Download A design brief for a new building at 2

March 2011
A design brief for a new building at
2-6 Ford Street, Moretonhampstead
Prepared for Dartmoor National Park Authority by LHC
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The Square
Fore Street
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George Street
Cross Street
Left: Site plan in context
LHC has been commissioned by the Dartmoor National Park Authority to prepare
guidance to inform the design of new buildings on the site of 2 - 6 Ford Street
Moretonhampstead.
“The focus of Moretonhampstead plan today is The Square, where most of its
commercial premises are centred and where all the roads entering the town
converge”.
Moretonhampstead Conservation Area Appraisal DNPA 2005.
Background
Left: View along George Street to the centre of town.
The site is at the heart of the town. It is in the middle of a conservation area which
was designated originally in 1973 in recognition of the historic and architectural
importance of the settlement.
Left: Previous, Grade II* listed thatched buildings
The site was formerly occupied by two Grade II* thatched buildings which
made a very positive contribution to the life and appearance of the town centre.
Quintessentially Moretonhampstead.
Originally a house or an inn and once known as the New Inn. Deeds of 1869 show No.6 as an inn known as the “Punchbowl” and Nos.2 and 4
as “ Three Dwelling Houses”.
Circa late C15 to early C16, hall floored, heightened and extended in C17 and remodelled again circa mid C19.
Probably mainly granite rubble, possibly with some light scantling timber framing, all stuccoed, No.6 to left has roughcast front. Thatched
roof with gabled ends and gabled rear wings. Gable end stacks, left hand with later brick shaft, right hand granite with moulded cap. Another
granite lateral stack on side wall of rear right hand wing.
This late medieval building was possibly an inn at the height of Moretonhampstead’s prosperity in the C16. As well as the surviving Medieval
fabric its external appearance has changed little since C19 and with its large thatched roof the building is an extremely important feature in
the centre of the town. It is one of only 4 or 5 buildings with Medieval smoke-blackened roof timbers to have survived in Moretonhampstead
town.
Extract from listing description
....these fires were made all the more devastating by the tightly packed nature of the
settlement and the preponderance of buildings roofed in combustible thatch. They
explain too why such a relatively small number of medieval buildings survive today....
Extract from the Moretonhampstead Conservation Area Appraisal.
Regrettably for the people affected and for the appearance and historic and
architectural integrity of the town centre both houses were tragically lost to a fire on
09/11/2007.
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Left: The site today
The buildings have been subsequently delisted. The site is in two ownerships with a
flying freehold. Each property had a cellar. The challenge now is how to design and
construct new buildings befitting the location of the site at the heart of the town.
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‘Voted Village of the Year 2002, Moretonhampstead sits in the shelter of hills on
three sides and the beautiful Wray Valley on the Fourth. Central Dartmoor is only four
miles away, and no matter which road you take you cannot fail to be impressed by
the breathtaking views’.
Extract from the Moretonhampstead Development Trust.
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LHC was commissioned in October 2010 to assist in this challenge. Stratton Creber
provided commercial knowledge to inform this work.
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Moretonhampstead is a very special Dartmoor town forged by centuries of
change and adaptation. Part of the character of place is the variety of architecture
representing different periods and styles. Much is designed honestly, with
confidence and integrity.
‘‘The distinctive feature of the town centre is the way in which seven narrow
streets converge from all directions on to the irregular space called THE SQUARE,
confusingly filled by a central group of shops and houses.’
The Buildings of England. Devon
Bridget Cherry and Nikolaus Pevsner
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Whilst many fires throughout the centuries and regular adaptation to buildings and
roads has changed the face of Moretonhampstead since medieval times, the quality
and texture of the buildings and spaces that remain today come together in a
wonderful townscape composition.
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In the later decades of the Twentieth Century the quality of new buildings
and changes to historic buildings have often been poor this has undermined
historic and quality in the town. Changes repeatedly fail to capture the spirit of
Moretonhampstead or of the architectural qualities within which it was built.
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Guidance
The ambition is for a 21st Century development which
captures the essence and spirit of Moretonhampstead
in its design. Not a complex or overly ornate proposal
but a design which is well composed, confident, well
crafted and which will stand the tests of time. It should
represent the time that it is built and respond well to the
way that the townscape is composed. It should minimise
its carbon footprint, be an attractive place to live and
work and be calmly appropriate to its prominent position
in the town centre.
