Design and Access Statement for a Housing Development at The ...

Introduction 

Assessment 

Purpose 1 

Proposal 1 

Physical 2-3 

Social and Economic 3 

Planning Policy & Application Requirements 4-6 

Involvement 7-8 

Design and Access Statement for a 

Housing Development at 

The Waggon & Horses 

Main Street, Brinsley 

Design 

Use, Amount and Layout 9 

Scale & Appearance 10 

Landscaping 11 

Waste Strategy 12 

Access 13

I n t r o d u c t i o n 

d e s i g n a n d a c c e s s s t a t e m e n t 

Purpose 

This Design and Access Statement has been prepared by rg+p Ltd. It supports the application submitted by rg+p for a 

residential development at the Waggon & Horses public house, Main Street, Brinsley. 

Proposal 

The pub building will be converted into a 4-bed house, with 4 

new houses built in the grounds. 

The format of the statement is derived from the relevant legislation, as well as guidance issued by the Government’s 

Communities and Local Government Department, and by the Commission for Architecture and the Built Environment. All 

plans and drawings are excerpts for illustrative purposes only and are therefore not scalable. 

The Waggon & Horses is in an area well-served by pubs (there are 13 within 1¼ miles). It is no longer viable for it to 

compete with these other premises, many of which have better parking and food facilities to cater for more customers. 

The scheme has therefore arisen from the need to find a new use for the pub and its grounds. 

Two new 4-bed houses will be west of the pub and two new 3- 

bed houses will be east of the pub. 

All the dwellings will be served off a single vehicle access, using 

the existing main car park access opposite High Street. 

The existing public footpath through the site will remain as it is. 

M1 Jn 27 

S I T E 

B R I N S L E Y 

N 

Aerial View of Site 

N 

Location in Brinsley 

H o u s i n g , W a g g o n & H o r s e s , B r i n s l e y 

1

A s s e s s m e n t 


Physical 

pub 

pub 

This corner site is about 0.22ha and an irregular shape, 

bounded by Main Street, Broad Lane and houses, on 

land that slopes down from east to west. 

The two-storey brick and tile late 19 th Century pub sits 

roughly in the middle of the site. On its west side is a 

public footpath that runs southwards through the 

village. The pub garden, with semi-mature trees, and 

car park are on its east side, fronting Broad Lane. 

1 

Start of Public Footpath (left of centre) 

3 

1 

5 

Photo 

Locations 

2 

View across beer garden and car park from Broad Lane 

pub 

The triangular piece of land on the west side of the 

footpath is unused and somewhat overgrown. The 

total area of hardstanding on the site amounts to 

2 

400sqm. 

As the photos show, the site is in a residential area of 

4 

3 

View eastwards from Main Street 

mixed house types, though mainly two-storey and with 

pub 

3 bedrooms. Existing landscaping features soften the 

pub 

appearance, reflecting the semi-rural location. 

None of the trees are protected and the site is not in a 

conservation area. The building is not listed and there 

are no adjacent listed buildings. 

4 

5 

View between houses at rear (St John’s Close) 

View of site as from High Street 


2



Existing Site Features and Neighbours 

Social 

2-storey houses 

opposite 

Adjacent 

bungalow and rear 

garden 

rear gardens to 2- 

storey houses 

rear gardens 

2-storey houses 

opposite 

2-storey 

house 

Housing in the area is mainly caters for mature couples living in smaller detached 

homes, including bungalows, that usually have 3 bedrooms. This is is typical for a 

well-established village like Brinsley. A consequence of this is that many own their 

own home outright. This also means that the supply of older properties into the 

housing chain is limited, meaning that new family homes are very popular. 

Although lacking a dominant centre, Brinsley is also well-served by shops and 

community facilities, with nearby Eastwood providing the main supermarket needs. 

The area also has plenty of recreational facilities and has good access to the 

countryside. 

Economic 

The pub is no longer economic in an area that is well-served by pubs, especially 

those with much larger capacities for diners and car parking. This has been 

exacerbated by the recession and rising costs. Therefore the proposal to redevelop 

the site does not of itself result in the closure of the business and the loss of the 

associated jobs. 

The new development will support local jobs during the construction phase. New 

residents will have good access to local employment areas, which have significantly 

improved in their variety over the last 20 years, following the decline of the once 

dominant coal industry in the area. 


3



Policy Background 

Local Plan Proposals Map Extract 

The planning policy context is framed by national, regional and local documents. Section 38 (6) of the Planning and 

Compensation Act 2004 Act states: 

"If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts 

the determination must be made in accordance with the plan unless material considerations indicate otherwise”. 

