On behalf of Mr J Newman January 2021
Land at Ingrow St Johns Cricket Club, East Morton
Planning Statement Prepared by Savills (UK) Ltd for Mr J Newman
savills.co.uk
Land at Ingrow St Johns Cricket Club, East Morton Planning Statement
Contents
1. Introduction 1 2. Site Context 3 3. Development Proposal 6 4. Planning Policy Context 9 5. Planning Assessment 13 6. Summary and Conclusions 20 Appendices 21 Appendix 1 Pre-Application Response Appendix 2 Informal Neighbour Responses
On behalf of Mr J Newman January 2021
1. Introduction
1.1. This planning statement has been prepared to accompany a full planning application by Mr John Newman (the applicant). This application seeks full planning consent for the change of use of a former cricket pavilion from Use Class E (formerly D2) to C3, with an associated extension, car parking and landscaping, on land at Ingrow St Johns Cricket Club, East Morton, Bradford, BD20 5UP – comprising appropriate development within the Green Belt.
1.2. This application is made in full.
1.3. The purpose of this Statement is to provide the context for the application and outline the site, the proposed development and the proposed structure of the planning application. This Statement sets out the planning policy context and considers the proposed development against the relevant national and local policies
1.4. The proposed description of development is as follows:
Full application for the conversion of existing cricket pavilion to a residential dwelling with associated extension, access and landscaping.
Background Context
1.5. As above, the proposed development site was previously in use as a cricket pavilion and has been since the early 1990’s however, it’s limited use resulted in the club vacating the site in 2018. It therefore stands as a Previously Developed Structure in the Green Belt (Use Class E).
1.6. As such, the land whilst Green Belt by definition, has a disused structure on it which is currently detracting from the visual appearance of the site and its surrounding landscape. The land is not high quality agricultural land and it is considered that there is an opportunity to deliver a small scale, sensitive change of use on this site without materially impacting on the openness of the Green Belt.
1.7. This application follows a pre-application submission ref: 20/00625/PMI which confirms that the proposed reuse of the building as a dwelling is not inappropriate development within the Green Belt.
1.8. The purpose of this document is to review the proposed development in the context of the Development Plan in order to provide the Council with enough information by which they can determine if they support the proposed development in principle.
1.9. The proposed development is considered to be sustainable development; delivering a range of physical, visual and biodiversity enhancements, coupled with social and economic benefits of delivering new housing in the village of East Morton, defined as a Local Service Centre and Rural Area in the adopted Bradford Core Strategy 2017.
Environmental Impact Assessment 1.10. For completeness, the proposed development has been assessed in the context of Part 10b of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 and does not constitute EIA development.
Application Documents
On behalf of Mr J Newman January 2021
1.11. This statement should be read in conjunction with other supporting plans and documents also submitted as part of this application:
. Planning Statement prepared by Savills; . Landscape Details plan (Ref: R/2425/1A) prepared by fdalandscape; . Completed CIL Forms prepared by Savills; . Site location plan; . Existing site elevations plan (Ref: 45/70) . Proposed floor plans and elevations (Ref: 45/71A) . Proposed site Plan and access arrangement plan (Ref: 45/73A).
Structure of Statement
1.12. Following the introductory chapter, this Statement is structured as follows:
. Section 2 - Introduces the site and background context; . Section 3 - Outlines the development proposals; . Section 4 – Sets out the planning policy context; . Section 5 – Assesses the proposed development against the Development Plan; and . Section 6 – Summarises and concludes the proposed development in this context.
On behalf of Mr J Newman January 2021
2. Site Context
The Site and wider context
2.1. The site is located within the countryside surrounding East Morton to the west of Street Lane and south of Bury Lane and in its entirety measures c.2.92 acres (c.1.18 Ha) of land. However, the proposed development site represents a smaller parcel of the wider site and is formed of approximately c.170m² of previously developed land (E) on a wider c.0.14 Ha area to provide outdoor amenity space.
2.2. The site is now vacant as the club’s lease ceased at the end of the 2018 season. The previous, and established use of the site, is therefore a cricket pavilion with ancillary storage space associated with the operational requirements of the cricket ground.
2.3. The site falls outside of the defined development limits for the village of East Morton and is located equidistant from East Morton and West Morton. For completeness, the site is also located 1.2 miles from Riddlesden, 4 miles from Keighley and 8.7 miles from the urban centre of Bradford.
2.4. The Street and Bury Lane areas are largely rural however, there are a number of dwellings to the north and west of the site, with the closest property being Springfield Barn which is under the ownership of the applicant and is located c. 90m to the west of the former pavilion building.
2.5. For context, the site is located within Bradford Metropolitan District Council’s defined Green Belt.
2.6. With the exception of Green Belt, the site is not designated or allocated. When read in the context of its surrounding uses, the redevelopment of the site would not result in encroachment further into the countryside as there is existing built development to the north and west.
2.7. The village of East Morton has a range of existing facilities including a public house, a church, a primary school and a golf course.
2.8. The proposed elevation plans demonstrate that the development of the site can be undertaken in a sensitive manner, in-keeping with the surrounding development pattern and existing footprint of the structure to be re-developed. It is therefore considered that the proposed development does not result in any adverse impacts on the openness of the Green Belt in this location.
Accessibility
2.9. The proximity of East Morton to the principal town of Keighley and the Local Centre of Riddlesden also provide the opportunity for future residents to benefit from the extensive facilities within these settlements.
2.10. East Morton is served by a number of frequent bus services including K17 and K19 which run frequent services to Keighley and Cullingworth, the 60 Aireline bus to Keighley and the 662 shuttle bus which operates every ten minutes providing easy access to both Keighley and Bradford, stopping at the centres of Crossflatts, Bingley, Cottingley, Saltaire, Frizinghall and Shipley on the way.
