Design & Access Statement BALANCING BARN Church farm ...

BALANCING BARN 

Church Farm Thorington 

Design & Access Statement 


Church farm Thorington 

Mole Architects Ltd 

The Black House 

Kingdon Ave 

Prickwilow 

Cambs 

CB7 4UL 

01353 688 287



Design & Access Statement 

Contents 

Introduction 

Appraising the Context 

Planning Policy 

Consultation 

Design: Use, Layout, Scale, Appearance, 

and Landscape/Biodiversity 

Sustainability 

Visual Impact Assessment 

Access, including Disabled Access 


Ecological Appraisal 

Tree Survey 

Structural Report 

Appendix A 

Appendix B 

Appendix C 

Appendix D



Introduction 

The proposal is for the demolition of existing house and 

outbuildings, and the erection of a new house., adopting an 

imaginative and modern design approach within a setting 

adapted and enhanced to complement the adjoining local 

nature reserve. 

The existing house is a brick built bungalow dating from c 

1960’s, of no architectural merit. Alongside the bungalow is 

a double garage, oil and septic tanks, and further into the 

site there are a collection of derelict agricultural buildings. 

There is a current planning permission (REF C05/1068/ 

ful) for a replacement dwelling. The approved proposal 

is for a two storey 4 bedroom dwelling of 151 sqm, plus 

double garage, and the conversion of the old dairy into 

holiday accommodation, comprising a two storey dwelling 

of 110sqm. 

The Bungalow 

The Dairy 

Barn A 

Barn B



Appraising the context 

The site is on the edge of Thorington village, located 

in Suffolk Coastal District. Thorington is a small ribbon 

development and has no defined settlement boundary. 

Properties are positioned off the main Thorington Road 

that runs east west between Bramfield and the A12, 

south west of Wenhaston and Blythburgh. Church Farm 

is an isolated property located towards the eastern end 

of the village. 

The landscape falls within the western edge of Suffolk 

Coast and Heaths Area, which has relatively flat terrain 

and some slight undulation. 

Location map 

The site lies within a Suffolk Wildlife Trust Reserve area, 

who were the previous owners of the site. The site itself 

lies on higher ground, (at approximately 15m AOD) to the 

southern edge of a plateau which is incised by an east 

west tributary of the River Blyth. An area of extensive 

grazing marsh land lies to the north of the site and forms 

the flood plain of the east west tributary of the River 

Blyth. 

Location of site 

View of the site in winter from North from across adjacent meadow



Appraising the context 2 

The site is located at the end of a track immediately opposite 

St Peters Church. The track (which is also a public path) 

is bordered by individual trees and hedges. The land falls 

away from the main village, so that the existing dwelling is 

not very visible from the road. The eastern edge of the site 

is heavily treed with conifers and firs, obscuring the site 

from views from the east side. Its unkempt architectural 

elements are contrasted by a most attractive landform. 

The site is reasonably obscured from all directions 

due to the extensive trees on the site and the general 

topography. 

The area is typically occupied by small private dwellings 

and farm holdings 

View of existing bungalow from west 

View to site from village main street. 

At an early stage in the design process the following were 

produced to aid the design; 


Appendix A 

Ecological Appraisal 

Appendix B 

Tree Survey 

Appendix C



Planning Policy 

The design approach responds positively to government policies in PPS1 directed towards achieving high quality design, and 

in PPS9 which advises that development proposals provide many opportunities for building-in beneficial biodiversity as part 

of good design and that such opportunities should be maximised in and around developments. 

Suffolk Coastal Local Plan incorporating the First and Second Alterations 

The site is on the edge of the village, and is treated in planning terms as being in open countryside. It lies within the River 

Blythe Special Landscape Area, and adjacent to Church Farm Country Wildlife Site and lies within 750m of the Suffolk 

Coast and Heaths Area of Outstanding Natural Beauty(AONB) which is to the north east. Consequently the following 

policies or extracts therefrom are relevant to the application: 

Policy AP13) – Special Landscape Areas. 