The ‘development plan’ for this site is the East Midlands Regional Plan 2009 and the Broxtowe Local Plan 2004 (though in 

respect of saved policies only for the latter). The Local Plan is due to be replaced by the Local Development Framework 

(LDF). However, the principal document of the LDF – the Core Strategy – has not yet advanced to a stage where emerging 

policies can be given more weight than saved local plan policies. 

This document has therefore had regard to relevant saved policies only. These are, by virtue of having been saved, comply 

with more recent national policy documents and the Regional Plan. In addition, the proposal is only of local importance. 

Policy reference has therefore been mainly confined to saved Local Plan policies. 

Key National Policy Documents 

• Planning Policy Statement 1: Delivering Sustainable Development 

The site is close to the council boundary (dashed 

line) and within a white area that represents the 

extent of the village, with countryside/green belt 

shown green. There are no site-specific policy 

designations 

• Planning Policy Statement: 

Planning and Climate Change - Supplement to PPS1 

• Planning Policy Statement 3: Housing 

• Planning Policy Statement 9: Biodiversity and Geological Conservation 

• Planning Policy Guidance 13: Transport 

• Planning Policy Statement 22: Renewable energy 

Key Relevant Regional Policies 

• Policy 2 Promoting Better Design 

• Policy 39 Regional Priorities for Energy Reduction and Efficiency 

• Policy 48 Regional Car Parking Standards 


4



Local Plan Policies and Supplementary Policies 

The list opposite lists relevant saved local plan policies with a summary of their requirements. 

Most have generic policy expectations about design, accessibility, compatibility with 

surroundings, the standard of amenity for future and existing residents, parking needs, 

landscaping and wildlife impacts, and utility needs. 

Of note, there is no policy protecting the continuation of the public house use. The absence of 

site specific policies (eg. none of the site is designated as open space) and location within the 

development boundary of the village means development is acceptable in principle. The 

location within a residential area means that residential development will be acceptable in 

principle. 

E1 

E2 

E24 

E27 

E29 

H4 

H5 

H6 

H7 

T7 

T9 

T11 

RC14 

GOOD DESIGN 

ENERGY-EFFICIENT DESIGN AND LAYOUT 

TREES, HEDGEROWS AND TREE PRESERVATION ORDERS 

PROTECTION OF GROUNDWATER 

CONTAMINATED LAND 

SUBDIVISION OR ADAPTATION OF EXISTING BUILDINGS 

AFFORDABLE HOUSING 

DENSITY OF HOUSING DEVELOPMENT 

LAND NOT ALLOCATED FOR HOUSING PURPOSES 

CYCLING ROUTES AND FACILITIES 

PEDESTRIAN ROUTES AND FACILITIES 

GUIDANCE FOR PARKING PROVISION 

FOOTPATHS, BRIDLEWAYS AND CYCLE ROUTES 

E24 requires trees and hedgerows to be protected or replaced: these features are on the site but 

none are protected or of significant quality. 

In regard of parking standards, the County Council adopted interim new residential 

standards in January 2010. This sets a maximum of 3 spaces for 4-bed+ houses and 2 

spaces for smaller houses. 

Policy E29 relates to potential contamination issues. Contamination is not suspected per se on 

this site, but there is a capped mine shaft with a protection zone that needs to be avoided by 

buildings. 

An important factor will be ensuring the direct line of sight currently enjoyed along the 

public footpath is retained, for safety and security reasons. This will preclude planting or 

boundary features that would block the line of sight. 

The expected minimum density of 35 dph for a site in this kind of location is likely to be difficult 

to achieve because of the odd site shape, retention of the pub, and public footpath cutting 

across the site. 

The proposal will fall below the minimum thresholds for published planning contribution 

requirements, so a requirement for a S.106 Agreement is not expected. 


5



The council has produced various advice leaflets that relate to Policy H7 and its criteria for 

residential developments, but these don’t have the status of supplementary planning 

guidance and cannot be accorded much weight. In any case, they do not contain any 

onerous requirements for design, layout and landscaping. 

Nottinghamshire County Council has produced an Energy Strategy in conjunction with 

the district councils. This, however, does not provide firm policy commitments on 

renewable energy as it is primarily a guide for councils producing there own energy policy 

documents. Nonetheless, a clear commitment to energy efficiency and renewable energy 

would be seen as a very positive element of the proposal. 

