Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
PLANNING REPORT WITH UPDATED DESIGN AND ACCESS STATEMENT
S73 APPLICATION TO AMEND CONDITION 5 AS APPROVED IN APPLICATION 13/0981/PA FOR 13 DWELLINGS WITH MINOR DESIGN CHANGES TO HOUSE TYPES ON PLOTS 1, 2 & 3
LAND OPPOSITE LAMBOROUGH CRESCENT (ORTON PARK), CLARBESTON ROAD, HAVERFORDWEST, PEMBROKESHIRE
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
Application for Planning Permission
Town and Country Planning Act 1990
Head of Planning
County Hall
Haverfordwest
Pembrokeshire
SA61 1TP
HAYSTON DEVELOPMENTS & PLANNING LTD is making an application on behalf of Uzmaston Projects Ltd for the following permission:
1. S73 application to amend Condition 5 of planning permission 13/0981/PA – for 15 dwellings with minor changes to house to house types on plots 1, 2 & 3. 2. Site location: Orton Park, Clarbeston Road, Haverfordwest, Pembrokeshire. 3. Type of Planning Permission: Section 73 4. Relevant LDP Policies: GN1, GN2, GN28, SP1, SP8.
1.0 INTRODUCTION
1.1 Please find enclosed the following supporting information:
A copy of the planning application forms Certificate of ownership A set of location and site plans (1:5000 and 1:500 respectively) – Drawing 01 A proposed site plan (1:500) – Drawing 02 A set of proposed floor layout plans (1:100) – Drawing 03E A set of proposed elevations (1: 100) – Drawing 04C A set of proposed elevations (1:100) – Drawing 06C All other drawings remain the same from approvals 13/0981/PA and 14/0830/PA
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
Supplementary planning statements and photographs, policy assessment, updated Design and Access Statement Planning fee - £166.00 No new Unilateral is required as existing one from 13/0981/PA can still apply as it is a section 73 submission.
1.2 This planning report is prepared in accordance with the requirements of policies contained within the Local Development Plan for Pembrokeshire and incorporates a Design and Access Statement, SPG Requirements for the Validation of Planning Applications (June 2010) and the Welsh Government Circular 002/12 on Guidance for Local Planning Authorities on the Use of the Standard Application Form and Validation of Applications – April 2012.
2.0 LOCATION AND BACKGROUND
2.1 The application site is a triangular parcel of land, 0.4ha in area, located within the settlement boundary of Clarbeston Road. The site is to the south of the railway line and is close to the main road. The site is a former agricultural field on which development has commenced, implementing planning permissions 13/0981/PA and 14/0830/PA.
Google aerial shot of the site, taken before work began
2.2 Work has begun on the site, which has been cleared and excavated. Levels have been pegged out and a stone course has been laid for the road that will service the properties. Foundations have also been poured.
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
Photographs showing base course, marked levels and cleared site
3.0 PLANNING HISTORY
3.1 The site has had a number of failed planning applications submitted prior to 2005. In 2010, the outline application for 15 dwellings was approved (09/0677/PA). In February 2014, Aktiv Projects Ltd submitted an application to extend the time period in which the project could be commenced, and reduce the number of dwellings to 13 to make room for a sewerage pumping station. This was approved by PCC in November 2014. Despite being an outline application, all details except landscaping were approved in this consent. A Reserved Matters application was made immediately regarding the landscaping and this was approved in January of this year.
4.0 THE PROPOSAL
4.1 The proposal, as approved in 13/0981/PA, is for thirteen dwellings. Condition 5 refers to the approved drawings for the scheme.
4.2 This application seeks to amend condition 5 so that three of the properties can have conservatories attached, and the garages raised to accommodate an extra bedroom. These conservatories will be to the rear of the properties, and amended elevations are shown in drawings 04C and 06C. These new conservatories and altered garages are the only additions/amendments being made to the plans.
