PROPOSED ERECTION OF 12 DWELLINGS INCLUDING DEMOLITION OF EXISTING BUILDINGS AND CREATION OF NEW ACCESS AT BANK FARM, ROAD,

DESIGN AND ACCESS STATEMENT

BY GOODWIN PLANNING SERVICES LTD OLD CHURCH HALL, OLD COACH ROAD, KELSALL, , CW6 0QJ

TEL: 01829 752851 FAX: -01829 752857 EMAIL: [email protected]

OUR REF: SG-719-ST9

Goodwin Planning Services Ltd Old Church Hall, Old Coach Road, Kelsall, Cheshire. CW6 0QJ Tel: 01829 752851 Fax: 01829 752857 Email: [email protected]

Registered in No. 4988755

1. INTRODUCTION

1.1 This Statement sets out the design and access issues in relation to an application for the proposed redevelopment of Bank Farm, Penyffordd for 12 dwellings including demolition of existing buildings and creation of new access.

1.2 The proposals should be read in conjunction with the separate Planning Statement, Ecological Survey (Bat, Birds and Great Crested Newts) prepared by T & P Perry Amphibian and Reptile Conservation and the marketing report prepared by Jackson Stops and Staff.

1.3 This Statement explains the process that has led to the formulation of the development proposals following an assessment of the site context. It is in 7 sections as follows:-

1) Introduction; 2) Context (Physical, Economic, Social, Policy and History); 3) Character (Amount, Layout, Scale, Appearance and Landscaping); 4) Safety; 5) Environmental Sustainability; 6) Movement to, from and within the Development; 7) Conclusions

2. CONTEXT

i) Physical Context

2.1 The lawful use of the site is light industrial use. It is also occupied by a farmhouse.

2.2 In addition to the farmhouse the site is currently occupied by:-

 Block 1 – a single and two storey brick and slate structure attached to the farmhouse;  Block 2 – a single storey structure with brick at low level and cladding above;  Block 3 – a single storey open fronted implement shed;  Block 4 – a two storey structure of brick and cladding the ground floor;  Block 5 – a structure with a mix of render and brick to the walls with asbestos sheets to the roof. It was previously used as a farm shop at;  Block 6 – a single and two storey structure;  Block 7 – predominantly a brick and slate structure, a mix of single and two storey;  Block 8 – a large shed with a mix of concrete panels and sheeting.

2.3 Details of all these existing buildings can be seen on the application plans and the existing site block plan. The site obtained planning permission for light industrial use on 6th January 2012 under reference 048780. An application to vary the wording of pre-commencement conditions was approved on 26th September 2013 under reference 050921. Approval of details under pre- commencement conditions was given on 24th April 2014 under reference 051648.

2.4 The applicant has since created the new access onto Barracks Lane and constructed the internal access road and turning head to base level. He has laid drains to serve the site and has confirmed he has commenced use of the site for light industrial purposes as part of his conservatory business. The site was last used for storing, stripping and preparing timber for use in the construction of conservatories.

2.5 However, the application has now secured alternative premises for his conservatory manufacturing business and the current site is surplus to requirements. He therefore wishes to establish planning permission for an alternative use of the Bank Farm site. The site is located at the junction of Chester Road, Lower Mountain Road and Barracks Lane. There are existing vehicular access points from the site onto both Lower Mountain Road and Barracks Lane. Chester Road links the centre of Penyffordd with the A5104 and beyond to the A55.

2.6 The site is less than 1 kilometre from the village of Penyffordd. There is a bus stop for both directions of travel within 20 metres of the site on Chester Road with a service which connects Mold, Buckley, Penyffordd, Broughton, Saltney and Chester. It operates at a frequency of every 30 minutes during the daytime in each direction. The site is also within easy access of Penyffordd by foot and bicycle. Penyffordd also contains a railway station providing access to the wider area.

ii) Economic Context

2.7 The economic context for the site is that it was previously used as a farm and farm shop but was vacant for some time and is now used for light industrial purposes in accordance with the above consents. The site initially had planning permission for conversion to light industrial (048780) in 2012 and was marketed for this purpose for some time by Jackson Stopps and Staff (see separate marketing report from Jackson Stops and Staff). It is clear from this that the site

is not viable for a separate employment use. The applicant commenced using the site for his own business but, as set out above he has now secured separate and more acceptable premises. The alternative to redevelopment therefore is that the site will remain derelict and continue to be an eyesore.

