“THE COTTAGE”

LAND AT COTTAGE LANE

MANCOT, DEESIDE

CH5 2AZ

SUPPORTING STATEMENT

“PROPOSED NEW DWELLING”

SEPTEMBER 2020

1. BACKGROUND

This document provides supporting information in respect of planning application by Estate for a residential dwelling on garden land off Cottage Lane

It is intended to provide a concise overview and explanation of the background to the proposal and in particular:

● The policy content with which the application should be considered and determined ● An assessment of the planning merits of the application and ● Consideration of the site specific planning issues

The information contained in this document is supplementary to that provided on the completed planning application form and is to be regarded as forming part of the application

The information contained in this statement is also intended to assist the Planning Authority in determination of the proposal.

The statement should be read in conjunction with the plans and drawings submitted which demonstrate the potential of the site and its relationship to the surrounding built form and landscape.

Full consideration has been given to the site history and the Local authority Local plan.

2. DESIGN AND ACCESS

2.1. Proposal

This planning application proposes a scheme of one detached, two story dwelling with integral garage. The proposed dwelling extends to 158.79 sq m

2.2. Location

The site is located off Cottage Lane and consists of part of the former garden land within an established residential curtilage of Mansfield.

2.3. Scale

The scale is of a modest residential, domestic scale being a three-bedroom, two story, detached property, within a good size plot. The scheme reflects the adjoining properties and last development to be undertaken in this location.

The property will provide integral garage, lounge, dining room, Kitchen, WC and Utility on the ground floor with the three bedrooms and bathroom to the first floor

The footprint extends to 89.31sq m, total floor 158.79 sqm (1709 sq ft) with ridge height of 7.3 m.

2.4. Use

Existing use: Residential, Garden Land. Proposed Use: Residential

2.5. Layout

The site is accessed of Cottage Lane through a new vehicular access point with the proposed layout designed to accommodate the proposed dwelling within the established topography and retain all natural features of the site and interface distances to neighbouring properties.

2.6. Landscaping

Full detail will be provided in terms of hard and soft landscaping under subsequent applications and controlled by the LPA however the accompanying drawing provides a proposed site layout and the development mix.

2.7. Highway

The scheme will provide sufficient garden and amenity area with paved pedestrian access

The proposed scheme will be accessed of a new access point from cottage Lane. The proposal will provide no perceived detriment on the existing highway, access or egress.

2.8. Material

Full plans and elevations have been submitted as part of this application.

Materials have been selected to blend with the surrounding area and reflect the character of neighbouring dwellings within the village

Proposed Finished/ External Materials are as follows:

Roof Slate

Walls Brick

Doors Painted Timber

Windows Double Glazed Window Unit

Soffits and Fascia Timber

Rainwater Goods and above ground pipework PVC

2.9. Massing

The enclosed block plan provides an illustrative view of how the proposal would fit in context and scale.

2.10. Drainage

All drainage to connect to mains drainage and shall remain conveniently accessible for maintenance or emergency drainage works. There are no utility constraints to this site and all exterior hard surfaces are to be permeable.

2.11. Services

The units will connect to existing services, mains water and electricity.

2.12. Noise

The proposed site will not be affected by noise other than from existing sources.

2.13. Sustainability

Mancot is a well-established village with a range of services and facilities. The site is within easy pedestrian access to a principal bus route with regular services providing connectivity to the nearby settlement of Hawarden, Queensferry, Mold and the City of

The development of this dwelling will be undertaken to a high standard of specification, incorporating environmental and energy efficient design features along with some of the latest modern facilities and technology. The dwelling will fully comply with the latest building regulations. The intention is to use insulation within the flows, walls and roof to provide thermal resistance to the transmission of heat from the building.

The proposed dwelling will also meet the requirements of the Building Regulations relating water demand and use

All materials will be locally sourced: to this end local suppliers and tradesman will be employed/used in the construction.