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
Elevation drawings as currently approved
Elevation drawings showing the proposed rear conservatories
5.0 CURRENT PLANNING POLICY
5.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). The LDP was adopted by PCC in February 2013 and the relevant policies identified are: GN1, GN2, GN28, SP1, SP8, SP12 and SP13.
5.2 GN.1 General Development Policy. Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located;
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.
The development itself has already been approved in terms of the above policy; however, the addition of conservatories and alterations to the garages will be addressed in relation to GN.1. The conservatories and garage changes would not be incompatible with the capacity and character of Clarbeston Road. Neither the creation nor the existence of conservatories on this site would have a detrimental impact on the local amenity. The landscape would not be adversely affected, as the conservatories will be to the rear of the properties and therefore well screened. The inclusion of conservatories/larger garages within this development will not affect the already agreed parking facilities or increase the volume of development.
5.3 GN.2 Sustainable Design. Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements / layout; 3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions; 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
7. It contributes to delivering well designed outdoor space with good linkages to adjoining streets, spaces and other green infrastructure.
The conservatories and garage changes have been designed, and will be built, to the same high standard and design that is now synonymous with the name Uzmaston Projects Ltd. These conservatories and taller garages are typical of similar extensions to existing properties and will not be out of place in Clarbeston Road or any wider context. The nature of the conservatory, whilst being at the rear of the property and therefore not necessarily providing links to the road, is clearly in keeping with criterion 7 of this policy. The garages are in keeping with the overall design of the scheme and provide an additional bedroom. They are still slightly lower in height than the overall height of the building and so have minimal impact on the design of the properties.
Elevation drawings showing the garage on unit 1 – the approved plan (l) and the proposed amendment (r)
5.4 GN.28 Local Needs Affordable Housing. Local needs affordable housing will be sought on all housing developments. Indicative targets for provision on allocated sites are set out in Policy GN.27, and on unallocated sites the provision shall be as follows: 1 - In Towns, Service Centres and Service Villages 10% of dwellings proposed will be affordable. 2 - In Large Local Villages 50% of the dwellings proposed will be affordable. 3 - In Small Local Villages all new dwellings must be affordable. Where it is demonstrated that the provision of an affordable dwelling on site is not possible a commuted sum contribution for affordable housing will be sought. The commuted sum shall be related to the contribution rates set out above and charged on the basis of floorspace (per sq. metre). The authority may seek a higher percentage
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
contribution on any site where local circumstances and/or recent developments in the area suggest it would be financially viable. Where a sustained positive change in the financial viability of development can be demonstrated through monitoring the local authority will seek a higher percentage contribution towards affordable housing. In Towns, Service Centres and Service Villages a provision of affordable housing below the target figure may be appropriate where this is supported by economic viability evidence.
Clarbeston Road is designated as a Service Village and the affordable contributions for Clarbeston Road are currently set at 15%. Our clients have already made clear their intention to build one of these properties as affordable housing and therefore fulfilled the requirements of this policy. The inclusion of conservatories and larger garages on three of the 13 properties will not affect this. As one affordable unit is enclosed, a new viability is unnecessary and as agreed in pre-applications the existing unilateral agreement still applies. 5.5 SP 1 Sustainable Development. All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.
The development will create jobs and new homes in the area. The delegated report for planning approval 13/0981/PA states that development on the site is supported by the LDP and will ‘deliver much needed housing that will have positive economic and social impacts.’
5.6 SP 8 Affordable Housing Target. At least 980 new affordable dwellings will be provided.
One new affordable dwelling will be built as part of this development, contributing to PCC’s target. This dwelling remains unaffected by the inclusion of conservatories and larger garages on three of the other properties.
6.0 CONCLUSION 6.1 The details submitted with this S73 application should be sufficient to allow the approved planning drawings to be superseded by the new drawings attached, and for conservatories and amended garages to be approved for this scheme. 6.2 The scale and design of the buildings remain largely unchanged, and the scheme is still consistent with policies laid out in the LDP and previous approvals.
