Sutton Place(Woodlands), 347, Saltshouse Road - Design and planning Brief

Hull City Council Economic Development and Regeneration Dept.

Urban Design and Conservation Section GC December 2012

Sutton Place is a redundant secure unit in East Hull on the south side of Saltshouse

Road at the east end of Sutton Village just within the Conservation Area. It is now

identified as a disposable asset by the City Council.

Location plan

Planning policy

National Planning Policy Framework 2012

7. Requiring good design ‘56. The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.’

60. Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness. 61. Although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic

environment.

12. Conserving the Historic environment 132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional. The Hull Local Plan 2000 The Citywide Proposals Map – shows SuttonPlace as ‘predominantly housing and

ancillary uses within the Sutton Village Conservation Area.

BE19 Development within a Conservation Area will be allowed if it preserves or

enhances the character or appearance of the area.

Local Plan policy BE20

a) Demolishing or removing a building, structure or other feature in a Conservation

Area will only be allowed if:

(i) it preserves or enhances the character or appearance of the area; (ii) it does not make a positive contribution to the character or appearance of

a conservation Area and is of little or no architectural or historic interest; and

(iii) a suitable replacement scheme has been approved, if appropriate, and a contract let before demolition or removal.

b) demolition of the whole, substantial or significant part of the building, structure or

other feature which is of particular importance to the character or appearance of a

Conservation Area will only be allowed if:

(i) it can be demonstrated by the developer that all reasonable efforts have been made to sustain its use or find alternative new uses but these have failed and the building is beyond economic repair or use;

(ii) (redevelopment will produce substantial community benefits outweighing the loss resulting from demolition; and

(iii) a suitable replacement scheme has been approved if appropriate, and a contract let before demolition or removal.

Also Local Plan policy BE1-General design principles, Local Plan policy BE2 –

designing for energy efficiency.

Holderness Road Area Action Plan 2011- although the site is not within the Ings

part of the AAP, it is adjacent and can benefit from the regeneration of the area.

Sutton Conservation Area - Replacement Windows - replacement windows will need planning permission

Site Analysis

The site area is 1.0ha

The current site vehicular access is off Saltshouse Road;

History

The former house and ancillary outbuildings known as Woodside- The former

Woodside is a half timbered house with a distinctive oriel window , stone mullioned

windows, stone banding and decorative chimney stacks. The building is attributed to

Freeman, Son and Gaskell (David Neave)who built several other villas in the area

365, 369, 351with similar detailing, it dates from 1890 and was built for a Mr.

F.D.Hurtley. It was sold to Hull Corporation in 1953 and became a remand home

from 1955.

Secure unit to be

demolished

Current

garage

Vehicular

Access off

Balham

Avenue

Historic boundary trees

Existing Vehicular

Access

Woodside and original

ancillary buildings Building Line

Building Line Sutton Village

Conservation Area

Boundary

1890 Ordnance Survey undeveloped but villas establishing themselves along

Saltshouse Road. Trees are strongly in evidence along the Saltshouse Road

frontage and along west boundary with evidence of a footpath running south from

Saltshouse Road to ‘The Avenue’.

1910 Ordnance Survey, Woodside is built and the grounds landscaped, south

boundary of Woodside grounds seems to sever the footpath to the Avenue on the

west boundary. The current boundary differs and is defined by Balham Avenue to the

south which is populated with relatively young self seeded trees and the west side of

the paddock 404a. This boundary is less historic and more of a hedgerow.

Sutton Conservation Area Listed Building Local Listed Building

2012 Ordnance Survey This shows the encroachment of development in Hull as

corporation housing to the south and private housing to the north define the grain of

the area. The corporation housing area on Balham Avenue is due for regeneration

so development should take into account the agreed Compendium Masterplan and

layouts.

Compendium Masterplan showing reconfiguration of Balham Avenue with the

provision of semi-detached houses and an east - west avenue that coincides with the

southwest corner of the Sutton Place site.

Grounds/landscape – The grounds are mature and there are vestiges of the

original garden and outbuilding yards around the surviving Woodside house. The

peripheral trees particularly on the historic North and West boundaries are

substantial and an attribute of the Saltshouse Road area. A tree survey is needed

and any found to be unsound identified as this could give the opportunity for

adjustments to the developable space.

Boundaries – Mature trees and hedgerows the south boundary has the least mature

tree specimens, the trees here are not historically important and being quite young

and self seeded need thinning and organising. The south section of the west

boundary is adjacent to a wide verge on Balham Avenue. Two good gate piers are

on Saltshouse Road.

Scale – The scale of the surrounding built form tends to be predominantly 2 storeys.