2.14. Community safety and security

During the construction process of the dwelling suitable and effective fencing will be erected where appropriate to safeguard the site from trespass and also to ensure the safety of any persons and vehicles etc that are on the site or within the vicinity of the building works. The position of the dwelling allows for natural surveillance of the site and it surroundings. It is also intended to avoid providing places of concealment to avoid giving easy access to low level windows and doors.

The provision of discreet yet effective security lighting to sensitive areas will also be considered. Any proposed lighting will be of low energy, medium luminosity and will be set low to prevent any disruption.

Suitable and effective locking and security systems will be applied to the dwelling and appropriate doors.

2.15. Waste Management

Flintshire County Council has a door to door system for collection of domestic rubbish and recycling, Its is likely that the dwelling will have wheelie bins and recycle storage bins/ boxes within a screened area within the curtilage of the dwelling. These storage areas will be located within easy access from the dwelling and the recycling operatives and their vehicles

2.16. Cycle Provision

Bicycle storage will be provided within the garage, by way of a fixed bicycle rack

3. PLANNING STATEMENT

3.1. Site:

The site is located adjacent to the settlement boundary of Mancot.

Mancot under the Unitary Development Plan falls within Category B settlement as defined by the Adopted Unitary Development Plan. However, the location and the nature of the development, the principle of residential development on the site in our opinion would be considered acceptable as it is garden land and proposed in a residential area.

The proposal is located outside the settlement boundary, however forms former garden land and the land offers to potential for limited infilling in villages which is an exception to the policy which regards the construction of new buildings.

The proposal compliments the existing built form and the vistas observed from Cottage Lane therefore the proposal would form a natural extension to the built environment notwithstanding will utilise brownfield garden land, formerly part of Mansfield.

3.2. Proposal

The construction of one detached welling, two storey with associated garden.

3.3. Planning History

Full detail can be observed on Flintshire Planning Portal. The site has not abused the Planning System

3.4. Policy Considerations

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that, in the determination of planning applications, decisions are made in accordance with the development plan unless material considerations indicate otherwise.

Policies pertinent to the proposed development and site are as follows:

3.5. PLANNING POLICY 2018

Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government. The main objective is to ensure that the planning system contributes towards the delivery of sustainable development and improves the social, economic, environmental and cultural well-being of Wales as defined by the Planning (Wales) Act 2015 and the Well-being of Future Generations (Wales) Act 2015.

“Sustainable Development” means the process of improving the economic, social, environmental and cultural well-being of Wales. PPW identifies five key planning principles which contributes towards achieving the right development in the right place.

1. “Growing our economy in a sustainable matter

2. Making best use of resources

3. Facilitating accessible and healthy environments

4. Creating and sustaining communities

5. Maximising environmental protection and limiting environmental impacts”.

Chapter 3 of PPW sets out strategic and spatial choices, it sets out that Good Design is fundamental to creating sustainable places where people want to live, work and socialise.

Access and inclusivity is identified as being a key strand to good design. In relation to the proposed development the Annexe is intended to be designed in such a way that it suits the parent’s needs now and into the future. This is completely in line with the principles set out within Chapter 3 of PPW.

3.9 – Character “The special characteristics of an area should be central to the design of a development. The layout, form, scale and visual appearance of a proposed development and its relationship to its surroundings are important planning considerations.

A clear rationale behind the design decisions made, based on site and context analysis, a strong vision, performance requirements and design principles, should be sought throughout the development process and expressed when appropriate, in a design and access statement.

In relation to the other elements of the proposal the design has been carefully considered to ensure that any new elements will either be entirely in keeping with the character of the existing building or alternatively will be identifiably non original.

Chapter 4 of PPW sets out national policies relation to Housing. The chapter sets out that the planning system must identify a supply of land to support the delivery of the housing requirements to meet the differing needs of communities across all tenures and also provide a range of well-designed, energy efficient, good quality market housing.

Chapter 6 of PPW relates to Distinctive and Natural Places, the Historic Environment is identified at paragraph 6.1 as comprising all the surviving physical elements of previous human activity.

