design

Rose & Crown, Aston – Permission Granted!!

It’s a Marathon not a Sprint!!

Forge Design Studio are delighted to confirm that May 2021 sees the conclusion of one of our longest running planning sagas.

Located in the rural village of Aston to the east of Stevenage, The Rose and Crown, and associated Barn, is a Listed Building which had been left vacant for over 12 months until our clients, purchased the site in 2016. Prior to this the pub had a chequered history having struggled in a really difficult trading environment with 11 different landlords in the previous 10 years.

We were appointed towards the end of 2016 to develop a design and planning strategy to utilise the site for housing whilst maintaining a fully functioning micro-pub. After a lengthy gestation period we submitted an application in July 2017 and proceeded to engage with the Local Authority Planning Officers culminating in an Officer Recommendation for Approval.

The project was taken to Planning Committee at East Herts District Council in March 2018 and was refused based on the strength of objections from local lobbyists.

It should be noted that the scheme is entirely Policy compliant and there is no argument about the principle of the re-use of the site. The chief protagonists set out an alternative vision which appeared to ignore the trading history and viability of the business bearing in mind there is another pub in the village.

There then followed a series of applications, refusals, withdrawals and appeals culminating in the final, mid-pandemic, application in July 2020. It was decided to omit the pub from the application on the basis that the market would find its true value and that the Local Community would sustain its re-birth!

So, after 5 years of effort we have permission for a modest new build scheme consisting of 4 residential units on a highly sustainable location on a vacant site in the centre of a village and a still vacant pub.

Given the uncertainties we all face in the aftermath of the Pandemic, if this timescale through the Planning process is the best that can be done, it’s going to be a long road to recovery.

Student Mentoring & Site Visit to 227 Winchester Road!

For the second year in a row we are hosting students from Bath University and UWE as part of the innovative RIBA Student Mentoring scheme organised by the team at RIBA South West Forge Design Studio. Following two office based sessions we visited site this week at 227 Winchester Road.

Having recently received planning permission for the comprehensive re-design and re-building of the original house, our client has made a meaningful start on site. The demolition of a substantial part of the original house has been completed and the reduced dig is underway in preparation for the piling rig.

Proposed Ground Floor Plan

Proposed First Floor Plan

The new design will create approx. 5,000sqft of accommodation, providing 6 bedrooms, 2 reception rooms and a large multi-function kitchen/dining/lounge area in a split level arrangement which takes advantage of the subtle change in level on the site.

The house follows an inter-locking, cranked plan which wraps around the generous garden with excellent orientation to capture the evening sun. The house will be served by an air source heat pump, underfloor heating and solar pv arrays on the roof.

We are excited to see the proposals for this innovative, contemporary design emerge from the excavations, stand by for a major transformation in 2020!!

Keeping Busy!!

We have been particularly busy over the last few weeks, completing and submitting three significant planning applications.

Manor Farm, Andover

Front Cover

Firstly, working with Adrian Barker at Lucid Planning we completed the design proposals for the redevelopment of Manor Farm, nr Andover. We have been employed directly by the site owners on the development of the former farm building site for residential use.

Situated in open countryside between the villages of Monxton and Abbotts Ann this has been a long process which required some innovative thinking to resolve the strategic planning issues. This has also involved extensive negotiation with the Planning Authority at Test Valley and local residents pressure groups. It has been a lengthy project extending over the last 18 months and the application is now heading towards a committee date in the middle of June. Fingers crossed.

The design has been developed in close co-operation with the landscape architect and has played particular regard to the setting and context with the open countryside. The original farmyard buildings have been retained to create a sense of continuity and the shared open space will act as a landscape buffer as well as creating opportunities for allotments and community facilities

201716_PL009

North Brook End House, Steeple Morden

Secondly, by contrast, we have submitted a Full Planning and Listed Building Consent Application for North Brook End House, Steeple Morden. The site overlooks our long-standing project at the neighbouring Stud Farm and is for a private client.

201825_PL011

The work has involved detailed design proposals to reflect the need to respect the historic fabric. We have also involved Cambridge Architectural Research (CAR Ltd) who have prepared the accompanying Heritage Statement.

The proposals are for a two-storey rear extension, which has been carefully integrated with the existing building, as well as internal alterations to create a new en-suite facility. These elements required a great deal of detailed work to ensure they could be satisfactorily implemented without disturbing the existing building fabric.

South Street, Bishops Stortford

SOUTH STREET_SCENE1_V2

Finally, we have completed the design work on our town centre project in Bishops Stortford. Our client has purchased a former Co-operative Buildingon the corner of South Street and Station Road, which has, frankly, seen better days!!