On behalf of Mr J Newman January 2021
2.11. The land at Ingrow St Johns Cricket Club is therefore considered to be sustainably located to deliver essential but well managed growth. Please see the site location plan submitted in support of this application for further information.
Designations
2.12. The site is located within the defined Bradford Metropolitan District Council’s Green Belt. The site is not subject to an AONB designation, nor is it within close proximity to a Ramsar site or SSSI. There are also no tree protection orders (TPOs) in or adjacent to the site.
2.13. The site is located within the Enclosed Pasture of the Airedale Landscape Character Area, as described in the SPD (2008). The strength of the character of the Enclosed Pasture is described as moderate and the condition is described as good despite the presence of urban elements such as electricity poles which reduce the strength of character.
2.14. The site is situated entirely within Flood Zone 1 and therefore has a low risk of flooding. There are no other known statutory ecological or heritage designations which would restrict the development of the site.
2.15. The site falls outside of the East Morton Conservation Area which is located c.0.9miles to the south east of the proposed development site. The nearest listed buildings are located c. 124-143m to the north of the proposed access point, with intervening agricultural land between the two. The nearest Listed Buildings are High Ash Farmhouse (Grade II listed) and a barn located c.15m south west of High Ash Farmhouse (Grade II listed).
2.16. There are no known ecological or historic designations which would prevent the development of the site moving forward.
2.17. The site is therefore considered to be located within a sustainable location just outside of the village of East Morton.
Planning History
2.18. The land Ingrow St Johns Cricket Club has the following formal planning history as follows:
Planning Proposal Decision Decision Date Reference
Change of use from grazing land to cricket field with pavilion septic 91/01408/COU GRANTED 29.09.91 tank at Street Lane West Morton Keighley
2.19. This permission was implemented and until recently the cricket pavilion was in regular use.
Pre-Application Liaisons
2.20. A pre-application submission was made to inform the proposed development (ref: 20/00625/PMI).
On behalf of Mr J Newman January 2021
2.21. The pre-application response confirmed that the proposed development is not considered to be inappropriate development within the Green Belt therefore the principle of a change of use from a former cricket pavilion to a residential dwelling is supported in principle.
2.22. Whilst the pre-application response demonstrates the Council’s support for the change of use and for the proposed junction improvements which form part of the proposed application, the pre-application response did raise some matters that the Council felt needed further consideration in the preparation of a follow on planning application, such as the proposed extension, landscape considerations and further clarity on the extent of the proposed residential curtilage. These matters are addressed in further detail in the following Section of this Statement.
2.23. Ward Councillors have been consulted in advance of the submission of this application and Councillor Slator is in communication with the applicant and surrounding residents with regard to the proposals.
2.24. A number of letters in support of the proposals have also been received by residents of the surrounding properties. These are included at Appendix B.
On behalf of Mr J Newman January 2021
3. Development Proposal
Proposed Development
3.1. This full planning application includes several plans which demonstrate the proposed development in the context of the existing site.
3.2. The proposed development is for the change of use of an existing structure into a single residential unit with associated extension, landscaping and amenity space for residents and visitors. The application is made in full.
Use
3.3. The building is currently vacant however it is considered to have an established use as a cricket pavilion, formerly D2 now falling within Use Class E. This use ceased circa 2 years ago.
Design
3.4. The design and appearance of the dwelling has sought to mirror the existing built form and traditional vernacular.
3.5. The existing building is currently vacant. The proposed re-development of the pavilion will ensure that the site is brought back into an optimum and viable use, improving the appearance of the building and the wider site for the long term. The proposed re-use of the pavilion as a dwelling will therefore seek to enhance the character of the area.
3.6. Consequently, the built form and scale of the existing building footprint is not proposed to be altered. The proposals include a modest extension to be located on existing hardstanding adjacent to the existing building. Within the proposals, the location of some windows is proposed to change as per the proposed plan ref: 45/71. The internal layout is also proposed to be amended as per the proposed plan at ref: 45/73. It is in this regard that the proposed layout of the dwelling is considered to be acceptable in terms of providing a modern standard of living accommodation for future residents.
Scale and Massing
3.7. The proposed dwelling is a 2 bedroomed bungalow. The proposed extension extends to 17.28m2 which equates to approximately 18% of the existing building footprint (95.29m2). The proposed extension is required to facilitate the change of use to a residential dwelling in order to provide sufficient indoor amenity space and to make the most efficient use of the existing building footprint and associated hardstanding. In light of the above, the proposed extension is considered to be moderate and have no impact on the openness of the Green Belt in this location.
Materials
On behalf of Mr J Newman January 2021
3.8. The proposed materials for the re-development of the former Ingrow St Johns Cricket Club pavilion are considered to be in keeping with surrounding properties and with what currently exists on site however, additional new materials are also proposed which seek to enhance the appearance of the site. The proposed materials are as follows:
. Roof: Natural Stone Slate . Eaves: Black Box section . Gutters: Black RWP’s Vent Pipes . Walls: Natural Stone with cut and/or random long or short corners and a stone plinth (North-West) . Smooth Render (North-West) . Doors: French Bi-fold Doors to compliment the surrounding natural stone walls . Windows: 50mm Thin Frame – RAL-9001 within a cream wood effect.
Boundaries and Curtilage
3.9. The existing hedgerows, trees and stone walls that surround the site are proposed to be retained, landscaped and enhanced to reinforce existing boundaries which helps to screen the site in addition to providing a biodiversity net gain. The proposed development seeks to introduce more managed, native planting which will increase the site’s potential to support new habits for local wildlife whilst reducing the landscape impact of the dwelling.
3.10. The proposed residential curtilage is demonstrated on plan ref: 45/72 which demonstrates that adequate private amenity space and car parking spaces can be provided on site for both residents and visitors. The proposed residential curtilage is identified by both hard and soft boundaries such as hedgerows, timber fencing and a vehicular gate. The proposed curtilage is therefore considered to be defined and contained on-site. With a recognition that the site is visible from surrounding areas due to the open nature of the landscape, the proposed boundaries seek to help screen the proposed car parking spaces on site so as to minimise any perceived adverse impacts on the surrounding landscape and to retain the rural feel of the area. In doing so, the proposed development seeks to preserve the existing fabric of the landscape and in some respects, enhance the existing landscape as discussed below.