3.6. TECHNICAL ADVICE NOTES

Technical advice notes (TAN) provide detailed planning advice for local authorities to take into account in reference to planning applications and for development proposals to adhere to alongside PPW and adopted local plans.

3.6.1.TAN 6 – Planning for sustainable Rural Communities

Planning policy developed to support PPW however is specific in this circumstance for development within rural areas, whereby it recognises that many rural communities can accommodate development, particularly to meet local needs. New developments can help generate wealth to support the local services ensuring that communities are sustainable in the long term

3.6.2.TAN 12: Design

TAN 12 identifies that the design of a development plays a key role in economic growth and increasing the quality of the places where we live and work. The design of development proposals should take into the accessibility of the proposal; the character of the local area and promoting a legible and high quality scheme; crease safe spaces; achieve sustainability in line with PPW and have an ease of movement around the site and via access points. The proposed development has carefully considered design and the works will either be entirely in keeping with the existing buildings or will appear as modern interventions and will positively juxtapose with the existing buildings.

3.6.3.TAN 15 – Development and Flood risk (2004)

Technical guidance which supplements the policy set out in Planning Policy Wales in relation to development and flooding.

3.6.4.TAN 18: Transport

Transport issues should be one of the first addressed in the design stage of a development. Transport as identified in TAN 18 covers accessibility of the site; public transport infrastructure; rural car parking and proximity to urban areas in rural developments; parking standards; street design and walking and cycling

The proposed developments will not have any transport impacts and it is proposed that all car parking will be catered for within the existing yard area presently utilised.

3.6.5.TAN 20 – Planning and the

Advice on the consideration of the Welsh language as part of the Local Development Plan making process.

3.7. THE FLINTSHIRE UNITARY DEVELOPMENT PLAN (UDP) 2011

The Flintshire Unitary Development Plan (UDP) 2011 provides the strategic and detailed framework for land use planning in the County.

Mancot is defined as a “Category B” settlement in the adopted Flintshire UDP where growth of up to 15% is sought during each local plan period.

Flintshire occupies a unique border location in the North East corner of Wales, serving as the gateway to , and performing a central role in the operation of the sub-region. Characterised by diversity, Flintshire boasts a significant and prosperous industrial heartland, a thriving pattern of settlements supporting a growing population, an effective transport network, and a broad range of landscapes, environments, habitats and species, some of internationally recognised importance.

With such diversity comes significant and potentially conflicting pressures - for growth, expansion and development on the one hand, and for conservation, protection and enhancement on the other. The Planning System and in particular the Flintshire Unitary Development Plan (UDP), has a key role to play in facilitating the correct balance to ensure that where development takes place, it is carried out in a sustainable manner which maximises the nature and quality of the development, and minimises the negative impact it has.

The UDP provides both the strategic and detailed framework for land use planning in the County up to the year 2015. It is an important document that will help shape Flintshire’s future in a physical and environmental sense, as well as influencing it in economic and social terms.

The purpose of town and country planning is summarised in para 1.2.1 of Planning Policy Wales (February 2011): “The planning system regulates the development and use of land in the public interest. It should reconcile the needs of development and conservation, securing economy, efficiency and amenity in the use of land, and protecting natural resources and the historic environment. A well functioning planning system is fundamental for sustainable development.”

Under the Local Government (Wales) Act 1994, each local planning authority in Wales was required to prepare a Unitary Development Plan (UDP) for its administrative area. This requirement is crucial to the present ‘plan led’ planning system as explained in para 3.1.2 of Planning Policy Wales (February 2011) UDP’s “should provide a firm basis for rational and consistent decisions on planning applications and appeals.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that, if regard is to be had to the development plan for the purposes of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise. Conversely, applications that are not in accordance with relevant policies in the plan should not be allowed unless material considerations justify the grant of planning permission.” The Planning and Compulsory Purchase Act 2004 requires each authority in Wales to prepare a Local Development Plan (LDP) for its area. However, under transitional arrangements, the Council has progressed the UDP to adoption, prior to commencing work on an LDP.