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
Design and Access Statement
1 INTRODUCTION This Design and Access Statement (DAS) explains the design principles and concepts that have been applied to this development and should be read in conjunction with the submitted plans, planning application forms and supporting statement. This is in accordance with The Town and Country Planning (General Development Procedure) (Amendment)(Wales) Order 2009, S.I. 10/24, Section 4D and WAG Technical Advice Note 12. It has been prepared on the basis of the nature and type of development – approval of amended garage plans and additional conservatories on new builds – and has been assessed against the following key areas, as well as the site’s context: Site analysis Environmental sustainability Movement to, from, and within the site Character Accessibility Community safety
2 SITE ANALYSIS The application site is a former agricultural field which has been cleared for development work. The scheme has already been begun and implemented, with levels marked out and concrete poured in addition to prior clearance of the site. Initial permission for 15 houses has been amended to 13 to allow a sewerage pumping station. The site is more than adequate in size and location for 13 houses. It is well located in the village of Clarbeston Road and only a short distance from the County Town of Haverfordwest, which both have good community facilities. Each property will have sufficient parking spaces for at least one car, some with space for two cars. Properties 1, 3 and 11 will also have garages.
3 ENVIRONMENTAL SUSTAINABILITY AND CHARACTER The sustainability of the site is excellent, due to fantastic proximity to public transport links (see below). In addition to this, the properties will have little impact on the appearance and
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
character of the area. The houses’ design is in keeping with surrounding and neighbouring properties, and not out of place in a village such as Clarbeston Road.
The new design(s) will not be uncommon in the area – these pictures are of similar houses in Clarbeston Road, taken from Google Street View (taken June 2009)
The properties will be double glazed and fully insulated so as to provide maximum energy efficiency. Passive sun gain will also be utilised through orientation of principle rooms, the conservatories capitalise on this. ‘E’ rated lighting will be installed in all rooms, as will AAA rated white goods. The condensing combi-boiler that is proposed is viewed as both efficient and clean.
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
4 ACCESSIBILITY, MOVEMENT TO, FROM, AND WITHIN THE SITE The site is easily reached by pedestrian access, with a pavement opposite the site and a new adjacent pavement proposed for access to the site and continued within the site itself. This has already been approved by the Highways department in PCC. This is in addition to an approved site road, including a turning bay. Visibility has been considered in the design of the site road and suitable splays have been included within previously approved plans. As well as new roads and pavements, the site benefits from the nearby train and bus stops.
Train station
Bus stop
Site area Bus stop
The above map (taken from the UK Grid Reference Finder website) shows the proximity of the site to public transport links
The site is close to numerous public transport stations and stops, thus encouraging more environmentally-friendly travel options, as well as being suitable for people who do not own or have access to a car.
5 COMMUNITY SAFETY The scheme ensures that the external spaces and routes can be monitored by natural surveillance. The development will ensure that a presence on the site will increase the
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Hayston Developments & Planning Ltd: Client – Uzmaston Projects Ltd
opportunity for natural surveillance and environmental control. An adequate rear gardens is provided for recreation use with secured boundaries to enhance crime prevention.
6 FUTURE MAINTENANCE The features described will be maintained by the applicant and future title holders. Hardwearing materials have been used for pedestrian and vehicular access around the building and will be maintained and improved as required to provide safe ingress and egress.
CONCLUSION
The above information sets out the planning policy criteria and material considerations that currently exist to guide the determination of this application. The DAS report takes into account advice contained within The Town and Country Planning (General Development Procedure) (Amendment) (Wales) Order 2009, Section 4D, S.I. 10/24 and WAG Technical Advice Note 12.
If any further information is required or alternative options/solutions need to be discussed please do not hesitate to contact Hayston Developments & Planning Ltd.
REPORT PREPARED BY
CATH OWEN BA (HONS)
PLANNING ASSISTANT
REPORT PEER REVIEWED BY
ANDREW VAUGHAN-HARRIES BSc Dip.T.P MRTPI
DIRECTOR/PRINCIPAL PLANNER
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