Policy AP14 – Wildlife and Habitats. 

Policy AP15 - Designated Areas and Habitats. 

Policy AP17 – Retention of Trees, Hedgerows and Woodlands 

Policy AP21) – Design in Areas of High Landscape Value 

Policy AP20 – Design for People with Disabilities 

Policy AP34 – Replacement and Extension of Dwellings in the Countryside 

Policy AP34 (page 48) – Replacement and Extension of Dwellings in the Countryside. 

Policy AP34 comprises the leading policy on this form of development and advises that proposals for the replacement 

or extension of existing dwellings in the Countryside will generally be acceptable, provided the existing property is an 

authorised residential unit which has not been abandoned, does not result in an increase in the number of dwelling units, 

does not result in or exacerbate a serious traffic hazard and involves only a modest change in the size of the original 

building. In assessing proposals, the District Council will have regard to: 

(i) the landscape setting of the house and its grounds; 

(ii) the relationship between the dwelling and its plot; 

(iii) the effect on residential amenity; 

(iv) in the case of extensions, the need to retain a supply of small dwellings in rural areas; 

(v) in the case of extensions, the effect on the character and appearance of the original building; 

(vi) in the case of replacements, the character and quality of the existing building and its contribution to the landscape in 

comparison with its replacement. 

The principle of replacing the existing bungalow with a larger and more conspicuous dwelling, including the creation of an 

additional residential unit in the converted dairy, has been established by the permission granted in 2005. 

Policy AP13 (page 22) – Special Landscape Areas. 

The District Council will ensure that no development will take place which would be to the material detriment of, or 

materially detract from, the special landscape quality. 

Policy AP14 (page 22 – Wildlife and Habitats. 

Development will not be permitted if it could result in: 

(i) the loss, or significant alteration of important habitats, including heathland, woodland, dunes, water meadows, other 

permanent pasture, parkland, marshes, saltmarshes, vegetated shingle, mudflats, streams, ponds, reedbeds, green lanes, 

trees and hedges;



(ii) the threat to rare or vulnerable species, especially those protected by law; 

Planning Policy 2/ Consultations 

(iii) the threat to species or habitats identified in National or Local Biodiversity Action Plans. 

Where development is permitted, the replacement or retention of important wildlife habitats will be sought through 

conditions or legal agreement. 

Policy AP15 (page 24) - Designated Areas and Habitats. 

The potentially adverse effect of development on County Wildlife Sites and Local Nature Reserves will be a material planning 

consideration. 

Policy AP17 – Retention of Trees, Hedgerows and Woodlands. 

The retention, improvement and management of existing trees, hedgerows and woodlands will be encouraged for their 

economic, landscape and ecological value, and historic or conservation interest. 

Policy AP21 (page 31) – Design in Areas of High Landscape Value. 

In the Area of Outstanding Natural Beauty and Special Landscape Areas the form of buildings, choice of materials, 

and colours must be sympathetic to the general character of the area and seek to reduce visual impact. For any new 

development, including extensions and alterations, which does take place in prominent locations in the AONB, the District 

Council will expect the use of traditional materials for the entire structure. In respect of agricultural buildings, the District 

Council will expect particular care to be taken over the appearance of the buildings to minimise their impact within the 

landscape, including the use of traditional materials where appropriate. 

Policy AP20 (page 31) – Design for People with Disabilities. 

Where appropriate, the District Council will expect the design of new development to make adequate provision for people 

with disabilities in terms of access to buildings, movement around them, toilet and parking facilities. 

CONSULTATIONS 

Consultations were had during the design process as follows; 

Suffolk Wildlife Trust 

Meetings were had at an early stage with SWT; Alan Miller, Estates Manager for Thorington Marshes/Church Farm and 

Dorothy Casey, Conservation Officer, both were very encouraged about the approach we are taking for the site; with our 

idea to return it to a more natural state and reintroduce local plant species met with their approval. 