2.8 The proposals provide the opportunity to revitalise this brownfield site and to provide additional economic input to the local area in terms of investment during construction.

iii) Social Context

2.9 The area surrounding the site is predominantly agricultural although in the immediate vicinity there are a number of scattered residential properties including old farmhouses and other residential development. The redevelopment attempts to reflect the character of these groups of buildings and will have the appearance of a number of farmhouses with converted outbuildings. The site is well located in relation to both Penyffordd and as well as Broughton and Buckley. The use of the site as a small group of dwellings would be consistent with the social character of the area.

iv) Policy Context

2.10 Relevant national policy is set out in Edition 8 of Planning Policy and TAN1. Compliance with these documents is addressed in the separate Supporting Planning Statement.

2.11 The Development Plan for the area is the UDP which was adopted on 28th September 2011. Relevant policies include:-

 STR1 which sets out a preference for brownfield sites;  STR2 which deals with accessibility;

 STR4 which sets out a settlement hierarchy;  STR10 which deals with resources and prioritises the use of previously developed land;  HSG4 which sets out the Council’s policies on development in the countryside;  GEN3 which restricts the type of development allowed in the open countryside to certain specified types; 2.12 Compliance with these policies and the weight to be attached to them is set out in the separate Supporting Planning Statement.

v) Planning History

2.13 The most recent planning history is the refusal of the First Minister to grant planning permission for the erection of 12 dwellings on the site under application reference 52377 (PINS Ref: APP/A685/V/15/3025080). This Decision was against the recommendation of Flintshire County Council and the Welsh Government Planning Inspector. The implications of this Decision and earlier Decisions are addressed in the separate Supporting Planning Statement.

3. CHARACTER

3.1 This section explains how the development proposals have taken account of the character of the area and is assessed under the following headings:-

i) Amount; ii) Layout; iii) Scale; iv) Appearance; v) Landscaping.

i) Amount

3.2 Whilst the application is in outline the number of dwellings is specified as 12. The applicants are happy to accept a condition on the outline planning permission that no more than 12 dwellings can be erected under the outline.

3.3 The amount of built form on the site will be similar to that of the existing buildings.

ii) Layout

3.4 The layout shown on the proposed site plan has evolved from a consideration of the layout of individual groups of buildings in the immediate vicinity.

3.5 The layout will result in a low density scheme which is intended to resemble a group of farmhouses with a range of converted outbuildings forming a courtyard. The entrance to the site would be occupied by a key “farmhouse” with the main elevation to Chester Road having the appearance of a range of converted farm buildings. The properties within the courtyard have been set close together in a deliberate effort to give the impression of a range of

converted outbuildings. This will be further emphasised by the use of materials and by the use of varying ridge heights.

3.6 The layout proposed is very informal with significant areas of open space between the properties.

3.7 The higher density element of the scheme (the courtyard) is located on the corner of Chester Road and Barracks Lane where the majority of existing built form is located. The remainder of the site is more loosely developed as reflected in the proposed layout scheme.

3.8 The proposed development will be accessed from Barracks Lane. Details of this access have already been approved as part of the planning permission for the reuse of existing buildings on the site for employment purposes. Access arrangements are therefore already approved. It is intended to close off the existing access onto Lower Mountain Road which is substandard as acknowledged in the Highway Statement submitted with the earlier application for conversion of the buildings to light industrial purposes. This will be a significant benefit in highway safety terms.

iii) Scale

3.9 It is intended that the proposals will involve dwellings with a mix of scales in terms of footprint, height, length and depth in order to create an informal courtyard and farmyard feel.

3.10 The illustrative plans show four house types with maximum ridge heights ranging from 8.6 metres to 9.4 metres. The dwellings will be predominantly two storey although those dwellings designed to reflect the “farmhouses” are likely to be two and a half storeys with accommodation in the roof.

iv) Appearance

3.11 As set out above the intention of the scheme is to reflect the appearance of substantial farmhouses along with a range of converted farm buildings in the form of a courtyard.