National Planning Application Requirements 

To accord with the national list of requirements the following is submitted the application: 

• 1APP form 

• Ownership Certificates 

• Location Plan 

• Site survey and existing pub plans and elevations 

• Proposed Site Plan 

• Proposed Floor and Roof Plans for each house type 

• Street Elevations and Site Sections 

• Design and Access Statement 

• coloured versions of street elevations, site sections, and 3D views (for illustration – not to 

scale) 

Local Planning Application Requirements 

To accord with the local list of planning application requirements and characteristics of the 

site and surroundings the following have been covered by the application (having regard to 

the scale of the scheme and its likely impact): 

1. Existing and proposed car parking and access arrangements (on drawings and in 

DAS) 

2. Photographs (in DAS) 

3. Energy Efficiency/Sustainability Statement (covered in DAS) 

4. Landscaping details (on drawings and in DAS) 

5. Site Waste Management Plan (in DAS) 

6. Statement of Community Involvement (in DAS) 

Statement of Community Involvement 

There has been no specific community involvement in the planning of the scheme, but preapplication 

advice has been sought from the Council, as noted on the following pages. 


6



Involvement 

Layout Options 1 (top) and 2 (bottom) 

1 st Pre Application Response: 

The council provided a brief pre-application response to Options 1 and 2, which can be summarised as follows: 

• generally supportive of the principal of residential development and conversion of the pub 

• new houses should defer in scale to the pub, meaning a 2-storey limit 

• houses design could take some cues from features of the pub 

• all plots need sufficient amenity space 

• two plots west of the pub is more in keeping with the surroundings 

• the house east of the pub needs to address the road more, perhaps using a wider frontage or dog-leg design 

• shared access for plot 3 and the pub likely to be preferred, in location of current pub access. 

• highway authority concern with new access off Main Street for plots 1 and 2 (option 2) (regarding visibility to the east, 

past the pub) 


7



2 nd Pre Application Response: 

Layout Options 3 (top) and 4 (bottom) 

The difficulty of achieving a safe access west of the pub forced the consideration of a single access serving the 

whole site, via the existing access. This is shown on Options 3 and 4 (opposite) that were submitted to the Council 

for further discussion). The main difference in the options is the provision of 1 or 2 houses east of the pub. 

The Council’s initial response was that options 1 and 2 were preferable, largely because of the reduced 

hardstanding they showed because of having two access points. However, following further discussion with the 

highway officer it has been accepted that it is impractical to serve the western half of the site in any other way than 

as shown in options 3 and 4. 

These options resulting in a shared driveway crossing over the public footpath. The Public Rights of Way officer 

advised: 

“The only permission needed in order to drive vehicles over the public footpath is that of the landowner and 

therefore there are no specific steps to take as the right of way is not going to be diverted. As the access road only 

serves 2 properties I do not have a concern about conflict between vehicles and pedestrians because the number 

of times that vehicles will be crossing the path will me minimal. The surface should be level throughout so that the 

public are not inconvenienced. If necessary, once the development is complete footpath signs might be installed 

either side of the access road to indicate that the public have a right to cross over to continue on the footpath. The 

footpath should be open and available for safe public use during construction. If public access does need to be 

restricted at any time during construction the developer should apply for a temporary closure.” 


8

D e s i g n 


Use 

The Public House is in good enough condition to be 

converted without major structural works, alterations or 

replacement of fabric. The conversion in principle is 

therefore acceptable. 

Layout 

The proposed site layout is shown below, illustrating the relationship between the proposal and the existing retained public 

house building. The position of plots 1 and 2 is dictated by the presence of a capped mine shaft below the proposed 

driveways, which has a protection zone that has to be free of buildings. The Plots 3 and 4 have been positioned to address 

Broad Lane and so respect the existing pattern of building. 

The addition of additional dwellings within the residential 

area is also deemed acceptable. 

Accessing the garages of plots 3 and 4 directly off the street 

is ruled out because of the poor visibility, so these sit at the 

Plot 1 

back. The public footpath to one side and site access to the 

other provide a clear separation between the new houses 

and converted pub, which allows that building to retain its 

Amount 

In order to minimise the works to the existing pub, it is 

prominence and not appear hemmed in. 

Plot 2 

suitable for conversion into one dwelling only, due to the 

amount of private external space associated with it. 

While the density is below the required guidance, it not 

possible top increase this due to the restrictions of site 

Plot 4 

Plot 3 

shape, the retention of the pub which sites in the middle of 

the site, and the footpath that crosses the site. 

The amount of development is therefore acceptable in 

B r o a d L a n e 

Plot 5 

(converted 

pub) 

M a i n S t r e e t 

principle. 

