DEVELOPMENT MANAGEMENT PANEL 19 MARCH 2012
Case No: 1200085FUL (FULL PLANNING APPLICATION)
Proposal: ERECTION OF 2 STOREY DETACHED DWELLING AND CREATION OF NEW VEHICULAR ACCESS
Location: LAND AT 10 HOLLOW ROAD RAMSEY FORTY FOOT
Applicant: MR AND MRS WALKER
Grid Ref: 531202 287987
Date of Registration: 24.01.2012
Parish: RAMSEY
RECOMMENDATION - REFUSE
1. DESCRIPTION OF SITE AND APPLICATION
1.1 The site forms part of the existing residential curtilage of No 10 Hollow Road, on the southern side of the highway. No 10 forms the last and most easterly dwelling along Hollow Road within the smaller settlement of Ramsey Forty Foot. Development along Hollow Road is generally characterised by being two storey and traditional in appearance. The site is bounded to the north by the steep bank that Hollow Road is built upon, with the rear (southern) and part of the side (eastern) boundaries containing hedges. The northern part of the eastern boundary contains a post and wire fence offering clear views of the site from Hollow Road. A boundary is yet to be erected along the western boundary with No. 10. To the north of Hollow Road is the Forty Foot drain, and to the east is open countryside.
1.2 The area of garden under consideration is illustrated as being within Flood Zone 2 and 3 ‘high probability’ as shown by the Environment Agency flood zone map. The Huntingdonshire District Council Strategic Flood Risk Assessment identifies the site as within Flood Zone 1 ‘low probability’. A Flood Risk Assessment has been submitted accompanying the planning application.
1.3 Planning permission is sought for the erection of a 2 storey detached dwelling and creation of new vehicular access.
2. NATIONAL GUIDANCE
2.1 PPS1 - “Delivering Sustainable Development” (2005) contains advice on the operation of the plan-led system.
2.2 PPS3 - “Housing” (2011) sets out how the planning system supports the growth in housing completions needed in England.
2.3 PPS7 - “Sustainable Development in Rural Areas” (2004) sets out the Government's planning policies for rural areas, including country towns and villages and the wider, largely undeveloped countryside up to the fringes of larger urban areas.
2.4 PPS23 - “Planning and Pollution Control” (2004) is intended to complement the new pollution control framework under the Pollution Prevention and Control Act 1999 and the PPC Regulations 2000.
2.5 PPG13 - “Transport” (2011) sets out the objectives to integrate planning and transport at the national, strategic and local level and to promote more sustainable transport choices both for carrying people and for moving freight.
2.6 PPS25 - “Development and Flood Risk” (revised 2010) sets out Government policy on development and flood risk. Its aims are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas of highest risk. Where new development is, exceptionally, necessary in such areas, policy aims to make it safe, without increasing flood risk elsewhere, and, where possible, reducing flood risk overall.
For full details visit the government website http://www.communities.gov.uk and follow the links to planning, Building and Environment, Planning, Planning Policy.
3. PLANNING POLICIES
Further information on the role of planning policies in deciding planning applications can also be found at the following website: http://www.communities.gov.uk then follow links Planning, Building and Environment, Planning, Planning Information and Guidance, Planning Guidance and Advice and then Creating and Better Place to Live
3.1 East of England Plan - Revision to the Regional Spatial Strategy (May 2008) Policies viewable at http://www.go-east.gov.uk then follow links to Planning, Regional Planning then Related Documents
• ENV7: “Quality in the Built Environment” - requires new development to be of high quality which complements the distinctive character and best qualities of the local area and promotes urban renaissance and regeneration.
3.2 Cambridgeshire and Peterborough Structure Plan (2003) Saved policies from the Cambridgeshire and Peterborough Structure Plan 2003 are relevant and viewable at http://www.cambridgeshire.gov.uk follow the links to environment, planning, planning policy and Structure Plan 2003.
• No relevant policies
3.3 Huntingdonshire Local Plan (1995) Saved policies from the Huntingdonshire Local Plan 1995 are relevant and viewable at www.huntingdonshire.gov.uk/localplan95
• H31: “Residential privacy and amenity standards” – Indicates that new dwellings will only be permitted where appropriate standards of privacy can be maintained and adequate parking provided.
• H32: "Sub-division of large curtilages" states support will be offered only where the resultant dwelling and its curtilage are of a size and form sympathetic to the locality.
• En25: "General Design Criteria" - indicates that the District Council will expect new development to respect the scale, form, materials and design of established buildings in the locality and make adequate provision for landscaping and amenity areas.
• CS8: “Water” – satisfactory arrangements for the availability of water supply, sewerage and sewage disposal facilities, surface water run-off facilities and provision for land drainage will be required.
