Concept Statement
Animated publication
H I G H S T R E E T , H O L Y W O O D
R E S I D E N T I A L D E V E L O P M E N T
High Street H o l y w o o d
AERIAL VIEW OF THE SITE ( existing buildings now demolished by previous owner )
VIEW OF EXISTING ACCESS AND FRONTAGE ALONG HIGH STREET.
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122 Upper Lisburn Road Finaghy BT10 0BD BELFAST tel.: 02890 301130 fax: 02890 301132 email: admin@cooganco.co.uk COOGAN & CO A r c h i t e c t s L t d
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P R O J E C T T I T L E
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Residential Development High Street Holywood
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D R A W I N G T I T L E Concept Statement
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1. The original buildings on the site have since been demolished by the previous owner. A large area of hard standing still remains on the site from the previous use.
1. The location of the existing trees which are protected by a TPO will influence the overall proposed site layout.
1. The site is a mature rectangular site and is located on High Street in Holywood and is within an Area of Townscape Character , Holywood south. The site tapers along the rear boundary following the line of an existing water course. This water course runs through the site from east to west, crossing the access road.
1. Within the areas of the site unaffected by the existing trees it is proposed to locate a pair of single blocks of apartments as feature landmark buildings upon arrival into the site. The first of these two blocks will front towards High St. and over look the mature trees to the front. This single block will be glimpsed from the proposed access road through the existing trees and will be in the form of a terrace block in keeping with the neighbouring property. 2. The second of these two blocks being the larger will front the proposed access road and be dual fronted given the orientation relative to the access road. 3. The main part of the site will be occupied by a series of detached houses fronting the access road, each with an individual, distinctive character.
1. The proposed landmark buildings will be dual fronted and present an impressive elevation to the public.
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2. The proposed access road will follow the existing access road into the site reducing impact on the existing trees.
2. Single detached houses in key locations will also present pleasing and distinctive elevations.
2. It is intended to keep the existing access location and follow the line of the existing road into the site.
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2. Mature trees occupy a substantial part of the site mainly towards the front half of the site.
3. The mature trees and hedges will screen the site from neighbouring properties.
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H I G H S T R E E T , H O L Y W O O D
R E S I D E N T I A L D E V E L O P M E N T
High Street H o l y w o o d
S I T E
122 Upper Lisburn Road Finaghy BT10 0BD BELFAST tel.: 02890 301130 fax: 02890 301132 email: admin@cooganco.co.uk COOGAN & CO A r c h i t e c t s L t d
P R O J E C T T I T L E
Residential Development High Street Holywood
D R A W I N G T I T L E Concept Statement
COMPARABLE PLOT SIZES WITHIN THE ATC.
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CONTEXT : The site is located within the ' Area of Townscape Character Holywood South ' and in terms of urban form is within one of the towns distinguishable areas being High St/ Shore Rd., which contains the original structure of the town characterised by a fine grain of development, with buildings generally 2-3 storeys in height.
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The range of houses reflects different periods of development with the high density terraces closer to the town centre surrounded by lower density suburbs, typically comprising semi- detached and detached houses set in substantial plots with mature landscaping.
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H I G H S T R E E T , H O L Y W O O D
R E S I D E N T I A L D E V E L O P M E N T
High Street H o l y w o o d
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SEMI-DETACHED TERRACE
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DETACHED- SEMI-DETACHED TERRACE
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DETACHED- SEMI-DETACHED TERRACE
DETACHED - SEMI-DETACHED APARTMENTS
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122 Upper Lisburn Road Finaghy BT10 0BD BELFAST tel.: 02890 301130 fax: 02890 301132 email: admin@cooganco.co.uk COOGAN & CO A r c h i t e c t s L t d
D E N S I T Y
DETACHED
UNITS
UNITS/ha
AREA
SITE : - 2.45 ha - 30 - 12 dw / ha A : - 2.57ha - 31 - 12 dw / ha B : - 2.47ha - 51 - 21 dw / ha C : - 1.50ha - 13 - 9 dw / ha D : - 3.90ha - 39 - 10 dw / ha E : - 4.00ha - 20 - 5 dw / ha F : - 2.22ha - 29 - 13 dw / ha G : - 0.90ha - 14 - 16 dw / ha H : - 1.98ha - 28 - 14 dw / ha I : - 3.20ha - 34 - 11dw / ha J : - 0.72ha - 44 - 61dw / ha K : - 1.74ha - 167 - 96dw / ha -----------------------------------------------------
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Residential Development High Street Holywood
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D R A W I N G T I T L E Concept Statement
HOUSING DENSITY & TYPOLOGY WITHIN THE SURROUNDING ATC.
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Other houses on Demesne Rd, from Downshire Rd. to Abbots Wood at the entrance into the post-war Loughview housing estate, comprise a variety of late Victorian and Edwardian Arts and Crafts influenced designs set in generous plots with mature trees and gardens behind front boundary hedges.