The existing floors have been re-modelled to suit flexible future uses with an additional floor of residential apartments being added at second floor level. New external treatment to the elevations is proposed in response to the setting of the Conservation Area.

201902_PL011

Detailed massing models have been prepared utilising a 3D base model prepared by Joanna James Ltd. We have inserted our site sketch-up model into the wider context so that the impact can be fully considered.

201902_PL018

SOUTH STREET_SCENE4_V3.jpg

Sancerre Barn – Permission Granted – First one of the New Year!!

Forge Design Studio is delighted to confirm that one of the first e-mails received on our return to work in 2019 was confirmation that approval had been granted for the re-modelling and refurbishment of the Barn Conversion at Cold Harbour Farm.

Located in the rural village of Ashwell the commission came from a recommendation from Sarah and Douglas at North Brook End Stud. Always nice to be introduced by an existing client!

The owners had bought the Barn in the knowledge that a substantial amount of work might be needed to turn it into their dream home. We have worked closely with them to create a completely new plan arrangement which will create the type of free-flowing, welcoming contemporary space that they were seeking.

The re-organisation of the existing bedrooms and removal of a long dark corridor together with the new rear extension will substantially improve the arrangement of public living and private spaces. We’ve also opened-up the relationship to the outside garden spaces, both front and back.

We look forward to developing the working drawings and assisting our clients in the procurement and construction of the scheme.

Forge Design Update!

How time flies ….. can’t believe that we are already in June. It’s some time since our last blog so here is an update on a number of projects that have been keeping us busy over the recent months.

Ocean Drive, Turks and Caicos

Detail design and visualisations have been produced for a pair of luxury villas on the Island of Providenciales, Turks and Caicos. The site is located on the ironshore and has an unbroken view of the ocean. We have worked with our colleagues Make Studio in Bournemouth to create a series of stunning visuals which will be used in the sales and marketing of the properties.

Making the most of the sloping site we have arranged the accommodation so that all major spaces have unbroken sea views – 4 beds all with en-suite facilities and a 42 foot multi-use living space will ensure that these properties will not be short of interest when they are released on the market.

The contemporary design will be developed to a detailed stage with local engineers to ensure compliance with all the current building codes particularly following last year’s experience of Hurricane Irma. We are also getting used to working in imperial measurement again as the islands follow North American convention ….. some of us are old enough to remember 1:48 and 1:96 scales the first time round!!!

North Brook End Stud, Steeple Morden

Practical Completion has been achieved on Dragonfly Barn at North Brook End Stud. The 2,200 sqft barn conversion has been snapped-up by the very first potential tenant who visited the completed building and he is due to move-in any day.

Mike steered the project through the final stages, co-ordinating all the final notices, land transfers, registration, warranties and completion certificates. Liaison then took place with the brokers to ensure that a mortgage offer was received and completed to allow the capital funding to be settled.

Big thank you to all parties at MSP Capital in Poole, MCP-Law in Wisbech and Homeline Mortgages who worked with us to ensure it all went smoothly in the end.

Our clients, Douglas and Sarah, are absolutely delighted with the results and preparation is underway to start work on the young stock barn. We have also now been commissioned to look at the remaining part of the barn to seek consent for a change of use.

We are waiting for our completed photographs so in the meantime enjoy this clip of these youngsters enjoying the spring sunshine!!

University Project, Cambridge

We have worked with our client, a large UK Contractor, on the implementation of an extensive programme of works on a University Campus in the Centre of Cambridge. The project has involved a major de-cant and relocation of existing teaching spaces to facilitate the main portion of the work.

The temporary accommodation is spread over a total of 7 varying work phases from fit-out of new build space to complete re-modelling of a floor of an existing academic building on the site.

The main work which involves a considerable amount of very detailed co-ordination is due to start on site imminently.

Silver Hill, Borehamwood

After a planning process that lasted approximately 15 months and extensive consultation Listed Building and Full Planning Consent have been granted for a new dwelling on the site of The Thatched Cottage, Silver Hill, Shenley.

The demolition of a Listed Building is not something we would normally advocate but given the severe extent of the damage and the scale and size of the building, in this instance it was justified as the degree of salvageable remains were so small. Heritage England were fully engaged and supported our findings subject to agreement on the final design proposals.

The existing badly fire-damaged building will be demolished following the preparation and submission of a detailed measured survey. The new design will be sited on the existing footprint, to echo the former cottage, with a wrap round extension which provide a range of accommodation for our client and his family.

Work has already commenced on site, with the clearance of the overgrown vegetation and setting-up of the temporary accommodation.

Forge DS Project Updates!

Regeneration Projects

Regeneration of previously developed urban sites remains at the heart of many of our projects.