The Unitary Development Plan does not repeat national planning policies, national guidance or other legislation. ​ ​ However, those policies, statutory instruments and further legislative requirements will also be a material ​ ​ consideration when making decisions on both development proposals and planning appeals. ​ ​ Flintshire County Council will produce a number of Supplementary Planning Guidance Notes (SPGs), providing detailed guidance on individual policies. Once an SPG has been adopted, it will be used in the decision making process. Altogether these documents provide the framework for the use and development of land within the county.

The proposed scheme has been reviewed against the following guidance:

● Planning Obligations - Update of LPG22 (2007) ● Affordable Housing - Update of LPG9 (2007) ● Parking Standards - Update of LPG11 (2006) ● Sustainable Drainage Systems (SUDS) – Update of LPG19 (2006)

● Energy Conservation and Renewable Energy for Householders and Small Businesses – Update of LPG20 (2007) ● Environmental Impact Assessments – Update of LPG21 (2007

The subject proposal is also compliant with the below policies:

3.7.1.STR1 New Developments writes that “new developments will be required to: Should generally be ​ located within existing settlement boundaries, allocations, development zones, main employment areas and suitable brownfield sites, and will only be used where there is a need to locate in an area of open countryside allow outside those areas; a) Include high quality design appropriate to the building, site and location, make the most efficient use of resources, reduce the non-renewable resources and minimise waste and pollution; b) Create a safe, healthy and safe environment, and protect residential and other amenity standards; c) Respect community identity and social cohesion, including the adequacy and accessibility of community facilities and services; d) Respecting physical and natural environmental considerations such as flooding and land stability; e) Reduce or eliminate pollution to air, water and land; and f) Be assessed for precautionary action where development proposals that would have a significant and uncertain environmental, social, economic or cultural impact will be rejected in the absence of the best available information that proves that a mitigate the impact through appropriate risk management measures.

STR1 supports for the proposed development as it makes best use of existing buildings and respects the ​ physical environment.

3.7.2.GEN1 General Requirements for Development writes “development that requires planning permission ​ and complies with other Plan policies should be located on suitable land, or buildings, that meet the following requirements: a) The development should be in keeping with the site and its surroundings in terms of siting, size, design, layout, use of space, materials, external appearance and landscaping; b) The development should take into account personal and community safety when designing and planning the development and public / private spaces; c) The development must not have a significant adverse effect on recognised wildlife species and habitats, woodlands, other landscape features, townscapes, built heritage, features or archaeological interest, or the general natural and historic environment; d) The development should not have significant detrimental effect on the safety and amenity of nearby occupiers, other users of nearby land / property, or the community in general, as a result of increased activity, disturbance, noise, dust, vibration, danger, or adverse effects corruption; e) Where appropriate, the development should provide safe and convenient access for pedestrians, cyclists, people with disabilities, and vehicles, together with adequate parking at suitable locations and servicing / turning space; f) The development should not have an unacceptable impact on the highway network as a result of problems arising from traffic generation, and should include traffic calming measures where appropriate; g) Where appropriate, the development should have convenient access to public transport and, where possible, be well connected with pedestrian and cycle routes; h) The development must take into account the adequacy of existing public services (e.g. gas, water and electricity) and new infrastructure can be provided within a reasonable time and at minimal cost to the public;

i) The development should not cause / be susceptible to problems associated with drainage, land stability, contamination, or flooding, either on or off site; j) The development must not damage land or buildings protected for other purposes, or impair the development or use of adjacent land; and k) The development should not result in the permanent loss of the best and most versatile agricultural land, if suitable previously developed land or land of lower agricultural grade is available.

The proposed development is compliant with all 11 points identified above.