Landscaping
3.11. The site is located within the Enclosed Pasture of the Airedale Landscape Character Area, as described in the SPD (2008). The strength of the character of the Enclosed Pasture is described as moderate and the presence of urban elements such as electricity poles reduces the strength of character, though the condition is described as good. Nearly all the pastures are visible from elevated positions on the south side of Airedale. The landscape surrounding the site retains essential agricultural characteristics and landscape elements; with fields enclosed by traditional boundary treatments like dry-stone walls and hedgerows.
3.12. The site is visible from surrounding areas due to the open nature of the landscape, therefore landscape has been carefully considered in the evolution of the proposed development and in response to matters raised at the pre-application stage.
Access
On behalf of Mr J Newman January 2021
3.13. Vehicular and Pedestrian access is proposed to be taken from Street Lane. Given the established use generated more vehicle movements than the proposed use, the resultant impact on the highways network is considered to be low. The proposals seek to retain and improve the existing access from Street Lane. The immediate access will be laid to hardstanding and compacted stone is proposed as the driveway, to minimise the impact on the agricultural character of the field. This will replace and formalise the existing, overgrown track entrance to the site, using low impact materials which minimise harm to the surrounding vernacular and the environment in this location. Given the proposed single plot development, it is considered that the proposals would not result in any queuing or capacity issues and any such impact as a result of the proposed development would be negligible.
3.14. In conclusion, the proposed development of this site for a high quality designed dwelling will see an improvement to the local environment through utilising an underused vacant building whilst also creating a number of visual and ecological enhancements.
On behalf of Mr J Newman January 2021
4. Planning Policy Context
4.1. Section 38 (6) of the Planning and Compulsory Purchase Act 2004 requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise.
Development Plan
4.2. In this instance, the adopted 'Development Plan' for Bradford Metropolitan District Council comprises the following Documents:
. Bradford Core Strategy DPD (2017); and . Saved Polices of the 2006 RUDP.
4.3. The Council is currently undertaking a Core Strategy Partial Review. The Issues and Options were consulted on over Summer 2020 and the Site Allocations Preferred Options are due to be consulted on in early 2021.
Bradford Replacement UDP 2006 (Saved Policies)
4.4. Policy GB2 of the RUDP states that ‘Within the Green Belt, new buildings which may be acceptable in principle should be sited so that they relate closely to existing buildings or… in an unobtrusive position within the landscape.’
4.5. With respect to proposals within the Green Belt Policy GB4 states that ‘Planning permission for the conversion or change of use of buildings in the green belt will be granted where the proposal satisfies all of the following criteria:
(1) it does not have a materially greater impact than the present use on the openness of the green belt and the purposes of including land in it;
(2) it does not adversely affect the character of the building and its surroundings;
(3) it does not involve the complete or substantial rebuilding of the building;
(4) it involves only minor changes to the original building and the volume, form and materials of the building remain substantially the same;
(5) the developer ensures that all infrastructure constraints are adequately overcome without adversely affecting the character of the green belt;
(6) it does not lead to pressures for additional farm or other buildings to replace those which have been converted to other uses.
Bradford District: Core Strategy Development Plan Document
On behalf of Mr J Newman January 2021
4.6. The adopted Core Strategy is a key Development Plan Document that forms part of the Local Plan for the Bradford District. It sets out the broad aims and objectives for sustainable development within the Bradford District for the next 15 to 20 years. It includes broad spatial policies for guiding development, taking into account national and regional planning policy. The Strategy outlines broad locations for future housing growth.
4.6.1. The Local Plan Strategy was adopted on the 18th July 2017 and at the same time replaced most of the ‘saved’ RUDP Policies. Policy SC4 ‘Hierarchy of Settlements’ identifies East Morton as one of the Local Service Centres and Rural Areas which in principle allow for small scale development which protects and enhances the centre as an attractive and vibrant place and community.
4.6.2. Strategic Core Policy 5 (SC5) ‘Location of Development’ prioritises the re-use of deliverable and developable previously developed land and buildings, particularly within Local Service Centres. Whilst the site lies outside the development limits of East Morton, the proposed re-development of the Ingrow St John Cricket Club’s pavilion is clearly in close proximity and of a similar nature in terms of sustainability.
4.6.3. The following policies are also relevant to the consideration of this application:
. Policy P1 ‘Presumption in Favour of Sustainable Development’ states that the Council should approve without delay planning applications that accord with the policies in the Core Strategy, unless material considerations indicate otherwise. The proposed development accords with the development plan given that the proposal is of a scale commensurate to its location.
. Policy SC1 ‘Overall Approach and Key Spatial Priorities’ sets out the key priorities and objectives of the Local Development Plan. This policy supports the delivery of homes in Local Service Centres such as East Morton.
. Policy SC7 ‘Green Belt’ sets out the extent of the Bradford Districts Green Belt, stating that exceptional circumstances must be demonstrated to release land to deliver housing. The proposed development site accords with this policy through demonstrating the exceptional circumstances required in NPPF Paragraph 145(g).
. Policy TR1 ‘Travel Reduction and Modal Shift’ seeks to ensure the location of development is considered to ensure that the need to travel is reduced and that sustainable travel is maximised. Given the location of the proposal, it’s envisaged that car usage will be the prevailing transport use. However, it is considered that car usage will be minimal given that only one new dwelling is proposed which will inevitably lead to a net reduction in car usage when compared to the site’s previous use as a cricket pitch.
. Policy HO1 ‘Scale of Housing Required’ sets out the districts housing requirement of 42,100 additional homes over the plan period to 2030.