The original Woodside House is an Edwardian 2.5 storey Villa which translates to 3

modern storeys. The outbuildings are a lower range from two storeys to one. Balham

Avenue has blocks of bungalows on the east side of Sutton Place.

Materials – Brick makes up the ground floor of the house, all the outbuildings are

brick, rough cast render makes up the first floor of Woodside House with distinctive

high quality half timbered and stone detailing. The roof of Woodside is slate. The

Villa buildings on Saltshouse Road tend to reflect rich palette of Woodside while the

surrounding corporation housing is plain brick and tile.

Parking/access –access currently off Saltshouse Road with a minor garage access

off Balham Avenue.

Flood Risk – North East corner Flood Zone 3a)i Standing Advice – floor levels 300mm,

Additional 300mm Flood Proofing,

Place of safety at 5m AOD

Zone 3a)i

Design Approach

Design Principles - the dominant principles relevant to this site are:

1. Preserve or enhance the character or appearance of the conservation area;

2. Retain refurbish and bring back into use the original ‘Woodside’ and viable

outbuildings on Saltshouse Road;

3. Retain existing trees on boundaries particularly Salthouse Road and the west

boundary subject to a tree condition survey which could identify opportunities

for adjustments that enhance the development capacity of the site;

4. Protect the rear boundaries of the adjacent 343, Saltshouse Road, and 22-32,

Balham Avenue;

5. Prevent Surface water run off;

6. Embody Secure by Design in the development.

7. Lifetime Homes – as the area is in the low risk flood zone low floor levels can

facilitate Lifetime Homes standards.

The Woodlands and Surviving outbuildings – The priority with this site is to retain

the original buildings to keep the special character of that part of the Sutton Village

Conservation Area. The main house building is flexible and adaptable it could work

as apartments, the nucleus for a care home or as an individual residence. The

entrance/doorway needs sympathetically reinstating. The Stables are flexible and

adaptable, There is a small garden store building that is contemporary with the

house that is preferable to retain, there is a modern building which is expendable.

The attached modern secure unit and its ancillary buildings are expendable.

The mature trees are to be retained subject to a condition survey and will define the

remaining developable area.

Access –Saltshouse Road is the current vehicular access however there is an

opportunity to provide access off Balham Avenue where there is currently a garage

access. If properties front Balham Avenue then direct in curtilage access could be

provided. There are current rear plot developments at Balham Avenue on plots

fronting Saltshouse Road.

Pedestrian and Cycle access –surrounding paths, roads and routes;

If properties front Balham Avenue a footpath on the north side would be needed.

Architectural structure – The focus and primary building is ‘Woodside’ all new build

should be subservient to Woodside but has a role to help define routes through the

site giving a secure and legible environment . The Balham Avenue edge could

benefit from enclosure and surveillance along the Building Line established by

nos.22 - 32.

Scale – As a low flood risk site some development could be made up of Bungalows

which would have a low profile in relation to Woodside also they would harmonise in

terms of scale with the bungalows at 22 – 32, Balham Avenue. Two to two and a half

storeys would still keep buildings subservient to ‘Woodside’. Generally the

regeneration of Ings will be delivering houses two storeys and over.

Massing – massing is important at the Saltshouse Road end adjacent to ‘Woodside’

where any new build, if it is feasible, needs to be subservient to ‘Woodside’. The

south end of the site is more flexible and can accommodate individual units or a

block.

Materials – there is a rich palette of materials represented on site however a

simplified palette referencing the context is encouraged to avoid conflict with the

adornment of ‘Woodside’. Modern materials where they have a credible justification

will be supported.

The materials to refurbish Woodside such as replacement windows will be supported

providing they accurately replicate the style and character of the original detailing.

Boundary treatment –. There are some current approved developments on the

north side of Balham Avenue that have intrusive and substantial masonary boundary

treatment this could alter the character of the conservation area edge if it is allowed

to proliferate. Within the site the mature woodland landscape needs harmonising

with. Sympathetic boundary materials preferably wood seem appropriate because

masonry or stone would be a hard element in the landscape, railings could work with

backing hedges.

Indicative layout this embodies the principles identified and

demonstrates how they can apply. Any design is dependent on the

type of development and constraints such as the trees and access.

Flood Risk Area possible

site of a residential unit

after existing structure is

removed.

Existing vehicular access through

gate piers kerb geometry might

need modifying

Footpath needed on

north side of Balham

Avenue

Woodland path

through to rear of

Balham Avenue

houses

Woodside, garden

store and Stable

block refurbished

Vehicular access to frontage property. The trees here are

not historically important and being quite young and self

seeded need thinning and organising. Boundary treatment

needs to be consistent with the traditional wooden or

hedged conservation area edge along Balham Avenue

Historic

boundary

Trees retained

Historic

boundary

Trees retained

Woodside,

refurbished