3.7.3.D1 Design quality, Location and Layout writes that “all development must incorporate good standards ​ of design. Development will only be permitted if:

a) It respects the scale of surrounding development, its location, sitting, and layout make the best use of land, minimise the need to travel, and provide a safe and attractive environment; b) It is of the highest net density appropriate to its setting and function; c) It relates well to local topography, aspect, microclimate, street pattern, orientation and views; d) It creates positive and attractive building alignments and frontages; e) Adequate provision is made for space around buildings, setting of buildings, imaginative parking and landscaping solutions; f) Maximises the efficient use of resources, minimises the use of non-renewable resources and minimises the generation of waste and pollution; and g) It is accompanied by design information commensurate with the scale and type of development proposed

The proposed development has been very carefully considered in relation to design and the proposed development

3.7.4.D2: Design writes that “development will be permitted only where: ​

a) The proposed building and structures are of a good standard of design, form, scale and materials; and b) It protects the character and amenity of the locality and adds to the quality and distinctiveness of the local area.

3.7.5.AC2 – Pedestrian Provision and Public Rights of Way “Development proposals will be permitted only ​ where:

a) There is safe, direct, and overlooked foot access to main local pedestrian routes; b) In the case of major publically accessible development, there are signs and easily identifiable routes to and from public transport facilities and other local amenities; and c) Any existing public rights of way are retained and integrated sympathetically into the landscaping of the site. Where diversion or alternative provision is deemed necessary, this should be designed and located to provide at least equivalent convenience and enjoyment and the diversion should be completed before the development commences”.

The proposed development will not have a negative impact upon any public rights of way.

3.7.6.AC13 – Access and Traffic Improvements “Development proposals will only be permitted if: ​

a) Approach roads to the site are of an adequate standard to accommodate the traffic likely to be generated by the development without compromising public safety, health and amenity; and

b) Safe vehicular access can be provided by the developer both to and from the main highway network”

The proposals are modest and will not have an impact upon the wider road network of increase numbers of vehicle movements.

In Summary:

The site is available, deliverable and acceptably situated within this sustainable location and has adequate access and amenity to shape the built future of this location. The scheme has no constraints and provides no detriment to the openness and character of the locality.

The number of local planning policies relevant to individual development proposals will vary, depending upon the location, circumstances, and considerations material to the proposal itself.

Policy AC: Access and Communication:

● AC1 Facilities for the Disabled ● AC3 Cycling Provision ● AC15 Traffic Management ● AC18 Parking Provision and New Development

Policy D1 – D5: Design

● D1 Design Quality, Location and Layout ● D2 Design ● D3 Landscaping ● D4 Outdoor Lighting ● D5 Crime Prevention

In further detail:

Good design is a key element in sustainable development and the UDP intends to promote high standards of design in terms of built development, including the standard of architecture, and in securing the best environment through landscape design.

The scheme is fully compliant in terms of use, access, amenity, outlook and siting, this has actually been detailed later within this report, similarly the scheme in terms of scale, form, outlook, full design, materials, character, landscaping and waste is in compliance to policy and the general character of the locality.

The scheme proposed is a minor development therefore not being deemed as a major development the scheme proposed has not included any provisions for public open space and play requirements. It is our view that such requirements are already deemed available and at an acceptable level within the established village and wider community therefore have been dealt with off site.

Policy EWP: Energy, Waste and Pollution

● EWP1 Sustainable Energy Generation ● EWP2 Energy Efficiency in New Development ● EWP3 Renewable Energy in New Development ● EWP7 Managing Waste Sustainably ● EWP8Control of Waste Development and Operations ● EWP9 New Development and Waste Management Facilities

● EWP10 Re-using Development Waste ● EWP12 Pollution ● EWP13 Nuisance ● EWP16 Water Resources ● EWP17 Flood Risk

CONCLUSION

This statement confirms that the proposed development complies with the relevant planning policy framework for the site and is acceptable having regard to the key planning considerations which are relevant to the proposals.

This statement also summaries how the proposed development is acceptable having regard to the key technical considerations.