Major news for the year included the Former Brewery Site, Portslade which was granted Planning Consent in August. After an intensive period of work immediately preceding the Committee it was passed by an over-whelming majority. The proposal includes a mixed-use of 48 residential units, in a mixture of new build and conversion, together with a Creative Arts complex providing start-up, low rental employment space.

The proposals retained the conceptual principles that have been at the heart of the project from the outset with a careful blend of context and contemporary design. We are in continued discussion with our Client and look forward to the stage of the project.

Our first site in Hertford, the Former Waters Garage on North Road has continued on site whilst on the opposite side of the road!! …. construction work has started on 60-68 St Andrew Street. Both projects are complex insertions within close proximity to grade II Listed Buildings. The archaeological investigation which was required on 66-68 as part of the planning conditions was completed and a start on site was made in Summer. The hybrid construction of steel and masonry is well underway and the shape and form of the building is now evident.

On a different scale construction is nearing completion at North Brook End Stud on Dragonfly Barn. Marketing advice has been taken and the property will be brought to the Market early in the New Year – the impressive interiors and panoramic views have been very well received so far and we look forward to a successful sales process.

Call For Sites!

We are delighted to receive two new instructions to prepare outline feasibility proposals for sites within Test Valley Borough Council.

Working with Adrian Barker of Lucid Planning we are preparing initial material for consideration under the recent Call for Sites issued by the Local Authority. Developing the links set out by our involvement with our colleagues in the Connected Collective this is a perfect example of our ability to help our clients from the most strategic level through to the delivery of detailed planning and construction advice.

Details of the process are set out in the extract from the Local Authorities website as follows –

SHELAA & Brownfield Sites Call for Sites Submission Form 2017

This process should be used to promote land for the Strategic Housing and Economic Land Availability Assessment (SHELAA). The information you submit will be used by the Council to inform future housing and economic land allocations within future Planning Documents and on-going monitoring within the Borough including calculating the five-year deliverable housing land supply position.

With regards to residential and economic uses, the Council will accept sites for a net gain of 5 or more dwellings and sites that are 0.25ha (or likely to provide at least 500m² of economic floor space) and above.

This form should also be used to put forward Brownfield sites for inclusion on the Brownfield Register.

Attached are the aerial shots of the sites which need to remain anonymous at this stage. Should you or your client need any similar advice please contact the office.

New Instructions!

Two new instructions have been received for residential development in Uxbridge and Leatherhead. Working with our joint client from the successful re-development of the Former Sun and Harrow site in Ware these two opportunities present interesting and different challenges.

One site is home to a business selling RV’s and the other has potential for backlands development as well as PD on the existing office block. They are typical of the type of sites which require careful handling to ensure that value is enhanced whilst in their own, relatively small way helping to tackle the shortfall in affordable, accessible housing.

Work is underway on the projects with the intention being to submit planning applications as soon as possible.

Competition Entry

Amongst a busy schedule we managed to fit in time to submit an entry to the RIBA Competition for a Co-living Project in Forest Gate, London.

The intention was to have some fun with the project, so when faced with the brief, which asked us to select one object which represented the concept of Co-living, in true Forge Design Studio we thought of our stomachs!!

Competition 1

A well known brand of sweets seemed to perfectly encapsulate the idea of community, individuality and connectivity. Unfortunately, the judges were obviously not ready for this and we didn’t get short-listed. Too bad. However, it was a really enjoyable exercise and gave us the excuse to buy several bags of Revels to have with our coffee in the studio.

Competition 2

Attached are 2 of the 4 sheets that we submitted. We thought you might like to see them!

Ocean Drive, Turks and Caicos

After a period of gestation, Forge Design Studio have started work in earnest on the design of 2 luxury villas on the islands of Turks and Caicos in the West indies. This fantastic opportunity has grown out of the relationship developed with one of our main current clients, who we have now worked with on several projects in the UK.

The site is near the main town of Providenciales and is on a south-facing slope over-looking the ocean. The attached photographs give a flavour of the uninterrupted views to the ironshore which forms the sea wall.

The creation of integrated inside / outside living space will be key to the success of the villas and the relationship to the main spaces to the external terraces and swimming pool is very important. A multi-level approach, stepping down the hillside with a suite of guest bedrooms at the lowest level, the ‘grand salon’ at upper ground and a luxury master bedroom suite on the top floor with its own private sun deck, are the initial ideas.

Consideration of climate with shade required from the sun and shelter from the prevailing trade winds being a strong design criteria. Liaison will take place with a local partnership contractor and engineers to develop the form of construction and inform the choice of suitable materials and detailing.

The design is being developed in our usual sequence of hand-drawn sketches and 3D modelling.

Looking forward to the site visits!