3.12 It is intended to reuse existing materials on site as far as possible and to locally source similar materials to match the existing as necessary.

3.13 Whilst materials are reserved for later approval it is envisaged that the scheme would therefore be predominantly reclaimed brick with slate roofs.

3.14 In order to distinguish the “farmhouses” from the range of converted outbuildings it is intended that the “farmhouses” will have gabled features whilst those buildings intended to resemble converted outbuildings will have a more simple traditional design.

3.15 The scheme provides the opportunity to create a development which will lead to a substantial enhancement in the visual appearance of the site and its immediate surroundings. The removal of the existing unsightly structures and their replacement with a well-designed range of buildings as proposed would be an overall benefit to the character and appearance of the area.

v) Landscaping

3.16 The development provides an opportunity to create a high quality hard and soft landscaping scheme within the private garden areas with additional tree and shrub planting to the site boundaries.

3.17 The exterior boundaries of the site will therefore be defined by new hedgerows interspersed with individual trees designed to soften the impact of the

development but also to allow future residents to take advantage of the spectacular views from the site. The hedge planting will be created using native species.

3.18 Internally, plot divisions will be either created by a 1.8 metre high brick wall or 1.8 metre close boarded fence. Details of the internal boundary treatments will be submitted as part of the Reserved Matters application.

4. COMMUNITY SAFETY

4.1 The site has previously been subject to incidences of vandalism and fly tipping. The provision of a long term viable use for the site will therefore have an overall beneficial effect in terms of community safety by removing the potential for further vandalism and fly tipping.

4.2 The proposal will also lead to additional overlooking of the bus stops on Chester Road in the vicinity of the site to the benefit of people using the bus service.

4.3 Overall therefore the proposal will lead to an enhancement of community safety.

5. ENVIRONMENTAL SUSTAINABILITY

5.1 The proposal will reuse existing materials on site from the demolished buildings where possible. Where new materials are required these will be sourced locally as far as possible.

5.2 In addition the site is located within 1km of Penyffordd (within easy walking and cycling distance). There are also bus stops in both directions opposite the site. Penyffordd also has a railway station. The site is therefore accessible by a range of public transport, cycling and walking to both staff and customers and is well located to allow travel by means alternative to the car.

5.3 PPW defines sustainable development in Wales as enhancing the economic, social and environmental wellbeing of people and communities and achieving a better quality of life. The discussion above demonstrates that the proposals meet these criteria and will therefore contribute positively to sustainable development in Wales. It will benefit the local economy through additional investment and construction jobs in a time when investment and jobs are important. It will provide a range of housing types for local people and it will be a substantial visual enhancement compared to the existing and longstanding eyesore.

6. MOVEMENT TO, FROM AND WITHIN THE DEVELOPMENT

6.1 The Transport Statement prepared by Singleton Clamp & Partners in relation to the light industrial application (048780) demonstrated that there would be an overall reduction in traffic movements arising from the proposed change of use compared to the lawful use of the site. There would be a further reduction if the site were developed for 12 dwellings.

6.2 The proposal also includes the provision of a footpath along Chester Road to link with the existing footpath in the village. This will be provided on the existing highway verge which we understand is owned by the Council. Detailed design of the footpath has not yet been undertaken but it is envisaged that it will be 1.8 metres wide.

6.3 The site is accessible by walking, cycling and public transport to both the local area and to the wider areas. The proposal is therefore sustainable in terms of accessibility and movement to and from the site. This is even more so now the proposal includes the provision of a pedestrian footpath from the site to Penyffordd.

6.4 Movement within the development is such that access to the individual buildings will be from level areas accessed from the car parking within the site. The new dwellings will be required to comply with the latest Building Regulations requirements in terms of access for disabled people.

7. CONCLUSIONS

7.1 The site is within walking and cycling distance of Penyffordd. It has bus stops immediately outside the site and is readily accessible to the local railway station. The provision of a footpath to Penyffordd will further enhance the sustainability of the location.

7.2 The proposals are to redevelop the site in a sensitive manner which will reflect the character of the previous range of farm buildings as well as other farmsteads, groups of buildings and rural conversions in the vicinity. It will result in an overall enhancement to the character of the area.