. Policy HO6 ‘Maximising the use of Previously Developed Land’ seeks to achieve the maximum possible overall proportion of housing development on previously developed land and makes the delivery of brownfield sites a priority, as per paragraph 117 of the 2019 iteration of the NPPF. Policy HO6 of the adopted Core Strategy seeks to place a greater emphasis on the use of brownfield sites to ensure that housing comes forward in the most sustainable locations.
On behalf of Mr J Newman January 2021
. Policy HO9 ‘Housing Quality’ seeks to ensure housing development is of a high quality, achieving good design.
. Policy EN2 ‘Biodiversity and Geodiversity’ seeks to protect biodiversity and geodiversity within the District and to identify principles for enhancing the overall biodiversity resource and stemming losses. This policy recognises that conserving and enhancing biodiversity and geodiversity is an integral part of seeking to achieve sustainable development. There are no known ecological designations on or within close proximity to the site.
. Policy EN4 ‘Landscape’ seeks to ensure that development makes a positive contribution towards the conservation, management and enhancement of landscapes within the District.
. Policy DS1 ‘Achieving Good Design’ seeks to set the agenda by focussing on the processes and approaches that can help to deliver good design. This policy seeks to promote collaboration, working with local people, understanding the place and taking the opportunities to improve areas and make them as good as they can be through the development process.
. Policy DS2 ‘Working with the Landscape’ seeks to ensure that proposals take opportunities to incorporate existing features as well as providing new areas of landscape which are attractive, have a clear function, are appropriate to their context and are able to be easily managed and maintained.
. Sub Area Policy AD1: Airedale states that ‘in accordance with Policies HO3 and EC3, Airedale will accommodate up to 8,450 dwellings up to 2030’, which equates to 100 dwellings for East Morton over the life time of the Plan. Further stating that ‘Cottingley and East Morton will see a smaller scale of housing development including some local green belt changes in sustainable locations’.
Planning Policy Guidance (PPG) 4.7. Relevant PPG considers the acceptability of development within the Green Belt and provides additional guidance on the determination of such proposals.
4.8. PPG (Paragraph: 001 Reference ID: 64-001-20190722) suggests that the potential impacts of a proposal on the openness of the Green Belt requires a judgement based on the circumstances of the individual case, requiring decision makers to consider aspects such as the visual impact of a proposal as well as volume and traffic generated.
On behalf of Mr J Newman January 2021
Community Infrastructure Levy
4.9. The Bradford District Community Infrastructure Levy Charging Schedule was formally approved in March 2017 and has been in effect since July 2017. The site is located within Residential Zone 3 and as such a CIL rate of £20 per square metre is chargeable, albeit we understand any charge will be net of the existing floorspace, to be confirmed through further discussions with the CIL Officer during the determination of the application.
On behalf of Mr J Newman January 2021
5. Planning Assessment
5.1. This section considers the key matters relating to the proposed development in the context of relevant planning policy, as well as material considerations. It is important to emphasise that Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that applications must be determined in accordance with the relevant Development Plan unless material considerations indicate otherwise.
Principle of Development – Principle/Implications of Green Belt Policy
5.2. The site is located within the West Yorkshire Green Belt.
5.3. The principle of the development of Land at Ingrow St Johns Cricket Club for residential development can be assessed against Saved Policy GB4 of the 2006 RUDP. The six tests are as follows:
1. It does not have a materially greater impact than the present use on the openness of the green belt and the purposes of including land in it – The change of use involves the materially same floorspace associated with the existing building. The criteria is met.
2. It does not adversely affect the character of the building and its surroundings; The re-use of the building within a similar floorspace will not adversely affect the character of the building and surroundings. The criteria is met.
3. It does not involve the complete or substantial rebuilding of the building; The building will be re- used. The criteria is met.
4. It involves only minor changes to the original building and the volume, form and materials of the building remain substantially the same; Only minor changes are involved. The criteria is met.
5. The developer ensures that all infrastructure constraints are adequately overcome without adversely affecting the character of the green belt; The site will use existing access to the site with minor works in terms of landscaping. This is considered not to materially alter the character. The criteria is met.
6. It does not lead to pressures for additional farm or other buildings to replace those which have been converted to other uses. This is an isolated structure so is not relevant. The criteria is met.
5.4. In light of the above, it is considered that the proposed development meets all 6 tests for an acceptable change of use in the Green Belt.
5.5. The proposed extension is to be situated on existing hard standing and equates to 18% of the existing building area. As such, the proposed extension is considered to be moderate in scale. In light of this, it’s considered that the proposed re-development would not harm the openness of the Green Belt by virtue of the fact that the existing building will not materially increase in scale and the proposed development will not increase the footprint of the wider site, albeit a small section of the surrounding site area will be used for private amenity space. It is therefore considered that the wider site would continue to preserve the openness of the Green Belt and the proposed development would not conflict with the purposes of including land within it.
On behalf of Mr J Newman January 2021
5.6. The Bradford Householders SPD outlines that ‘where proposals result in an addition of over 30% of the original cubic volume, they are likely to be considered disproportionate’. Whilst we recognise that this Guidance is made with regard to existing residential developments, the guidance recognises that extensions of below 30% of the original building size are considered proportionate and acceptable in the Green Belt. We consider that this should also be taken into account in this case given it is the most relevant indication of what may be considered as appropriate for an extension in the Green Belt.
5.7. The principle of development for the re-development of this site is in accordance with the adopted BMDC Development Plan.
Other Material Considerations
National Planning Policy Framework (2019)
5.8. Given the Principal of Development has been established on site, there are a number of other factors which weigh in favour of the proposed development.
5.9. The Framework sets out the Governments planning policies for England and how these are expected to be applied. The NPPF emphasises the role of the Development Plan in decision making (paras 2 & 12), however it also states that the NPPF is itself a material considerations in the determination of planning applications. At its heart the NPPF is underpinned by a ‘presumption in favour of sustainable development’.