Parish Council 

The Applicant has requested to meet the Local Parish Council in order to take on their views. 

Suffolk Coastal Planners 

Meetings were had with Martin Price, Senior Planning Officer, who came to site to discuss early proposals, followed by a 

meeting at the Council Offices, where comments on the scheme as it had developed were invited.



Design: Use, amount, 

DESIGN 

Use and Amount 

The proposals seek to replace the existing brick built bungalow and collection of derelict buildings with a new single-storey 

dwelling that has an internal floor dimension of 185 sq m. 

The existing buildings have been surveyed (see Appendix D). All the timber barns were found to be structurally unsound, and 

the brick dairy building found to be in poor condition, requiring “underpinning, substantial further repairs to the roof framework, 

and covering and strapping repairs to both gable walls in particular”. The extent of work that would be required militated 

against re-use of this building. 

The location of the long thin building is designed to have the 

‘thin’ end facing the entry, track. The size and scale of the building, 

and its relation to the slope is minmised on arrival. 

This will enhance the sense of surprise as the site unfolds and 

the cantilver of the house, which overhangs the drop in the site, 

becomes evident. 

EAST FACADE



Design: Layout 

Layout 

The site has an upper level, where the present 1960’s bungalow is located on a grass meadow, and a lower section, 

containing a pond and derelict outbuildings. The proposal locates the building on the upper level, with part of the building 

cantilevered out over the lower level to take advantage of the views over the pond and flood plain below. 

This configuration has been derived from the following observations and understanding of the site context: 

1 The access to the site means that car parking will be at the upper level. 

2 Locating the building in close proximity to the existing bungalow will minimise intrusion of new building into the 

site 

3 The ‘meadow’ on the upper area benefits from the southerly aspect, so making it more attractive for garden 

space adjacent to the house. 

4 The ‘meadow’ is also of lowest ecological value. Elsewhere the landscape is left untouched. 

5 The configuration of the house makes a minimum visual impact from the entry. The house is long and thin, 

presenting the thin end to the entry. 

6 The ‘drama’ of the site derives from the drop from the upper to the lower levels, affording views over the pond 

to the river basin and meadows beyond. The cantilevered design makes an architectural occasion of this natural 

feature. 

7 The house has been positioned so as to retain all trees of value, selectively removing conifers considered to be 

of low environmental value, as identified in the Tree Survey. The experience of the house is designed to enhance 

an awareness of the natural landscape and surroundings, whilst being suspended above it. 

Drainage 

New soakaways will be built for surface water drainage, or existing soakaways re-used if present and in good condition. 

Existing drainage into septic tanks is to be retained or upgraded



Design: Scale, Appearance, Materials 1 

Scale 

The proposal is for a replacement dwelling and with respect to Policy AP34 – Replacement and Extension of Dwellings in the 

Countryside, the new dwelling has an internal floor dimension of 191 sq m. The existing buildings on site comprise of: 

Existing bungalow 

85 sq.m. 

Garage 

50 sq.m. 

Dairy 

140 sq.m. 

Barn B 

66 sq.m. 

Barn A 

36sq.m. 

377sq.m. 

The previously approved scheme for a two bedroom replacement dwelling is for the following; 

Two storey 4 bedroom dwelling 151 sq.m. 

Double garage 

26 sq m 

Conversion of the old diary 

110 sq.m. 

287 sq.m. 

The proposal in this current application contains less volume than either the existing group of dwellings, or the proposals in 

the previously approved scheme. Furthermore the proposal in this application is for a single storey dwelling, as opposed 

to the two storey dwelling in the recently approved scheme. As a consequence the new dwelling will be hardly visible 

from the road or church within the village. A full Landscape Impact Assessment has been carried out on the effects of the 

proposal - Appendix A. 