A possible approach to building design is to attempt to create a
faithful reproduction of the buildings lost in 2007. Whilst this might
on the face of it be a desirable approach it is unlikely that this could
be done in relation to anything other than the front elevation. Due
to the complexity of the historic evolution of the original buildings as
illustrated in the listing description a facsimilie of the buildings would
be virtually impossible to achieve with no record of anything in detail
other than photographic record of the front elevations.
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Guidelines
The guidelines have been prepared to distill those
issues which we feel will be important in achieving the
ambition.
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Siting
Layout and Use
Height
Composition
Materials
Sustainable Design
Craft and Detail
The guidelines have been prepared so that they can
be used flexibly and therefore can be applied to
different building layout configurations. There are many
options for different residential and commercial layout
arrangements which could work well to generate a high
quality building or buildings on the site.
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The Square
1. Right of way No.8 Ford Street
2. Build carefully against party wall
. Maintain historic grain of 2-3 dwellings/ shops to street
4. Ensure good relationship to Moreton House. Should include well
composed front elevation.
5. Maintain situation at back of pavement.
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Siting
Positioning the new building on the ground
Key Design Considerations
• The overall grain of the town is fine with a medieval pattern
characterised by long and narrow burgage plots.
• Enclosure to the The Square is important to reinstate continuity of
frontage on the north side of Ford Street.
• The party wall to 8 Ford Street should be built against carefully
with no set back to the street. Detailing will be important here.
• There is a small window in the gable of number 8 which should be
considered in any buildings design.
• The pedestrian right of way through the side should be
maintained.
• The flank wall to Moreton House will be prominent and should be
well composed.
• Whilst some historic buildings in the town are set back from
the back of the pavement, in this case it is not felt to be the
most appropriate option. Such buildings tend to express certain
significance either in role or owner at the time of the building.
Moreover the flank gable wall to number 8 was not meant to be
on view, the relationship to Moreton House may be weakened and
the depth of floor plan reduced in order to preserve the right of
way to number 8.
Fine grain of historic Medieval street pattern
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Internal Quality
Attention to quality of internal room spaces is important
in considering layout and use issues.
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Section 1
Potential layout showing ground floor commercial with
two upper floors of residential.
Layout and Use
Key Design Considerations
• It is expected that the new building(s) will be either entirely
residential or residential with some commercial/ non residential
activity on the ground floor.
• The building(s) may be designed for a number of different
residential configurations. Houses, flats or a mix would be
suitable.
• Commercial viability will be an important determinant of the mix.
• The proposed use mix, layout and arrangement of rooms and
entrances internally should enable the composition of the building
to relate well to the fine grain and scale of the town, create a
pleasant internal living and working environment and minimise
energy consumption.
• Due to the position of the site at the heart of the town centre it is
desirable; to add to the vitality of Moretonhampstead that a use(s)
requiring shop frontage on the ground floor should be included in
at least in part of the frontage to Ford Street. All efforts should
be made to make this possible.
• Small retail, café, office, studio, craft display, gallery, restaurant,
live/ work and/ or workshop space or similar would be suitable
uses for ground floor space.
• Viability is dynamic – what might appear impossible for economic
reasons today may be possible in future years. The main
objective is to build a lovely new development on the site. If
commercial space is not viable now and undermines this goal
then the building design should enable easy adaptation into the
future.
• The proposed layout of room space internally should consider the
south facing orientation of the building, privacy, noise, and the
need to create active ground floor frontage at the heart of the
town centre.
• Ideally the development should be brought forward as a single
comprehensive project. If this is not the case it will need to be
demonstrated that an alternative approach will not be harmful.
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Section 2
Potential layout showing either three flats or ground
floor commercial with two flats above.
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Section 3
Potential layout showing ground floor commercial with
maisonette over.
Section 4
Potential layout showing ground floor flat with
maisonette over.
Section 5
Potential layout showing ground floor live/ work units or
maisonette with penthouse flat over.
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Height
Key Design Considerations
• The height of the building(s) should relate suitably to neighbouring
buildings in The Square and on Ford Street.
• It is likely that a two storey building(s) with accommodation in the
roofspace will provide the most suitable scale. This would relate
well to the Ford Street terrace and maintain the townscape role of
Moreton House as a ‘book end’.