The range of houses reflects different periods of development with the high density terraces closer to the town centre surrounded by lower density suburbs typically comprising semi- detached and detached houses set in substantial plots with mature landscaping. My Lady's Mile and Ardelee Ave. was laid out during the 1890s and contain excellent examples of late Victorian, Edwardian and inter- war suburban dwellings set in spacious plots with mature landscaping and trees.
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H I G H S T R E E T , H O L Y W O O D
R E S I D E N T I A L D E V E L O P M E N T
C O N C E P T S T A T E M E N T
High Street H o l y w o o d
DESIGN CONCEPT
1. THE PROPOSED ACCESS WILL BE AS PER THE EXISTING ACCESS LOCATION AND WILL BE MARKED BY A FEATURE SET OF PILLARS AND LOW WALL WITH RAILINGS EITHER SIDE.THE EXISTING MATURE TREES AND VEGETATION WILL DEFINE THE FRONTAGE OF THE SITE ALONG HIGH STREET. 2. THE PROPOSED ACCESS ROAD FOLLOWS THE LINE OF THE EXISTING ACCESS ROAD AND WILL BRIDGE OVER THE EXISTING WATER COURSE THAT RUNS THROUGH THE SITE. A SERIES OF PROPOSED AVENUE TREES WILL DEFINE THE ACCESS ROAD EITHER SIDE. 3. AN INFORMAL PAVIORDRIVE WILL LEAD THROUGH THE TREES TO REVEAL A FEATURE LANDMARK BUILDING, A SINGLE BLOCK OF APARTMENTS IN THE FORM OF A TRADITIONAL TERRACE BLOCK. THIS BLOCK WILL BE DUAL ASPECT AND FRONT THE ACCESS DRIVE AND TOWARDS HIGH STREET, THE MATURE TREES AND LANDSCAPED GARDENS. 4.THE SECOND LANDMARK BUILDING, ANOTHER SINGLE BLOCK OF APARTMENTS WILL BE SLOWLY REVEALED THROUGH THE EXISTING TREES WHEN APPROACHING THE MAIN PART OF THE SITE. THIS BUILDING WILL ALSO HAVE DUAL ASPECT AND WILL BE IN THE FORM OF A CONTEMPORARY CLASSIC, RENDERED TERRACE SET IN MATURE TREES AND LANDSCAPED GARDENS. 5. CAR PARKING WILL BE BROKEN UP AND SCREENED BY TREES AND HEDGES. THE PARKING AREAS WILL BE DEFINED BY DISTINCT PAVINGWITH CONTRASTING EDGES. 6. A SERIES OF INFORMAL SPACES WILL BE CREATED FOR THE RESIDENTS TO RELAX AND ENJOY THE MATURE SETTING. THESE SPACES WILL BE LINKED BY A SERIES OF INFORMAL PATHS WHICH WILL MEANDER THROUGH THE EXISTING TREES 7. A SERIES OF DETACHED HOUSES EACH WITH INDIVIDUAL, DISTINCT CHARACTER AND VARIETY OF ACCOMODATION. MAJORITY OF DWELLINGS WILL FRONT THE MAIN ACCESS ROAD AND WILL ENJOY GENEROUS GARDENS AND PRIVATE SPACE TO THE REAR. FRONTAGES WILL BE DEFINED BY TREE AND HEDGE PLANTING 8. DWELLINGS WILL ALSO HAVE GENEROUS DRIVEWAYS FOR CAR PARKING BEDHIND ELECTRIC GATES FOR ADDED SECURITY.
This Concept Statement has been prepared in relation to an application for the redevelopment of a vacant site to provide a residential development of 17no. houses and 13no. apartments at 160 High Street, Holywood. The proposed development has been conceived by incorporating all of the guidelines set out in PPS7 (Quality Residential Environments); wider regional policy and the findings and intentions for growth and development as set out in the Local Area Plan. LOCATION This site is located on High Street, Holywood and is inside the current development limit and Area of Townscape Character. The site was formerly the Council for Catholic maintained schools.
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EXISTING CONDITIONS The site is a mature woodland setting with many mature trees and vegetation occupying the site. The mature tree and hedge boundaries screens the site from neighbouring properties. The former buildings occupying the site have been demolished by the previous owner. The site topgraphy rises gradually from High Street towards the rear boundary. The site is orientated on a NW - SE axis. SITING The location of the existing trees which are protected by a TPO will influence the overall proposed site layout. The proposed development being within a mature setting, will be designed to take full advantage of this unique setting and provide an attractive and pleasing environment for the residents. BUILDINGS The intention of the design was to be sensitive and respectful to the character of the surrounding ATC whilst providing modern housing. The proposed development draws strongly on its context and the design of the dwellings respects traditional, domestic architecture in its form and scale. MOVEMENT & PARKING Vehicular access to the site is directly off High Street,Holywood located as per the existing access location. The proposed access road into the site will follow the line of the existing driveway. Adequate car parking is provided for residents with generous
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122 Upper Lisburn Road Finaghy BT10 0BD BELFAST tel.: 02890 301130 fax: 02890 301132 email: admin@cooganco.co.uk COOGAN & CO A r c h i t e c t s L t d
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Residential Development High Street Holywood
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driveways behind electric gates for added security. Car parking courts will be broken up and screened by trees and hedges.
