Design & Access Statement

Land adjacent White Crown Stables, Dullingham

Prepared by Lynwood Associates Ltd

 Design & Access Statement
Land adjacent White Crown Stables, Dullingham

PROPOSAL FOR 41 NEW HOMES

To include 12 new affordable dwellings, 250sqm commercial units (Class B1a office, Class D
community uses), accessible bungalows, over 55’s bungalows, public open spaces with
public footpaths/ cycle ways

Prepared by Lynwood Associates Ltd October 2018

 CONTENTS

1.0 Site Background

2.0 Local Character of the Area
3.0 Design Considerations
4.0 Affordable housing statement
5.0 Accessible/ Lifetime Homes
6.0 Appearance/ Material Choices
7.0 Sustainability
8.0 Public Transport
9.0 Landscape & Biodiversity
10.0 Scale & Use
11.0 Access
12.0 Conclusion

Prepared by Lynwood Associates Ltd October 2018

1.0 Introduction

This Outline application has been made on behalf of White Crown Developments Ltd.

This Design & Access statement accompanies other reports and drawings associated
with the proposed development, which includes:

 Tree Survey
 Ecological survey
 Transport Statement
 Heritage Statement
 Sustainability Statement
 Community involvement statement
 Lynwood Associates drawings
 Topographical survey drawings

‘White Crown Meadows’ is proposed as a development of 41 new homes, to include 12

no. affordable homes, accessible bungalows (including 6 aimed at over 55’s), 250sqm of
commercial unit space (Class B1a – offices and Class D community use buildings) and
public open spaces with paths and cycle ways.

Prepared by Lynwood Associates Ltd October 2018

1.0 Site Background

1.1 The proposal site is adjacent to White Crown Stables (formally Clare House
Stables) and is located on Stetchworth Road, Dullingham, approximately 4 miles
to the South of Newmarket and 14 miles East of Cambridge with good transport
links to both. Including a train station 1 mile from the centre of the village. The
stables provide private equestrian facilities, these will be retained along with the
current access arrangements from Stetchworth Road.

Site surroundings:

North – Open fields beyond a public footpath along the edge of the site boundary
East – A mixture of c.1970’s – 1980’s ‘cul-de-sac’ developments (Algar Drive &
Kettlefields) and Kettlefields Primary School
South – Further 1980’s ‘cul-de-sac’ developments (Bakehouse Hill & Taylor Field)
and Stetchworth Road to the furthermost South tip of the site with sports
playing fields beyond
West – Open fields

2.0 Local Character of the Area

2.1 The site lies just outside the edge of the development framework of the village
and part of the stable yard lies within the Conservation Area. Careful
consideration of both these factors has been taken into account when designing
the layout for the proposed development. Other considerations include:-

 Local character of existing properties within the village

 Requirement for affordable homes
 Proximity to existing primary school
 Walking distance to existing village facilities (primary school, pub, restaurant,
village green)
 Privacy of adjoining developments/ housing
 Current lack of employment opportunities within village
 Public footpaths
 Transport links (train station, bus links, road links)
 Lack of village shop in Dullingham
 Integration of new development with the village and surrounding area

Prepared by Lynwood Associates Ltd October 2018

3.0 Design Considerations

3.1 When designing the illustrative layout for the development, great consideration
has been taken into account for the existing dwellings bounding the site. It is
important to retain as much privacy for the existing dwellings as possible, whilst
also ensuring there is a sense of integration of the new development with the
existing properties.

3.2 This has formed the basis of the layout with a public open space to be allocated
between the dwellings at the back of the Bakehouse Hill and Taylor Field
developments. As well as forming a landscape buffer between the existing and
new, this area will also provide a practical space for an attenuation swale for the
developments surface water run-off from roads.

3.3 The stable yard will be retained as existing and an improved entrance is proposed
to the new development which will also provide access to the proposed
commercial units and existing White Crown Stables as well as the residential
development.

3.4 As indicated in the Parish Plan there is a requirement for employment

opportunities within the village, as part of the proposal we have included up to
250sqm of commercial space which will be allocated for the village. The cost of
construction of these units will be covered by the site owner and we envisage
these being either B1 (offices) or D1 (eg. childcare) uses.

3.5 As part of the development a Section 106 agreement will be discussed and
agreed with the District Council. It will include the provision of affordable housing.
It is also noted the Parish Plan indicates that Kettlefield Primary School is
consistently oversubscribed. In response, land is identified in this application as
being available to enable the future expansion of the school if it is required by
Cambridgeshire County Council. The applicants are willing to safeguard this land
in a S106 Agreement.

3.6 There will be public access through the site to allow walkways and cycle paths.
This will also help with the integration of the new development into the village.
The existing public right of way to the east will be retained and will be linked to the
pathways proposed on the new development.

Prepared by Lynwood Associates Ltd October 2018

To village green (0.2 miles)

To Stetchworth (0.7miles)

3.7 The illustrative layout shows a sense of openness and space between properties
as well as providing a mix of dwelling types and sizes. The exact mix will be dealt
with at the reserved matters stage. Each property will have a large private garden
areas and off road parking.

4.0 Affordable Housing Statement

4.1 A section of the site has been allocated for 12 no. Affordable housing units (30%).
The exact details of these can be negotiated during the reserved matters
application stage. These will most likely be a mix of smaller 1/2 bedroom starter
units or 3 bedroom family homes, whichever is more suitable for the area. Also
the positioning of the dwellings on the site is indicative, this is also negotiable. In
line with the current Local Plan guidance, 77% will be social rented (9) and 23%
will be shared ownership (3).