Appearance and Materials 

The design of the house has been developed to obtain a good relationship to the immediate site as well as the wider 

landscape. The house is arranged as a single volume , which cantilvers over the edge of the steep slope midway across 

the site.. This will create drama within the building, as one passes from the entrance end to the main living room, which will 

be suspended some 4.5m above the site below. The house is designed to enhance the experience of the site, to give the 

feeling of living in the treetops, and to afford views over the meadows beyond. The kitchen and dining room give onto the 

existing garden area of the bungalow on the upper level of the site. The house will appear from a distance, and at the entry, 

as a modest single storey dwelling. 

The Visual Impact Assessment carried out by The Landscape Partnership (see Appendix A), concludes that the impact of 

the proposed scheme would have no perceivable significance from a distance, and that the impact close to the site would 

be lessened over time to the point that it would have a beneficial impact in the medium term. 

The scale and form of the proposal is similar to the typical agricultural buildings in the surrounding countryside. The simple 

form of the building is directly derived from agricultural buildings to be found in the area. These typically have pitched roofs 

and are single storey, often open on one side either fully or in part.



Design: Scale, Appearance, Materials 2 

The design of the house makes reference to these agricultural buildings without being a copy. By omitting details usually 

found on domestic buildings such as porches, canopies, attached garages etc, the quality of the building is similar to the 

barns typical of the locality, and suited to the rural qualities of the site. 

The cantilever of the building will not be perceived from anywhere outside of the site, and is hardly perceived at the entry, 

which is designed to enhance the drama and surprise of the overhanging living room. 

The intention is to re-use much of the materials from the existing buildings on site. Brick terraces will be constructed from 

reclaimed bricks from the Dairy building. 

The house is to be clad in a coated timber cladding, with sliding alumnium doors redolent of local barn arrchitecture. 

Simple barn structures in close proximity to the site, demonstrating 

the simple and striking forms of agricultural buildings in the 

rural setting



Landscape 

Landscape 

The landscape strategy for the site is designed to retain and enhance the ecological value of the site, restricting the 

development area to the upper level adjacent to the proposed house. 

The sites of the existing buildings will remain as ‘footprints’, retaining the ground floor slabs as terraces. The slab of the 

existing bungalow will be used for hard-standing for cars, and the floor of the dairy will be retained as an external terrace 

within the ‘wilderness’ of the lower level. 

Selective removal of conifers is proposed, restricted to the area designated ‘lower value to wildlife’ within the Ecological 

Appraisal. There will be a small number of replacement trees; these will be broadleaf native species to compliment the 

existing woodland, and are designed to create enclosure and offer screening around the new dwelling. 

The lower area and the wider site are to be left untouched by development. The upper area is to be cultivated as grass 

meadow, with the hedgerows to the south remaining. 

The trees to be removed are shown on the Landscape Proposal plan, and as follows; 

Beech Hedgerow at entry point, where access is restricted. 

Conifers in proposed location of dwelling, marked on the landscape proposal plan. 

Ornamental ‘monkey puzzle’ tree, and ornamental garden trees marked on the landscape proposal plan. 

The access track is to be re-instated following construction as gravel wheel-tracks with central and verge in grass. The car 

parking area is to be generally gravel hardstanding with paving to the entry for disabled access. 

The undercroft to the building will be gravel, where planting will not flourish. 

View across the pond , at the 

edge (outside) of the lower part 

of the site 

View down access track to upper 

part of the site



Biodiversity 

Biodiversity 

Church Farm sits within the Church Farm Wildlife Site, owned and managed by the Suffolk Wildlife Trust. The grasslands 

and marshlands surrounding the site are of ecological value. 