• Floor to ceiling heights vary considerably between different
buildings within the town. The former listed properties on the site
were characterised by low floor to ceiling heights and a relatively
high roof. Proper consideration of floor to ceiling heights will be
important in setting the scale of the building(s) and relating it to
the wider townscape.
• Gable elevations in the town are characteristically steep in part
due to the roof pitch required for thatch roof coverings.
• Chimneys play an important role in the town in defining its
distinctive skyline. Many are substantial and contribute to the
height, scale and silhouette of buildings.
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A composition of elevation could utilise historic
precedent in a modern way.
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Composition
Key Design Considerations
• The way that the building design elements are brought together
will provide the outward expression of the building to the town.
The finesse and skill used in balancing the appearance of the
architectural design will be critical to its success, how well it is
regarded and its fit into the town street scene.
• Composition should seek to marry the interplay of the
functionality of the building, sustainability issues, the quality of
internal space and the fit into the townscape of the town.
• Composition should reflect the role of the building in the town. As
a residential mixed use building it should not overstate its position
but rather fit within the wider whole. This should be achieved with
quality. Whilst there is a lot of variety in the town generally it is
the public buildings such as the St Andrew’s church, the Bowring
Library and Almshouses which perform a more landmark role.
(apertures for windows, doors and alleyway), the relationship of
ground floor shop frontage to the wider whole, how the roof sits
on the building, rhythm in the building and in relation to the wider
street scene, the end elevation, layering between floors, and
horizontal/ vertical emphasis.
• Opportunities also exist to integrate bay windows and larger
openings into the south facing street elevation to create a more
light and airy internal environment and increase passive solar
gain. Dormer windows in the roof and chimneys as features
could also enliven a new design.
• If more than one building is designed for the sites there should be
a considered relationship between the buildings (which may be by
different designers employing different approaches).
• Composition of architectural features to create elevations should
be assured and designed with integrity reflecting the use of the
building - as is the case with many of the best historic buildings in
the town.
• In composing the elevation(s) there is not a fixed pattern to follow
(there is much variety in the town) however particular regard
should be given to the following: the relationship of solid to void
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Materials
Key Design Considerations
• Materials for the construction and finishes of the building should
ideally be sourced locally from sustainable sources.
• It is likely that lime render would be the most appropriate finish
for the buildings. Most buildings in the town are rendered.
• Coloured to be agreed as part of the overall design composition.
• Local stone might be used for detailing. For example in the finish
of Chimneys, plinths or other features.
• Roofs should be covered in slate (local) or thatch (potentially
with a crisp contemporary finish). If more than one building is
designed it may be appropriate to employ both finishes.
• It is expected that doors and windows will be wooden from
sustainable sources. Finishes may be painted or stained.
• Rainwater goods should be metal.
• Where possible useable materials from the site should be reused.
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Sustainable Design
Key Design Considerations
An opportunity exists to ensure that the proposed building minimises
its carbon footprint and therefore represents a sustainable addition
to the town - reflecting some of the challenges of the present day
just as historic buildings dealt with issues current at the time of their
construction or adaptation in the past.
the appropriate level of renewables such as solar hot water or
discretely positioned photovoltaic tiles (not visible in the main street)
for example.
Health and Wellbeing
Plan by design to minimise the use of water and plan for rainwater
harvesting.
Comfort is important; good internal air quality, absence of draughts
and noise, good day lighting and good views should be a priority.
Materials
Longevity is the key. Opportunities for the use of reclaimed or
renewable materials should be explored. Hempcrete in a timber
frame might be considered with lime render as a modern sustainable
alternative to cob . Similarly, the use of timber framing employed
in a contemporary way using locally sourced oak would be an
appropriate response as would be the use of the new cob walling.
Properly insulated roofs may be finished with slate or thatch roof
coverings.
Water
Mobility
Achieve accessibility and ensure that it is possible for future
adaptation of the building. Lifetime Homes standards are
encouraged.
Community
The new building should be designed so that it is sympathetic to the
existing town setting and also seeks to demonstrate best practice in
sustainable design.
Energy
Minimise energy use associated with the use of the building(s).