Prepared by Lynwood Associates Ltd October 2018

5.0 Accessible/ Lifetime Homes
5.1 As part of the proposal six x 3 bedroom bungalows are proposed. A further six
smaller 2 bedroom bungalows which may be aimed at the over 55’s if found to be
of merit are located nearer the entrance of the development. These will meet the
requirements as set out in Lifetime Homes standards.

6.0 Appearance/ Material Choices

6.1 Although not forming part of this Outline
Application, the material choices will respect the
traditional nature of the village with a Suffolk/
Cambs architectural vernacular. A mixture of
quality facing brickwork, flintwork, render and
timber boarding, timber sash style windows,
double fronted elevations to reflect the historic
architecture of the street scenes along
Stetchworth Road, including Clarehall
Farmhouse.

6.2 An example of new development that we have

taken inspiration from in terms of quality open
space is the Meadow Lane development on
Duchess Drive in Newmarket.

6.3 This has proved to be a highly successful

development with a strong sense of space
between properties giving a quality of living in
terms of the property styles, layout and the
surrounding open meadowland areas.

7.0 Sustainability
7.1 The site being centrally located within the village is a sustainable location allowing
local amenities, including primary school, a pub and restaurant within the village
to be easily accessed by foot.

Prepared by Lynwood Associates Ltd October 2018

 4 miles to Newmarket

14 miles to Cambridge

0.9mile to train
station 0.2 mile walk to
Site entrance
centre of village
(existing)

Sports field

8.0 Public Transport

8.1 The proposed development site is within easy reach of bus stops and only 0.9mile
from the train station with direct links to Ipswich/ Cambridge with onward travel to
London.

8.2 The train station is a huge asset to the village with Newmarket station being quite
crowded at peak times. Trains run throughout the day including services to
London Kings Cross (via Cambridge) departing at regular times between 6:14am
and 22:06pm.

9.0 Landscape & Biodiversity

9.1 Ecological and Tree Surveys have been undertaken as part of this application,
produced by AGB Environmental.

9.2 Minimal trees at the entrance of the site are proposed to be removed to allow for
modifications to widen the existing entrance, it is proposed to remove 3 no. trees.
Established hedging that runs through the site North/ South parallel with the
Public footpath is proposed to be retained with the exception of the removal of
approx. 11m length to allow for access road through the development where it
crosses the public footpath.

Prepared by Lynwood Associates Ltd October 2018

9.3 Although a landscape scheme hasn’t been carried out at this Outline stage, the
site will be subject to a full landscape design scheme at reserved matters to
enhance the biodiversity of the land. Native planting to be specified to encourage
wildlife including birds, butterflies and bees.

9.4 New pedestrian pathways and cycleways will be provided for use by the whole
community with natural play areas with grassed mounds and wooden play
equipment to encourage children to play outdoors and to connect with the natural
environment. Timber from the trees to be removed at the front of the site will be
used to form part of the natural play areas.

10.0 Scale and Use

10.1 Dwellings proposed will be of varying sizes to add interest to the site as well as
providing a mix of property styles. Large manageable sized gardens will be
provided for each dwelling. The scale of any proposed dwellings will be in keeping
with the existing properties within the village. Although not formally to be
considered at this Outline stage it is envisaged for the properties to range
between single storey and 2.5 storey dwellings.

10.2 The commercial units (250sqm) to the front of the site will be either Class B1a or
Class D uses, eg. Offices, day centre, crèche, art gallery, community hall etc. We
feel this would be of benefit to the community of Dullingham without taking away
from existing essential community services provided by the Ellesmere Centre in
Stetchworth.

11.0 Access
11.1 The existing access to the site
from Stetchworth Road will be
retained and modified as
necessary to serve the
development in accordance
with highways standards.

11.2 The access road will be 6m

wide at the entrance and
throughout the development
with 1.8m wide footpaths
either side.

11.3 All properties will have level

access thresholds and ramps to provide accessible means of entrance.

10

Prepared by Lynwood Associates Ltd October 2018

11.4 The 2 bedroom bungalows aimed at the over 55’s are located to the front of the
site to ensure access to the village facilities are as easily accessible as possible
by foot.

11.5 The 2 bedroom bungalows will be arranged to encourage a sense of community

with off road parking to the front of the dwellings and easily accessible level paths
to the front entrance doors.

11.6 Public access will be encouraged through the development by level and well lit
pathways. The development will provide a ‘through route’ which will be an
alternative walking route to Kettlefields Primary School. The existing public right of
way to the East will be retained and the new public pathways within the
development will be incorporated with it.

11

Prepared by Lynwood Associates Ltd October 2018

12.0 Conclusion

12.1 It is our view that this design statement along with associated drawings and
reports demonstrate that this development is of a suitable form and scale to
complement the village and the site surroundings. ‘White Crown Meadows’ will
identify as a cul-de-sac style development to reflect the nature of the East side of
the village, this area of the village being majority cul-de-sac developments with
added benefits of public open spaces to include access for all residents of the
village.

12.2 The proposal has been designed to make a positive contribution to the village of
Dullingham, not only adding much needed homes to the East Cambridgeshire
region, but also adding to the community by its offerings of affordable homes,
accessible bungalows, commercial units, public pathway access and open
spaces, as well as the financial contributions which will be provided as part of the
Community Infrastructure Levy (CIL).

12

Prepared by Lynwood Associates Ltd October 2018