Page 302 - All files for Planning Inspectorate update

Layout

The layout represents a significant improvement upon the previous refused scheme:

A modest-sized open space has been positioned where it will have maximum impact
at the front of the site and is well overlooked by building frontages on the south and
east side. This incorporates a small play area to provide the layout with some central
focus / meeting point for the future community.

Consistent building lines provide well defined street edges and spaces.The main
spine road has been designed as shared space and features generously soft
landscaped thresholds that also provide a good level of separation / defensible space
(3 to 5m) for the ground floor flats; and the revised drawings now show consistent
masterplan and landscape layouts. A pedestrian-friendly surface (such as block
paving) will nevertheless be needed.

Most of the existing trees along the Lewes Road boundary are shown retained
enabling the sylvan quality of this frontage to be maintained and providing a soft
backdrop for the parking adjacent to the site entrance.

The four blocks of flats on the eastern boundary have been designed to provide
enough separation from the existing woodland belt with the revised drawings now
permitting a better relationship between the block with units 10-12 and the existing
adjacent building known as the “Barn”. Conflict with the retained trees on the eastern
edge has mostly been avoided as the buildings are organised without habitable
rooms that depend alone on an aspect facing this boundary.

The southern boundary now incorporates the required 15m buffer zone to safeguard
the ancient woodland along this edge.

The rear courtyard behind the blocks (with plots 13-42) on the southern / western
corner incorporates soft landscaping to make it a more comfortable space.

Elevations

The blocks of flats have a contemporary design softened by predominantly brick
facades that, except for the block with units 1-9, are articulated at the front by
circulation cores with a contrasting metal-clad finish. The frontages benefit from
further vertical articulation generated by grouped windows and balconies. The latter
not only provide the flats with private outdoor amenity space (missing in the previous
refused scheme) but also provide structural depth and elevational interest.

The consistent approach to the architecture gives the scheme underlying order, but
risked appearing uniform. This has been helped by the revised drawings that
incorporate different metal clad finishes and vary the articulation of the top floor. In
addition the reconfiguration of the block with units 1-9 at the site entrance has
involved sub-dividing the main frontage facing the open space into three parts which
can be read as a terrace of houses, rather than flats.

The contemporary architectural language is dependent on the quality of the finish
with the windows crisply design (UPVC will be unacceptable) and incorporating
generous reveals that contribute a sense of structural depth. The opportunity should
also be taken to discreetly incorporate solar panels on the roof. It is also noted that
no provision has been given to any lift housing that may be required on the roof.
Appropriate conditions are therefore needed to cover this.