Policy CL9 of the Caradon Local Plan requires that "proposed development in the AGLV will not be permitted if it would materially harm the character of the particular area and if it does not closely reflect the traditional building styles and local materials, or the characteristic pattern of settlement, in the particular area".
Policy 7.58 of the NPPF aims to ensure that developments respond to local character and history, and reflect the identity of local surroundings and materials; and that are visually attractive as a result of good architecture and appropriate landscaping.
We make the following comments:
- The Design Review Panel's recommendation for the housing development to have a high quality contemporary approach has been oddly interpreted. Why introduce "commercial and industrial" elements (see figs 1 & 2) such as metal cladding in a domestic context where presumably the houses are to be of conventional construction? In our view the metal cladding would appear incongruous with the other elements such as the standard domestic windows set within their faces, and copper does not reflect local materials and character which is typified by the use of stone, slate hanging and lime-white render.
Fig 1 Excerpt from applicant’s Affordable Housing Design & Access Statement.
Fig 2 Elevations of 5 Units of Affordable Housing to Barbican Road and 3 Units facing the roundabout.
- We can see no virtue in creating a "rhythm" to the facades of the houses because firstly it draws attention to the fact that the units are all identical and conveys an impression of low quality mass production, and secondly, it reveals the units have not grown organically as in a typical Cornish coastal settlement which is characterised by a random jumble of terraced buildings of differing heights and widths punctuated with the occasional gap between.
- The mono-pitch roof feature of many of the units is not a form traditionally found in Cornwall because it is not wind and weather resistant. It should be possible to create appropriate innovation without resorting to a repetitive format, mono-pitched roofs or the use of metal cladding, all of which are alien to local character.
- There would be architectural detailing problems where the metal clad element projects beyond the face of the main wall particularly at eaves level and the minimal stepping in roof level from one house to the next is unlikely to be visually satisfactory requiring a small amount of lead under each verge and a difficult wall/fascia junction.
- Another concern is that the location of the proposed housing within the application site does not create a layout which overcomes the visual inadequacies and social problems commonly associated with housing estates of the 1960s, 70s and 80s. There is the risk that it will become something of a ‘ghetto’ as it will not create a distinctive sense of place in itself and it fails to connect and integrate with the established areas of housing on the Barbican Road because it is cut off by the foodstore.
- The foodstore is positioned at the topmost corner of the application site which is in itself the highest ground in East Looe. Although there is some cut and fill, the floor level of the store would remain above the level of the Barbican Road by up to 7 metres (see fig 3) and the building would be highly visible both on approach from St Martin's Road direction and from distance because the roof of the store and the petrol filling station canopy would interrupt the skyline.
Fig 3 Section through Barbican Road showing relative levels of proposed foodstore from drwg AP27. (click image to enlarge)
- Whatever the merits or otherwise of the proposed method of construction, the foodstore is a huge mono-span structure whose floor area is 14 times larger than any other building in the streetscape. The unbroken roofline and large expanses of glass walling are not in keeping with local scale and would harm the character of the area.
- The lighting associated with the store, the parking areas and the petrol filling station would inevitably be visible locally and from distance after dark and would have a substantial adverse visual impact upon the rural setting.
For the above reasons we believe the applicant’s design solution is a poor interpretation of the guidance given by the Design Review Panel and is contrary to the policies of the Caradon Local Plan and of the NPPF which seek to foster high standards of design that promote or reinforce local distinctiveness. It would result in a development lacking in quality that would materially harm the area and should be refused ◆
Typical street scenes of Looe showing local distinctiveness:
On 10 January 2013 revisions were made to the scheme and include the following:
- Revised layout of affordable housing whereby 2 units closest to the northern boundary are removed due to problems of overlooking the neighbouring traveller transit site;
- These units are now squeezed in between the row of 24 units already facing the Barbican/access road by closing up gaps and making an almost continuous and unsightly terrace of small repetitive boxes in stark contrast to the mass of the superstore opposite.
- A number of trees are also lost, as are a number of car parking spaces leading to increased parking on roads and pavements;
- Drawings have now been provided of the petrol filling station which would attract an estimated 25% additional traffic just to refuel;
- A car wash and also a jetwash have both been added next to the filling station which, together with the extensive acreage of tarmac and concrete of the foodstore, could result in contaminated water run-off adding to the problems of flooding associated with the new Barratt development nearby.
Tesco continued below... 'Tesco Material Planning Considerations'