Proposed Site Layout 


9

D e s i g n 


Scale 

The street scene elevation at the bottom of this page shows that the proposed dwellings fit within the existing massing of the 

adjoining dwellings and the retained public house. The orientation of the proposal ensures there is no overshadowing or 

adverse overlooking or los of privacy, or adverse outlook for neighbours.. The scale is therefore in keeping with the 

surroundings and not harmful to amenity, and therefore acceptable. 

Appearance 

The new dwellings will be predominantly brick to relate to existing buildings, with similar tile roofs. Gable, rather than hip 

ends, match the surround properties and the elevations of the public house. Window detailing for the new dwellings has been 

taken from the public house being arched brick heads and stone cills. Bargeboards will be used for gable ends and projecting 

porches on timber gallows brackets have been shown over front entrance doors . The overall appearance is in keeping with 

the surroundings and streetscene. 

Rear of Plots 3 and 4 

Proposed View on Broad Lane 

Front of Plots 1 and 2 


10

D e s i g n 


Landscaping 

Landscaping will be an important element of the scheme bearing in mind the position and 

location of the shared private drive. Landscaped areas will be provide at the entrance to the 

site and along the existing public footpath. There are areas of existing landscaping on the 

main road frontage that are not within our clients ownership, and cannot therefore be 

included within the scheme proposals. 

The route through the site on the existing public footpath will be open and naturally surveyed by 

windows from habitable rooms. The orientation and design of plot 1 is such that it has 3 frontages 

giving the maximum potential of surveillance. The location of rear gardens for plots 1 and 2 has 

been purposely designed to limit the amount of blank boundaries facing this public area. The 

entrance to the shared drive way will be overseen by habitable windows from plot 3 and the 

converted public house, together with plot 2 providing a presence to the far end of the drive. 

The opportunity has been 

taken to provide new 

feature trees within the 

gardens of plots 1, 2 and 3, 

which will have enough 

room to grow without 

affecting existing and 

proposed properties in the 

future. 

Proposed Landscaping 


11

D e s i g n 


Householder Development - Waste Audit 

The completed development will generate normal household waste – a mixture of recyclable and 

non-recyclable materials. The amount of the different waste types will be typical for dwellings of this 

size, normally requiring one regular and one recycling collection every two weeks. The proposed 

dwellings will have space for storage that will enable recycling separation before collection, with 

most food and wet waste being recycled by composting within the site. All waste collection will be 

by the normal Council refuse contractors. 

During the construction phase many existing materials will be reused on site, and the nature of the 

development means many recycled building materials will be imported to ensure matching 

materials are used. Inert waste materials generated during this phase can be used as hardcore fill for 

the driveway surface. Other waste will be sorted into items that can be recycled (eg. plastics) and 

those that need disposing of with specialist waste companies that have the appropriate licenses for 

waste disposal. 

At this stage the an estimate of the likely quantities of waste to be generated is not feasible. 

Householder Development - Waste Management Facilities Strategy 

The utility room and/or kitchen areas will include separate recycling receptacles. The dwellings has 

ample room for these. External waste bins will be stored with the rear gardens. There will be 

inevitable variability during the lifetime of the property of the exact location of bin storage internally 

and externally. 

During the construction phase clear space will be dedicated to the sorting of waste to enable the 

maximisation of recycling. 


12

A c c e s s 


The 4 bed properties (plots 1 and 2) will have 3no car parking 

spaces including 1 within single detached garage. The 3 Bed 

properties (plots 3 and 4) will also have 2 spaces including 1 space 

within a detached single garage. The converted public house will 

have the existing rear double garage with a further 2 spaces in 

front. The existing outbuilding is slightly below standard length for 

a garage and will be extended by way of a new external wall and 

extending the roof line accordingly. 

Parking & Garaging for Plots 1 & 2 

The shared private drive is 5.3m wide for the first 10 m reducing 

down there after to reduce the amount of hard surfacing within 

the site. The shared drive will allow each property space to turn 

vehicles accordingly. 

Each household can put its bins out at the end of the driveway for 

each plot, which is within 25m highway and is therefore an 

acceptable walking distance for bin collection. Each plot will have 

room for regular and recycling bins to be placed out of sight 

within the rear gardens. 

Discussing have taken place with the County Highway Authority 

who have imposed the single point of access principle for the site. 

The width of the shared drive is also adequate for the emergency 

services. 

Parking & Garaging for Plots 3, 4 & 5 (converted pub) 


13


rg+p 

130 New Walk 

Leicester 

LE1 7JA 

Tel 0116 204 5800 Fax 1006 204 5801 

email:design@rg-p.co.uk 

www.rg-p.co.uk 

H o u s i n g , W a g g o n & H o r s e s , B r i n s l e y

Design and Access Statement for a Housing Development at The ...

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