5.10. Paragraph 7 of the Framework describes that the purpose of planning is to contribute to the achievement of sustainable development. The planning system needs to perform a number of roles as set out in paragraph 8:
. An economic role; . A social role, and; . An environmental role
Sustainable Development
5.11. It is well established in the NPPF and through Local Policy that sustainability involves consideration of three aspects; the economy, society and the environment. For a proposal to be considered truly sustainable it must identify and demonstrate how it intends to contribute in this way. The proposal has the ability to contribute in the following ways to the three elements of sustainability, representing clear benefits that would be delivered through the redevelopment of the site and should be given due consideration in future decision making.
Social benefits
. Re-development of a redundant pavilion building; . Contributes to the provision of much needed rural housing in line with local and national requirements; and; . Potential to retain first time buyers and young families in the village which has an ageing population (Census 2011).
On behalf of Mr J Newman January 2021
Economic Benefits
. Construction jobs; . Induced jobs as a result of the supply chain process; . Increased Council tax receipts; . New Homes Bonus; and . Expenditure in local facilities.
Environmental Benefits
. Physical improvement to the site which will enhance and improve the amenity of this part of the village; . New and enhanced landscaping scheme; . Organic growth of the village on a site which is currently underutilised; and . New habitat creation.
5.12. Paragraph 10 outlines the importance of sustainability as an underpinning principle which should be considered within all planning applications. This seeks to ensure that development proposals meet the needs of the local area whilst retaining sufficient flexibility to adapt to rapid change. The NPPF requests that all applications which accord with the development plan are approved without delay.
5.13. Most relevant to the development proposals is the social role in providing a supply of housing to meet required needs and through creating a high quality built environment. The environmental role is also important through protecting and enhancing the natural, built and historic environment and through mitigating and adapting to climate change.
5.14. Paragraph 134 of the NPPF confirms that the Green Belt serves 5 purposes:
(a) To check the unrestricted sprawl of large built-up areas; (b) To prevent neighbouring towns merging into one another; (c) To assist in safeguarding the countryside from encroachment; (d) To preserve the setting and special character of historic towns; and (e) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
On behalf of Mr J Newman January 2021
5.15. Paragraph 143 of the NPPF confirms that ‘Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances’. The pre-app response ref: 20/00625/PMI confirms that ‘In respect of the Green Belt the re-use of the building would not be considered inappropriate. Indeed, we note the slight enhancement to its appearance that seem intended by your drawings’’.
5.16. The NPPF at paragraph 145 (g) actively promotes the redevelopment of previously developed land in the Green Belt, which further supports and backs up Policy GB4 whether redundant or in continuing use (excluding temporary buildings), which would: not have a greater impact on the openness of the Green Belt than the existing development. Paragraph 145 (c) allows for ‘the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building’. The proposed extension has been reduced in size following pre-application advice and now equates to approximately 18% of the existing building area, therefore the proposed extension is considered to be a proportionate addition to the building in this context. The pre-app response aligns with the view that the proposed extension is small however it states that ‘the proposed extension would reduce the openness of the Green Belt’, a view which we would disagree with however, it is accepted that this is subjective and should therefore be considered in the context of the guidance given in the Householders SPD which considered extensions of up to 30% to be proportionate. It should also be noted that the proposed extension will be located on the existing footprint of the building and its associated hard standing.
5.17. Paragraph 146 sets out that ‘the re-use of buildings provided that the buildings are of permanent and substantial construction does not constitute inappropriate development’. The subject building is relatively modern and is of permanent and substantial construction therefore in respect of the Green Belt, the re-use of the building is not considered to be inappropriate. As outlined above, this view is supported by Officers at pre-application stage and confirmed in the written pre-application response ref: 20/00625/PMI.
5.18. The NPPF (paragraph 79) requires that isolated homes in the countryside should be avoided, unless one or more of the criteria are met. The site is located within the countryside, as it is outside of East Morton’s development limits, therefore it is accepted that the proposed development must accord with one of the criteria listed at Paragraph 79. It is considered that the proposal will accord with NPPF paragraph 79(c) in this context, given the proposals seek to re-use a redundant or disused building and enhance its immediate setting.
5.19. In summary, the proposed development is considered to have no impact on the openness of the Green Belt in this location given the additional floorspace proposed and the existing hard standing in situ. It is also considered that the proposed new floorspace is moderate in scale, in the context of the existing building (at 18%), and therefore it should be viewed as proportionate to the existing building. Any perceived adverse impacts on the openness of the Green Belt is considered to be outweighed by the prospects of bringing a redundant disused building back into use with an enhancement to its immediate setting.
5.20. Overall, it is therefore considered that the proposed development would not constitute inappropriate development nor result in any adverse impacts on the openness of the Green Belt in this location. Any such perceived adverse impacts are considered to be outweighed by the benefits of the proposal, such as an enhancement to its immediate setting alongside other landscape and ecological benefits as outlined in the subsequent section of this Statement.
On behalf of Mr J Newman January 2021
Five Year Housing Supply
5.21. The supply of available and deliverable sites for housing within the District is a material planning consideration. Bradford’s latest five year land supply position is set out in the Five Year Housing Land Statement 2019 and reveals that the Council can demonstrate a deliverable 2.06 years' worth of housing land. Given that the Council cannot therefore demonstrate a deliverable supply, particularly with the adoption of a 20% buffer, the presumption in favour of sustainable development will therefore apply in the determination of planning applications, as set out in paragraph 11d of the National Planning Policy Framework.
Development Management Considerations
Access, Highways & Parking
5.22. The NPPF and Local Development Plan require plans and decisions to take account of whether safe and suitable access can be achieved.
5.23. Primary access is proposed off Street Lane utilising the existing point of access as per the access arrangements plan ref 45/73. We consider that retaining this access for residential use is available and achievable from Street lane.