3.4 Huntingdonshire Local Plan Alterations (2002) Saved policies from the Huntingdon Local Plan Alterations 2002 are relevant and viewable at www.huntingdonshire.gov.uk/localplan - Then click on "Local Plan Alteration (2002)
• HL5: Quality and Density of Development - sets out the criteria to take into account in assessing whether a proposal represents a good design and layout.
3.5 Policies from the Adopted Huntingdonshire Local Development Framework Core Strategy 2009 are relevant and viewable at http://www.huntsdc.gov.uk click on Environment and Planning then click on Planning then click on Planning Policy and then click on Core Strategy where there is a link to the Adopted Core Strategy.
• CS1: “Sustainable development in Huntingdonshire” – all developments will contribute to the pursuit of sustainable development, having regard to social, environmental and economic issues. All aspects will be considered including design, implementation and function of development.
• CS3: “The Settlement Hierarchy” – identifies Ramsey Forty Foot as a smaller settlement in which residential infilling will be appropriate within the built up area. Any area not specifically identified are classed as part of the countryside, where development will be strictly limited to that which has essential need to be located in the countryside.
3.6 Policies from the Development Management DPD: Proposed Submission 2010 are relevant.
• C1: “Sustainable Design” – development proposals should take account of the predicted impact of climate change over the expected lifetime of the development.
• C5: “Flood Risk and Water Management” – development proposals should include suitable flood protection / mitigation to not increase risk of flooding elsewhere. Sustainable drainage systems should be used where technically feasible. There should be no adverse impact on or risk to quantity or quality of water resources.
• E1: “Development Context” – development proposals shall demonstrate consideration of the character and appearance of the surrounding environment and the potential impact of the proposal.
• E2: “Built-up Areas” – development will be limited to within the built-up areas of the settlements identified in Core Strategy policy CS3, in order to protect the surrounding countryside and to promote wider sustainability objectives.
• E9: “Travel Planning” - Proposals should not give rise to traffic volumes that exceed the capacity of the local or strategic transport network, nor cause harm to the character of the surrounding area.
• E10: “Parking Provision” – car and cycle parking should accord with the levels and layout requirements set out in Appendix 1 ‘Parking Provision’. Adequate vehicle and cycle parking facilities shall be provided to serve the needs of the development.
• H7: “Amenity” – development proposals should safeguard the living conditions for residents and people occupying adjoining or nearby properties.
• P7: “Development in the Countryside” – development in the countryside is restricted to those listed within the given criteria. a. essential operational development for agriculture, horticulture or forestry, outdoor recreation, equine-related activities, allocated mineral extraction or waste management facilities, infrastructure provision and national defence; b. development required for new or existing outdoor leisure and recreation where a countryside location is justified; c. renewable energy generation schemes; d. conservation or enhancement of specific features or sites of heritage or biodiversity value; e. the alteration, replacement, extension or change of use of existing buildings in accordance with other policies of the LDF; f. the erection or extension of outbuildings ancillary or incidental to existing dwellings; g. sites allocated for particular purposes in other Development Plan Documents.
3.7 Huntingdonshire Townscape and Landscape Assessment 2007 identifies the site as within the Fen Margin landscape.
3.8 Huntingdonshire Strategic Flood Risk Assessment 2010 is also relevant and identifies the site as within Flood Zone 1.
3.9 Huntingdonshire Design Guide Supplementary Planning Document 2007 part 2 is also relevant.
3.10 Circular 03/99 covering foul drainage is also relevant.
4. PLANNING HISTORY
4.1 1101889FUL – erection of dwelling following demolition of existing (No.10 Hollow Road) and creation of new vehicular access, permitted under delegated powers on 21st December 2011. The replacement dwelling was considered to be within the ‘built up area’ of the site, with the replacement dwelling being in a similar part of the site to the existing dwelling.
4.2 1101043FUL – proposal for the replacement of the existing bungalow with a chalet style dwelling, refused permission by DMP in August 2011.
4.3 1100570FUL – proposal for the replacement of the existing bungalow with a chalet style dwelling, refused permission under delegated powers on 26th May 2011.
5. CONSULTATIONS
5.1 Ramsey Town Council – Recommend approval (COPY ATTACHED).
5.2 Environmental Health – Historical mapping shows that the application site is situated on former brick and tile works. If minded to approve this application, then a land contamination site investigation is recommended, the results of which will be used to derive a land contamination risk-assessment, and where necessary, a remediation strategy for approval by the LPA before the commencement of development.
5.3 Environment Agency – Raise no objection subject to a condition relating to finished floor levels.
6. REPRESENTATIONS
6.1 None received.
7. SUMMARY OF ISSUES
7.1 The main issues to consider in assessing this application are those of the principle of development, design, impact on neighbours, flooding and highway safety.
Principle of development
7.2 The Core Strategy now focuses new residential development within the “built-up” areas of existing settlements and focuses on sustainable locations for development.
