around town centres, the provision of car
parking spaces needs to be at or below this maximum figure.
Two off-street parking spaces have been provided per unit in
the scheme. |
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| In
line with Policy HS.2: Sustainable Housing regarding
the Borough’s policy to promote sustainable housing
development within the Borough and in keeping with the
Unitary Development Plan for The London Borough of Merton
and PPG3 (March 2003) which promotes sustainable residential
environments, we have attempted to address issues of sustainable
design and incorporated these into the scheme wherever
practicable. These are summarised below.
Solar
and Photovoltaic cells
Solar
Century have been approached to propose a scheme for
a solar cell/ photovoltaic arrangement on the southern
facing roof, from which 30% of the development’s
energy will be derived. The solution is the result of
a first collaboration with Solar Century with whom Alex
Coleman Associates continues to maintain a highly successful
working relationship.
Re-cycling
A
strategy for reclamation and re-cycling of materials
from the demolition of the existing bungalow will propose
that wherever possible the materials will be re-used
either on the site or elsewhere. At the very least, damaged
brick and block may be used as foundation hardcore where
it is of the appropriate grade. In this regard, the re-use
of materials will be cost effective and by minimising
the numbers of vehicular journeys to and from the site,
save on transportation costs and also reduce the harmful
emissions being introduced into the atmosphere from such
vehicles. |
| The
scheme is currently being developed for a Building Regulations
application before competitive Tender with a view to
commencing on site in early 2008. |
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