The main part of the site will be occupied by a series of detached houses fronting the access road each with an individual, distinctive character. The architectural style of these dwellings is influenced by examples of those found locally within the ATC.
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EFFECT ON ADJOINING LAND USE The proposed development will not create adverse effects on existing adjacent properties in terms of overlooking, loss of light, overshadowing, noise or other disturbances. The proposed hedge and tree planting respects the character of the context. Soft landscaped areas will enhance the quality and contribute to the distinctiveness of the proposed site and dwellings.
D R A W I N G T I T L E Concept Statement
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The character and proportions will reflect that of the context, with materials of natural slate , off white render, red brick and white window frames. The proposed development draws strongly on the context of the ATC and the design of the dwellings respects traditional,domestic architecture in its form and scale. The designs are complimented and enhanced by specific detailing and materials.
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LANDMARK BUILDING IN THE FORM OF A CONTEMPORARY CLASSIC RENDERED TERRACE.
LANDMARK BUILDING IN THE FORM OF A TRADITIONAL TERRACE
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H I G H S T R E E T , H O L Y W O O D
R E S I D E N T I A L D E V E L O P M E N T
EXAMPLES OF ARCHITECTURAL STYLE REFERRED TO IN THE LOCAL CONTEXT
High Street H o l y w o o d
EXAMPLES OF ARCHITECTURAL STYLE REFERRED TO IN THE LOCAL CONTEXT
KEY FEATURES/DETAILS REFERRED TO IN THE ATC : High Street - Historic rendered terraces with details such as sash windows, architraves of consoles, and cornice, plaster surrounds to windows and canted bays. Neoclassical building St Helen's. 156-158 - Large pair of red brick semi's adjacent to the site with gable end slate roof, decorative gable barges, shaped gable dormers, rectangular/ canted bays. 152-154 Large pair of rendered semi's with gable end slate roof, decorative CONTEXT : Holywood possesses a rich built heritage with much variety in significant townscape characteristics. A mix of Medieval, Victorian and Edwardian architecture, a well preserved street pattern and a unique landscape setting, all contribute to the unique character of Holywood. The site is located within the ' Area of Townscape Character Holywood South ' and in terms of urban form is within one of the towns distinguishable areas being High St/ Shore Rd. which contains the original structure of the town characterised by a fine grain of development, with buildings generally 2-3 storeys in height.
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MY LADY'S MILE
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HIGH STREET
CHURCH ROAD
1. TWO STOREY RENDERED BAYS WITH PAIRED/ALIGNED WINDOW PATTERN 2. RUSTICATED BASE 3. CORNICE DETAIL 4. HORIZONTAL STRING COURSE 5. PLASTER SURROUNDS TO OPENINGS 6. GABLE CHIMNEYS
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VICTORIA ROAD
DEMESNE ROAD
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HIGH STREET
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122 Upper Lisburn Road Finaghy BT10 0BD BELFAST tel.: 02890 301130 fax: 02890 301132 email: admin@cooganco.co.uk COOGAN & CO A r c h i t e c t s L t d
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gable barge, rusticated ground floor, quoins and rectangular and canted bays.
ARDLEE AVE.
CHURCH ROAD
1. SINGLE STOREY CANTED BAYS 2. PAIRED WINDOW PATTERN 3. CORNICE DETAIL 4. HORIZONTAL STRING COURSE
My Lady's Mile- Large 2 and 3 bay semi's and detached
5. GABLED DORMERS 6. GABLE CHIMNEYS
Red brick / render, slated, hipped roofs, gabled bays (tudoresque detailing), canted bays and detailed cornice.
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CHURCH ROAD
Residential Development High Street Holywood
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Demesne Road Impressive villas with well articulated roofs, tudoresque panelling to gables, pedimented doorcases and canted bays . Red brick Victorian villas 1 and 2 storey canted bays, corbelled chimneys and decortaive barges. ground floor, quoins, first floor consoles supporting a label moulding above an arched window, canted bays and sash windows Downshire Road Large stuccoed terrace with ructicated
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D R A W I N G T I T L E Concept Statement
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MY LADY'S MILE
DEMESNE AVE.
LYNWOOD PARK
1. SLATE HIPPED ROOF PROFILE 2. TUDORESQUE GABLE DETAILING 3. BRICK BASE, RENDER UPPER STOREY 4. HORIZONTAL STRING COURSE 5. SINGLE STOREY CANTED BAY 6. GABLED BAYS
ARDLEE AVE.
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R E V I S I O N
DEMESNE ROAD
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MY LADY'S MILE
HIGH STREET
DOWNSHIRE ROAD
ST.HELENS COURT
4. HORIZONTAL STRING COURSE 5. SINGLE STOREY CANTED/RECTANGULAR BAYS 6. GABLED DORMERS
1. SLATE GABLED ROOF 2. CORNICE DETAIL 3. RUSTICATED BASE AND QUOINS
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