7.3 The definition of the built up area within the Core Strategy is: -
“…the existing built form excluding buildings that are clearly detached from the main body of the settlement, gardens and undeveloped land within the curtilage of buildings at the edge of the settlement, where these relate more to the surrounding countryside than they do to the built-up parts of the village…”
7.4 This policy is also reflected in the Development Management DPD Proposed Submission 2010 policy E2.
7.5 This site is garden land within the curtilage of a dwelling at the edge of the settlement which relates more to the surrounding countryside than the built-up part of the settlement and therefore is not considered to be within the built-up area of Ramsey Forty Foot. With regard to paragraph 3.11 of the Development Management DPD it is considered that the undeveloped nature of the garden space, along with the open views of the garden, creates a soft, green transition from the built development of the settlement. It is considered that the proposed dwelling would extend the built form of the village beyond its present boundary therefore encroaching into the open countryside to the detriment of its character.
7.6 Therefore as no justification has been provided as to why the proposal is essential to rural activities and should be within the open countryside, the principle of residential development in this location cannot be supported.
Design
7.7 The proposed dwelling is simple in appearance, reflecting a ‘Fenland’ style two storey dwelling. The proposed dwelling is very similar in appearance to that of the recently approved dwelling replacing the existing bungalow at No. 10 and in keeping with the prevailing character of the area. The dwelling is double fronted with chimneys to both gables, with a single storey rear extension addition. The dwelling follows advice within the Design Guide. The dwelling is proposed to be constructed in brick and slate, with the extension being constructed in timber boarding and pantiles, reflecting the subservient addition. If the principle of erecting a dwelling on the site was accepted, the design of the dwelling itself is considered acceptable, and complies with policy En25.
Impact on the character and appearance of the locality
7.8 The erection of a dwelling on this undeveloped side garden to No 10 Hollow Road, will erode the character of the site, and the transition that the garden performs from built up area (where No 10 is) to open countryside. Whilst the dwelling is traditional in form, its location on the undeveloped side garden would result in the development being very exposed and prominent with longer distant views from the countryside. Furthermore, the location of the drive urbanises this part of the site, with cars and a form of hardstanding.
7.9 The development would be detrimental to the character and appearance of this rural location, contrary to Policy CS3, E1, E2 and P7.
Impact on neighbours
7.10 The dwelling will only have potential to affect the amenities of the dwelling to the immediate west, that of No. 10 and that of the dwelling to the south. The design and siting of the dwelling at 2.3m from the proposed western boundary with No 10 is unlikely to give rise to an overbearing impact or overshadowing that would be significantly detrimental to the amenities of neighbouring dwellings. The western elevation does not contain any first floor windows which would give rise to overlooking. The rear elevation at first floor contains a bedroom, landing and bathroom window, but given the separation distance from the rear boundary at approximately 14.2m from the southern boundary it is not likely to be significantly detrimental to the residential amenity of the dwelling to the south. The proposal is considered acceptable in this regard and complies with policy H31 and H7.
Parking and highway safety
7.11 There is currently no off street parking for the proposed dwelling. The proposed turning area provides for convenient/workable turning to the east of the dwelling. Visibility along Hollow Road, which is subject to a 30 mph speed limit at the point of the proposed access, appears satisfactory, especially given the openness of the site frontage to the east. Hollow Road is likely to be lightly trafficked at this eastern extent. Parking for 2 vehicles as proposed is consistent with District parking standards and in this regard complies with policy E10.
Flood risk
7.12 The proposed finished floor level at 2.18m AOD is considered acceptable by the Environment Agency and would provide suitable mitigation against extreme flood risk. A condition would be attached to any approval ensuring that the dwelling was constructed with this finished floor level. If the principle of erecting a dwelling on the site was accepted, the proposed finished floor level itself is considered acceptable, and complies with policy C5.
Contaminated land
7.13 A site investigation to assess the extent of any contamination and remediation where necessary could be secured by condition in accordance with PPS23 if the application was to be approved.
Conclusion
7.14 In conclusion the proposed dwelling is not considered acceptable as:
• the dwelling would be outside the built-up area of Ramsey Forty Foot and would unduly encroach into the open countryside
7.15 Therefore having regard to applicable national and local planning policies, and having taken all relevant material considerations into account, it is recommended that planning permission should be refused for the following reason:
8. RECOMMENDATION – REFUSE for the following reason;
8.1 This undeveloped site provides a transition from the settlement to the open countryside to the east. The proposed dwelling would extend the existing built form of the village and, as the site is considered to relate more to the countryside than the built-up area of the settlement, constitutes a new dwelling in the countryside without justification of a rural need. As such the proposal would be contrary to PPS1 and PPS7, policy CS3 of the Adopted Core Strategy 2009, and policies E1, E2, and P7 of the Development Management DPD Proposed Submission 2010.
CONTACT OFFICER:
Enquiries about this report to Alison Wood Development Management Officer 01480 388408
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Development Management Panel Application Ref: 1200085FUL Location: Ramsey
Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. HDC 100022322
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