5.24. The pre-application response confirms that the proposed development includes junction improvements by enclosing the widened entrance with traditional dry-stone walls which is an enhancement of the proposed development.
5.25. The scheme presents the opportunity to provide ample parking to accommodate both residents and visitors. The location of parking spaces has been carefully considered to reduce the landscape impact.
Design and Layout – Residential Amenity
5.26. The disused building is considered to detract from its immediate setting. The pre-application response agrees that the building ‘is not an attractive building’. The proposed development therefore seeks to enhance the appearance of the building and its setting. The proposed design is considered to be in-keeping with surrounding developments in respect of the materials proposed and several enhancements are included with the proposed development which seek to enhance the local vernacular in this context. The agricultural characteristics and features are retained through the choice of materials and building design.
5.27. In response to the pre-application advice, the proposed extension to the building has been reduced in size, making it more appropriate in this Green Belt Location.
5.28. The proposed development demonstrates a defined and contained residential curtilage through the use of dry stone walls, post-wire fencing, timber fencing and a vehicular gate which helps to conceal the parked vehicles of future occupiers of the dwelling.
On behalf of Mr J Newman January 2021
Flood Risk, Drainage and Utilities
5.29. There is no known flood risk on the site. The Environment Agency flood risk map identifies the site to be wholly within Flood Zone 1. This is land that is assessed as having a less than 1 in 1,000 year annual probability of river or sea flooding.
5.30. Foul drainage is proposed to run into an existing septic tank. Surface water drainage is proposed to utilise existing soakaways and land drains.
Ecology
5.31. The NPPF requires new development to minimise impacts on biodiversity through achieving components of local ecological networks and assessing their importance before taking appropriate measures to preserve, restore and recreate priority habitats.
5.32. Given the existing built development and hardstanding at the site, the proposed development is not considered to have any adverse impacts on ecology. The proposed development seeks to enhance the biodiversity of the site through additional planting including significant native hedgerow planting demarking the residential curtilage.
5.33. A desktop DEFRA Map search has been undertaken which did not reveal any ecological reasons as to why the proposed development cannot be supported.
Heritage
5.34. The site is located outside of the East Morton Conservation Area.
5.35. The nearest Listed Buildings are located c. 124-143m to the north of the site from the development sites proposed access point, separated from the site by agricultural land. Both Listed Buidlings are Grade II Listed and are High Ash Farmhouse and a barn located c.15m south west of High Ash Farmhouse. Given the intervening distance and landscape, it is considered that the proposed development will have no adverse impacts on the setting or character of the Listed Buildings.
Landscaping – Impact on Setting and Landscape Character
5.36. The proposal demonstrates that the proposed level of development can be accommodated whilst also providing sufficient private open space for future residents. Additional planting is proposed to act as a landscape barrier between the proposed development and existing properties on Bury Lane. Additional planting is also proposed between the site and the adjacent field which makes up the wider site, which will further enhance the green nature of the site and the wider area beyond.
5.37. The proposed landscaping strategy seeks to contribute to the setting of the site and wider landscape in addition to creating new habits for local wildlife, and in turn increasing the biodiversity of the site as a whole.
5.38. Dry Stone Walls, where existing will be retained and sensitively repaired where necessary. The proposed materials and planting has been carefully considered to be in keeping with, and improve upon, the existing landscape. Parking areas have been located to minimise their landscape impact and residential garden space has been located to the rear of the dwelling, out of view from Street Lane.
On behalf of Mr J Newman January 2021
5.39. The proposal is therefore in accordance with Policy EN4 on the Local Plan insofar as it will make a positive contribution to the ongoing conservation and enhancement of a valued landscape within the district.
5.40. In light of the above technical assessment, it is considered that there are no insurmountable technical issues on site that should prevent the proposed development from coming forward for development.
5.41. Following a review of the proposed development in the context of the Development Plan and the relevant technical considerations, it is considered that the principle of the proposed development should be supported.
On behalf of Mr J Newman January 2021
6. Summary and Conclusions
6.1. This Statement has assessed the emerging proposals for the re-development of the redundant cricket pavilion building (E) on land within the Green Belt. The development proposal seeks to contribute to an identified need in a sustainable location and should therefore benefit from planning policy support in principle.
6.2. The application has been comprehensively assessed against national and local planning policy. The key conclusions arising from this statement, in regards to the assessment of the development proposals is set out below:
Principle of Development
6.3. The site sits outside of the development limits for East Morton so is considered to be located within the Countryside.
6.4. The principle of the development of Land at Ingrow St Johns Cricket Club for residential development has been established through Saved Policy GB4 of the Bradford Metropolitan District Council until adoption of Allocations DPD, given that all of the tests within Policy GB4 have been met.
6.5. As well as according with Saved Policy GB4 of the RUDP, the proposals also comply with NPPF paragraph 145 (g) and is therefore considered as acceptable for a change of use in the Green Belt.
6.6. The proposed development constitutes sustainable development that fulfils the economic, social and environmental dimensions as detailed within the NPPF. The application site is located within close proximity to local shops, schools and pubs.
6.7. The principle of development of the reuse of the site for residential development has been agreed and confirmed through the pre-application process.
Other Considerations
6.8. The design and density of the proposed development, is not considered to be out of character with existing development to the north and east of the site, and would add to the quality and range of housing within close proximity to East Morton.
6.9. Access can be achieved from Street Lane, traffic movements are expected to reduce in comparison to the previous use of the site. In brief, the proposals should achieve satisfactory arrangements for vehicular and pedestrian access. The development would have access to public transport commensurate with its rural location.
6.10. It is therefore considered that the proposed development complies with the policy requirements of the Framework and relevant Development Plan and should therefore be supported by Bradford Metropolitan District Council.
