Planning Statement
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PLANNING STATEMENT Demolish Part of Existing Extension to Dwelling, Erect Detached Garage/Annex Building, Construct Swimming Pool, Erection Oak Framed Building, Construct Tennis Courts and Construct New Gravel Driveway Clayworth Manor Wiseton Road Clayworth Retford Prepared by March 2021 1. INTRODUCTION The following report has been prepared by Mark Simmonds Planning Services on behalf of Max Design Consultancy in support of a planning application for householder development at Clayworth Manor, Wiseton Road, Clayworth, Retford. The proposals comprise demolition part of existing extension to dwelling, erection of detached garage/annex building, construction of swimming pool, erection of oak framed building, construction of tennis courts and a new gravel driveway. The aim of this document is to provide a brief overview of the site and its planning history, and most importantly, demonstrate the compliance of the proposals with the planning policy framework based on both local and national policies. 2. SITE DESCRIPTION AND RELEVANT PLANNING HISTORY 2.1. Site Location The site is within the village of Clayworth which is defined by the Bassetlaw Core Strategy as a Policy CS9 area (All Other Settlements), as it does not benefit from the services or facilities required to provide a sustainable settlement. The site is halfway between Clayworth and Wiseton surrounded by fields. The site is within the Clayworth Conservation Area where developments will only be permitted which seek to conserve or enhance the character and appearance of the historic area. Clayworth Manor is a Grade II Listed Building. Manor Cottage is a separate dwelling under different ownership which is immediately adjacent to the site. The application property is within the wider setting of two further listed buildings that are not visible from the site, Rose Cottage (Grade II) and St Peter Church (Grade I). 2.2. Site Open countryside predominates the surrounding of the site other than the carriageway of Wiseton Road. The Chesterfield Canal runs close to the west boundary of the site. There is a rise in land levels from the road into the site. The property is set back from the road by approximately 50m. Extensive hedge and mature trees heavily conceals the site from neighbouring land. The grounds have a range of buildings extending southeast from the house 2.3. Planning history 18/01193/CAT Boundary Poplar Trees Reduce by 40% (Approx. 6m) and Not to make a Fell 1 x Cherry Tree Tree Preservation Order 18/00819/COND Discharge of Conditions 3, 4, 5, 6 and 8 of P.A. Approved 18/00039/HSE - Erect Single Storey Rear Extension and First Floor Rear Extension 18/00040/LBA Erect Single Storey Rear Extension and First Floor Rear Approved Extension 18/00039/HSE Erect Single Storey Rear Extension and First Floor Rear Approved Extension 15/00013/HSE Erect Two Storey Rear Extension to Dwelling and Alterations Refused to the Existing Roof to Create a Hipped Roof Structure and Erection of Orangery to Side of Dwelling 11/10/00005/L Alterations and Extension to Dwelling Approved 11/10/00004 Alterations and Extension to Dwelling Approved 11/91/00017 Erect 2 Detached Dwellings Refused 3. DESCRIPTION OF PROPOSAL The proposals comprise demolition part of existing extension to dwelling, erection of detached garage/annex building, construction of swimming pool, construction of tennis courts and a new gravel driveway. 4. PRE-APPLICATION ADVICE To ascertain the Local Planning Authority’s position to the reception of the above-mentioned proposals, Max Design Consultancy submitted a request for pre-application advice to the Development Management team of Bassetlaw District Council. The pre-application request (18/00972/PREAPP) was received and advice was given by case officer Yeung Browne on 28 September 2018. Please find below the conclusions of the pre-liminary assessment of the development: “The existing garage/annex are constructed of combination of timber and brick, not of historic or architectural interest; as such their demolition is likely to be supported. The proposal for a detached garage and annex is located approximately in the location of a former rectangular building that was demolished at some time after 1921. The proposed building layout is T- shaped and appears to be a substantial building (compare to footprint of main house). Overall, the scale and positioning of the building is concern. Scale, position and design will need to appear harmonious in the setting of the Grade II listed Manor. The garden has had an open swimming pool of many years. Repositioning an open pool is unlikely to harm the setting of the Manor house. The creation of a tennis court in unlikely to harm the setting of the Manor house. The submitted image of the proposed court suggests low level hedges and trellis fences to denote the court. This is preferably to high sides netted fences. The proposed oak framed canopy may be considered to be a gazebo popular in garden design since the 17th century, designed to enjoy extensive views of a landscape. A gazebo is unlikely to be harmful to the setting of the listed building. Consideration could be taken to combining gazebo design and design for any structures/fences associated the tennis court so that both elements appear harmonious. The existing driveway and parking area appears to have been a service yard and driveway area for many years. The 19th and early 20th century OS plans show this. Care should be taken not to remove the historic understanding of this space through new landscaping which could occur with introduction of fully grassed/lawn areas. A high degree of hard landscaping is likely to be considered more appropriate. There is no objection to the principle of extending the drive, or the use of gravel, to the northeast but this should not encroach substantially into the garden area. The extent of extending the drive will be determined by the position and design of the proposed garage, which does require further design work at this stage.” 5. PLANNING POLICY In determining the application, the most relevant planning policy documents includes the following: Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) Article 7(1) Article 16(2) The National Planning Policy Framework Part 12 (Achieving Well Designed Places) Part 16 (Historic Environment) Bassetlaw District Council Local Development Framework: Core Strategy and Development Management Policies DPD (2011) Policy CS1: Settlement Hierarchy Policy CS9: All other Settlements Policy DM3: General development in the Countryside Policy DM4: Design and Character Policy DM8: The Historic Environment Policy DM11: Developer Contributions & Infrastructure Provision Supplementary Planning Documents The Residential Design SPD (Successful Places) 5.1. Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) This Act provides specific protection for buildings and areas of special architectural or historic interest. It is comprehensive and sets out the town planning regime for listed buildings and conservation areas, from authorisation of works to enforcement as well as rights of owners and special cases. Article 7(1) establishes that “subject to the following provisions of this Act, no person shall execute or cause to be executed any works for the demolition of a listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest, unless the works are authorised”. Article 16(2) states that “in considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”. 5.2. National Planning Policy Framework The National Planning Policy Framework sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally-prepared plans for housing and other development can be produced. The Framework should be read as a whole (including its footnotes and annexes). Section 12. Achieving well-designed places Paragraph 124 states that “good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities”. Paragraph 127 sets out that “planning policies and decisions should ensure that developments: a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience” The form of development would be sympathetic to the local character and history of the site. The replacement annexe/building would be positioned in a complementary arrangement perpendicular from the existing footprint. It is considered that the creation of a semi-enclosed courtyard would be in keeping with the historic farm use of the location. The external appearance of the annexe, garage and oak outbuilding would be in keeping with Clayworth Manor.