Avoid overheating, ensure proper modern standards of insulation,
multiple glazing, general air tightness and energy efficiency. Find
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Craft and Detail
Key Design Considerations
In order to achieve quality architecture particular attention should
be given to the way that different elements of the building(s) are
designed in detail. This is particularly crucial due to the simple form
of buildings in the town.
Comparing the quality of detail in unaltered historic buildings in
Moretonhampstead with the mediocrity of detail in some post war
buildings and modern adaptations of older buildings illustrates this
point clearly. The buildings lost to fire on the site had an inherent
quality in the way that they were detailed. This should be achieved in
the new buildings. Attention should be given to the following:
Chimneys
Windows
Doors
Eaves
Plinths
Rainwater goods
Shopfronts
Artwork
Passageway
Railings
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Chimneys
Could be used as features of the new building(s). The breast might
be expressed for example. They should be working chimneys and
have a practical function.
Windows
Should be designed in detail and set within considered reveals.
Doors
Can be designed in many ways as the entrance to the street and
may have simple surrounds or recesses.
Eaves
There are many example of eave details to draw from. They should
preferably be clipped and any form of boxed eave should be
avoided.
Plinths
The building should be properly anchored to the ground. The DPC
area should be designed in detail.
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Rainwater Goods
Generally metal rainwater goods will achieve a better quality finish
and longer life.
Shopfronts
Are significant features in any street and should be designed with
attention to detail.
Railings
There are many examples of well designed ironwork in the town.
Artwork
Small artistic details on buildings add another layer of quality and
can be introduced with subtlety to enhance the design of a building.
Passageway
In order to maintain the right of way through the building to
number 8 Ford Street it is likely that a passageway will need to be
provided on the ground floor - a characteristic feature of the town.
Consideration should be given to the floor, wall and ceiling finishes.
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Commercial Issues
Demand
Demand for retail accommodation will be limited in
Moretonhampstead given the current range of retail offer in the town
which is fairly comprehensive for a resident population of this size.
We consider demand could be focused on the restaurant sector and
possibly the arts/heritage sectors.
Design
We consider that careful consideration should be given to the
design and layout of the ground floor in order that the possibility
of changing use from residential space to retail/gallery/restaurant
uses can be accommodated to satisfy potential future changes in
demand.
The potential to construct one combined ground floor space will
provide a larger, more uniform retail space than is generally available
in the town and this scarcity may benefit occupier demand.
Values
A replacement building will probably provide a maximum retail depth
of 12 meters. We consider that the capital value of newly created
ground floor retail space (constructed to standard developer’s
specification but including shop front) will not exceed £1,600 per
sqm which is considerably lower than comparable residential values
and possibly lower than overall construction costs.
Clearly, there will be significant cost benefits to the 2 owners in
treating the development of the site as a single construction project
from the planning application stage onwards.
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Submission Requirements
It is important that sufficient information and detail is provided to
demonstrate the quality of the proposed design. Amongst other
requirements the following information should be submitted prior to
determination of the planning application:
1. A full application rather than outline.
2. Design and Access Statement
This should demonstrate compliance with the design guidance
contained in this document and explain why the proposal is
appropriate.
3. Illustrations of the proposed development in context
(within the wider street scene)
4. Principal street, flank and rear elevation
General arrangement plans at 1:50 scale
5. Part elevation/ section
To be provided at 1:20 scale
6. Details of door and window designs
To be provided at 1:5 scale
Design Review
English Heritage and CABE should have a role in the design
development of the building.
If considered to be appropriate by the Dartmoor National Park
Authority and CABE, the scheme might be considered by the South
West of England Design Review Panel or similar.
Ownerships
Whilst the site is divided by two ownerships there are many reasons
why cooperation between the owners would assist in progression
of the redevelopment. Suitable cooperation would allow a proper
dialogue to take place between the designs of buildings across the
sites and would have many advantages from a construction and
financial efficiency perspective. From the point of view of the town
the current gap site is a poor advertisement for Moretonhampstead.
Ideally a resolution is found for both sites simultaneously.
References
Dartmoor National Park Core Strategy – relevant policies.
Dartmoor National Park Local Plan Review – saved policies.
Moretonhampstead Conservation Area Appraisal .
Planning application and associated documents regarding No 6 Ford
Street.
The Buildings of England. Devon. Bridget Cherry and Nikolaus
Pevsner.
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The Design Studio,
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The Design Studio,
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