On behalf of Mr J Newman January 2021
Appendices
On behalf of Mr J Newman January 2021
Appendix 1- Pre-application response ref. 20/00625/PMI
On behalf of Mr J Newman January 2021
PMIRES
Department of Place
Mr John Newman Planning, Transportation and Highways C/O Mr Rob Moore C/o Savills Development Services Savills 3 Wellington Place District Team Leeds Britannia House, Hall Ings LS1 4AP Bradford, BD1 1HX
Contact: Andrew Moxon Tel: (01274) 434605 E-Mail: [email protected] Ward: Keighley East (ward 16)
Application Number: 20/00625/PMI
27 July 2020 Dear Sir/Madam
Pre-application Enquiry Response
Proposal: Conversion of existing cricket pavilion and formation of one dwelling with access and landscaping Address: St Johns Cricket Club Street Lane East Morton Keighley West Yorkshire BD20 5SE
I refer to the above pre-application enquiry.
The Proposal Your proposal seeks to change the use of a former cricket pavilion accessed off Street Lane, East Morton to a dwelling. It is also propsoed to enlarge that building.
Site History and Planning Designations The pavilion seems to originate from a planning permission ref. 91/01408/COU which permitted change of use from grazing land to cricket field with a pavilion and septic tank being built. This was granted on 29.08.1991.
In terms of the planning designations of the site, the land is part of the Green Belt. It also stands within a prominent and high quality pasture landscape within the Airedale Landcape Character Area. Bradford Core Strategy (CS) Policy EN4 seeks to safeguard the quality and character of the District's landscapes
The site is not in a Flood Risk zone or in a conservation area.
Key Planning Issues
Green Belt Issues The site is part of the West Yorkshire Green Belt and as such there are restrictions on the types of development that are considered to be appropriate. The National Planning Policy Framework (NPPF) paragraph 146 sets out that "the re-use of buildings provided that the buildings are of permanent and substantial construction" does not constitute inappropriate development. The subject building is relatively modern and appears to be of permanent and substantial construction. In respect of the green belt the reuse of the building would not be considered inappropriate. Indeed, we note the slight enhancements to ts appearance that seem intended by your drawings.
The other element to the proposal is the extension to the building. NPPF paragraph 145 (c) allows for "the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building."
The pavilion is a single storey building that sits on a large concrete base. The indicative plans show that the extension is to create a living room and the resultant bungalow would be a two-bedroom dwelling.
The phrase 'disproportionate additions' is not defined in the NPPF. When considering the conversion or reuse of a building it is necessary, in the first instance, to use the building as is, before contemplating extensions. It would appear that the building is of adequate size to function as a dwelling without the extension. The extension is proposed to offer a second reception room. It could be argued that such an extension is disproportionate. I feel that the extension would reduce the openness of the Green Belt. That being the case I am of the opinion that the extension, although small, should be omitted.
Impact on Landscape Character NPPF paragraph 79 states that "Planning policies and decisions should avoid the development of isolated homes in the countryside unless the development would re-use redundant or disused buildings and enhance its immediate setting. The site is in such an isolated location and we appreciate that the building is no longer in viable use since the demise of the cricket club.
However, it appears that the cricket field has largely resorted to a conventional agricultural use. The building therefore occupies an isolated and prominent location within the field. It now appears quite dioscordant and visually intrusive. The proposal would reuse the redundant building, that already stands in that isolated landscape and is not an attractive building. So the main issue is whether its reuse as a dwelling would harm or enhance its appearance and setting.
The isolated location of the building means that any change of use to it has the potential to have an adverse impact on the surroundings. It is highly likely that future occupants would be reliant on a private vehicle to access services and amenities. The site is not within easy access of public transport or in reasonable walking distance of the amenities and services. The necessary garaging and car parking together with general domestic use of the curtilage and other domestic accoutrements all have the potential to have a significant harmful impact on the landscape character. The Council's Landscape Officer has pointed to the location of the development in the Enclosed Pasture of the Airedale Landscape Character Area, as described in the SPD adopted by Bradford Council in October 2008. The strength of character of the Enclosed Pasture is described as moderate and the presence of urban elements such as electricity poles reduces the strength of character. The condition however is described as good. Nearly all the pastures are visible from elevated positions on the south side of Airedale. The landscape surrounding the site retains essential agricultural characteristics and landscape elements; with fields enclosed by traditional boundary treatments like dry-stone walls and hedgerows.
In conclusion, the landscape the proposals presented are neither strengthening nor conserving the existing landscape character qualities. Instead with the added urban elements, such as garaging and parking, the reuse of the building as a dwelling is likely to reduce the strength of character of the area. The proposed development is highly visible from surrounding areas due to the open nature of the landscape. Therefore, in landscape terms Officers cannot support this application and the proposal would be cointrary to Polcy EN4 of the Bradford Core Strategy.
Highway Planning Issues The proposed improvement to the junction is necessary to ensure the visibility in both directions. The access to the site, across the field, has to be considered. A hardcore surfacing material is required, however, it is essential that the track should be designed to have a minimal impact on the agricultural character of the field.
Drainage Issues The proposed use would not significantly alter the drainage requirements from the former pavilion. However, it is required that the development should not begin until the developer has submitted details to demonstrate the existing septic tank and its drainage field are suitable to drain the proposal.
Bradford District Community Infrastructure Levy Based on the information supplied, the proposed development is CIL Liable should a subsequent planning application be granted. The relevant charge rate will be residential use at £23.34 per square metre.
On that basis you are required to submit a Form 1: CIL Additional Information Form and a Form 2: Assumption of Liability Form in conjunction with your planning application. These can be downloaded from the Community Infrastructure Levy Requirements page on the Councils website at www.bradford.gov.uk/planningforms. This page also contains information about the CIL process and charging schedule.
Conclusion The site is in the green belt and the proposed reuse as a dwelling is not inappropriate. The extension to the building is not seen as necessary to make the building capable of re-use for residential purpose. The extension should therefore be omitted as it could be considered to represent inappropriate development.