As described by the SWT: 

‘The marshes have been known to the Trust since they were first surveyed and found to be species rich leading to their 

classification as a County Wildlife Site (CWS). The marshes support a wide range of typical species including southern 

marsh orchid, marsh marigold and ragged robin. The dykes are also important for wetland plants and several species of 

dragonfly while the rougher areas of marsh attract good numbers of snipe in winter. Further surveys have indicated that the 

site is important for reptiles with a good population of grassnakes and a wealth of common species of bird. Survey work 

will continue to provide a full picture of the biodiversity associated with the reserve.’ 

A full Ecological Assessment of the site has been carried out by The Landscape Partnership, and the findings are 

documented in the Appendix B 

The report goes into some detail regarding the legislative context of the site, and the species and habitats known to be 

present both in and near the site. The conclusions of the report are as follows: 

“On the basis of the available information (see Limitations to survey in Section 2), the Site is considered overall to be of 

‘Lower’ ecological value in the ‘District/Borough context, with the main habitats and species of interest being, or likely to 

be, associated with the semi-improved grassland, hedgerow network, scrub, deciduous woodland and mature trees. This 

assessment is provisional subject to the recommended protected species surveys being undertaken (see below), and may 

change as a result of these surveys. 

The potential for adverse impact upon species and habitats as a result of the proposed 

development could be reduced by ecological input to site masterplanning, planting proposals and aftercare management. A 

biodiversity-led masterplan could deliver substantial ecological gains” 

The ambition of the scheme is to design a house that leaves the site either untouched or managed in such a way as to 

enhance the existing quality of the site, leaving the habitat 

As recommended the following detailed surveys are currently being undertaken, and should it be required, a programme of 

protection will be implemented prior to commencement of any building work 

• Bat survey - Late Spring-Autumn 

• Amphibian survey - Spring 

• Breeding bird survey - Spring 

• Reptile survey - Spring and Late Summer



Sustainability & Access 

Sustainability Assessment 

A SAP calculation and Energy Rating has been carried out on the proposed design. In recognition that along single storey 

building is less energy efficient than a smaller compact dwelling the following steps have been taken to mitigate heat loss: 

Very high levels of insulation (280mm in the walls and roof) 

Heat recovery ventilation system 

High specification glazing (low-e argon filled double glazed units) 

Wood fired stove secondary heating system 

The calculation shows that the building wil perform approximately 16% better than the Building Regulation minimum in 

terms of energy consumption.. 

Access 

In terms of accessibility the new dwelling will be no less sustainable than the existing dwelling and more sustainable than 

the approved replacement which would result in both a new dwelling and a holiday unit. 

The house will continue to gain access down the existing track, to the arrival point and car parking area. 

Disabled access 

The proposal has sought to retain the existing access at the upper level of the site, obviating the need for stairs, and 

arrange the whole of the accommodation on a single level. 

The main external areas of the house are at the upper level. Both the entry and the external terrace are accessible via 

ramped paths. External driveways are generally gravelled, with paved areas for ease of disabled access into the house from 

the parking area. 

Landscape Impact Assessment 

Appendix A. The summary notes: 

The proposals will not have an adverse impact on the AONB lying to the north east. Whilst the proposed structure is configured 

as a single storey barn, in places it is screened by existing vegetation on site. Overall the proposals are afforded additional 

protection by a combination of local topography and existing vegetation beyond the site which means that the visual envelope 

is small, and the views limited in nature and number. 

The proposals will not have an adverse impact on St Peter’s Church which is a listed building, as 

although new buildings will be constructed on the site as part of the proposals, it is considered that 

they will be of higher architectural quality than the existing Church Farm bungalow to be 

demolished (which is unattractive and of low architectural quality. 

The foillowing photographs relate to the maps conatined withon the Appendix



Viewpoints 1 

Photographs taken from viewpoints marked 

on the Landscape Impact Assessment study 

1 2 

3 4 

5 6



Viewpoints 2 

Photographs taken from viewpoints marked 

on the Landscape Impact Assessment study 

7 

8 

9 10 

11 

12

Design & Access Statement BALANCING BARN Church farm ...

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