My main concern, however, is that the proposal for reuse and extension as a dwelling would have a harmful effect on the landscape character of the area. The isolated location of the site means that the introduction of a dwelling here would appear incongruous and unsustainable. If your client intends to take the proposal forward we suggest that a much clearer set of proposals for the external areas of the site should be designed.
Consideration particularly needs to be given to defining and containing the residential curtilage and concealing the parked vehicles of future occupiers either within the building itself or on the site. It needs to be shown that the appearance of the building and the appearance of the landscape surroundings can be carefully managed and designed to avoid the appearance of urban sprawl. It also needs to be shown that the appearance and setting of the pavilion can be significantly enhanced so as to retain the essential agricultural characteristics and landscape features of the area.
I am encouraged that the proposals for the junction improvements by enclosing the widened entrance with traditional dry-stone walls is a good aspect of the proposals. However, plans for the domestic curtilage are less clear. The plans for the dwelling, its access and curtilage also need to consider using walls and hedgerows to preserve the existing fabric of the landscape.
As presented, however, we feel that the proposals are neither strengthening nor conserving the existing landscape and its character and qualities. Instead, with the added urban elements mentioned above, the proposed re-use of the pavilion as a dwelling is likely to appear discordant, and detrimetal to the character of the area. This is very important because the proposed development would be highly visible from surrounding areas due to the open nature of the landscape. Therefore, in landscape terms we cannot currently support this proposal.
Type of Application(s) Required Notwithstanding the above, should you wish to proceed with an application, it is advised that a full planning application is submitted.
Planning Validation Requirements Detailed information about the national and location information requirements for planning applications can be found at www.bradford.gov.uk/planningforms.
I trust that these comments are helpful but must stress that they represent an informal officer opinion only and do not commit the Council in any way or prejudice any decision that the Local Planning Authority may reach should you submit an application.
If you have any questions regarding this response please contact me on the number above. Yours faithfully
Andrew Moxon Planning Officer
Appendix 2- Informal Neighbour Responses
Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: John Newman
Yes I am if he changes his mind they will be here for a while Thank you
Sent from my iPhone
On 25 Aug 2020, at 10:59 am, Helen Robertshaw
Hi John
Thank you for putting your pre-application plan for the Cricket Pavilion into my post box. It is kind of you to consult your neighbours.
I have no objection to this building being changed into a dwelling and your plan looks fine to me.
Were you the gentleman that offered my little boy a ride in your loader the other week? If so thank you as it made his day (even though he was too shy to take you up on the offer).
Good luck with the planning application.
Helen Upwood Lodge
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: Jayne Hirst
Hi John, My email is with regards to the letter from you about the possibility of you turning the disused cricket pavilion into a bungalow. Having lived in the area for over 27 yrs it would be a pleasure to see someone make good use of such a waste of an area. Your drawing and use of materials can only improve the pavilion and would blend in well with the surrounding dwellings. I have no issues with your plans to turn this into a dwelling.
Jayne Hirst View Cottage Holden Gate Farm Holden Lane Silsden BD20 0LS
Good luck Jayne
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: John Newman
Thank you
Sent from my iPhone
On 25 Aug 2020, at 1:22 pm, Judith Lohan
John
Thank you for your letter.
We consent to the application, it would be in keeping with the area and an improvement.
We hope you succeed.
Kind regards
Tom & Judith Lohan Mobile 07770426144 Dimples Cottage, Street Lane, West Morton, BD20 5UP.
Sent from my Huawei phone
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: John Newman
Cheers: they would be definitely wood
Sent from my iPhone
On 27 Aug 2020, at 2:57 pm, kathleen metcalfe
N metcalfe glen esk croft west morton Bd205up
I have no objection to mr Newmans pre application plans . He has developed property in the local are before
and has a good understanding of surrounding property.
my only concern would be pvc windows as opposed to wood
Yours Neil metcalfe
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: [email protected] Date: 14 August 2020 at 9:17:07 pm BST To: "[email protected]"
Dear John,
Thank you for discussing your pre-application plans for the cricket pavilion at West Morton with us. I can confirm that Paul and I do not have any objections to the plans you have shown us.
We understand it will remain a single storey building, the size and external appearance on the plans look acceptable and it will not be sold on but remain for the use of Springfield Barn.
Best wishes,
Lisa Fallon & Paul Thorning Dene Hole Farm West Morton
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: Nick Slater
Hi mr Newman I think you’re intents to make this now derelict building more in keeping with the village is a really good idea it would make a lovely dwelling whilst at the same time improving the visual layout of the community. At the moment it is to be fair an eyesore and with the large amount of walkers and cyclists that frequent our roads it can be surely the right way of improving that vista.
Regards Nick Slater Mooredge Farm Silsden Road BD205RA
Sent from my iPhone
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: Pauline Lomax
Hi John, Regarding the drawing of the proposed bungalow , we think it will be a huge improvement to the area off Street Lane and is a nice looking property blending with others in the location.
Regards Pauline & David Lomax Brownhill Farm, West Morton
Sent from Mail for Windows 10
1 Lucy Stephenson
From: John Newman
Sent from my iPhone
Begin forwarded message:
From: Helen Dyer
Hello
Here are my comments regarding the above.
I travel up and down the road past the cricket pavillion every day from East Morton.
I was very pleased to hear that a Pre-application Plan had been drawn up to change the disused cricket pavillion.
I think the pavillion in it's current state is unsightly for such a beautiful rural setting and the best thing would be to change this into a bungalow.
It does not compliment the area and if left it would deteriorate and look even worse.
I hope the plans are successful.
Regards.
Helen.
1
Rob Moore MRTPI Lucy Stephenson MRTPI Associate Director Senior Planner
+44 (0) 113 220 1280 +44 (0) 113 220 1287 +44 (0) 780 799 9690 +44 (0) 738 844 3425 [email protected] [email protected]
savills.co.uk