Residential Development Comprising the Erection of Two New Detached Dwellings and Associated Development

PLANNING STATEMENT

Residential development comprising the erection of two new detached dwellings and associated development

Hillside, Strumpshaw Road, Brundall, Norfolk NR13 5PA

On Behalf of HAR Homes Ltd

December 2017

Our Ref: C11015

Contents Page

1. Introduction 2 2. The Site and Surroundings 3 3. The Proposed Development 4 4. Planning History 6 6. Relevant Planning Policies 8 7. Consideration of the Main Planning Issues 13 8. Conclusion 17

Appendices

Appendix 1 Broadland District Council Pre-Application Response Ref: ENQ20160350

C11015 Hillside, Strumpshaw Road, Brundall

1. Introduction

Background

1.1 This statement is prepared by Phase 2 Planning and Development Ltd on behalf of HAR Homes Ltd hereafter referred to as ‘the Applicant’, in support of a full planning application for two new detached residential dwellings comprising 2 no. bungalows and associated development at Hillside, Strumpshaw Road, Brundall, Norfolk NR13 5PA.

1.2 The description of development is as follows:

“Residential development comprising the erection of two new detached dwellings and associated development”

Purpose and Structure of this Report

1.3 The purpose of this report is to draw together the main planning issues in the consideration of this proposal.

Planning Application Documents

1.4 The submitted plans forming part of this application submission have been prepared by CAM Architects (Norwich) Ltd and are as set out below:

Drawing Title Ref.

Existing site plan and site location plan 1333-A-PL14 Rev A Plots 3 & 4 Hillside Proposed Block Plan 1333-A-GA-PL12 Proposed floor plans, elevations, site plan & site 1333-A-BA-PL08 Rev F section – new bungalow Plot 3 Proposed floor plans, elevations, site plan & site 1333-A-BA-PL09 Rev E section – new bungalow Plot 4 Table 1: List of submitted plans.

1.5 In addition, a number of supporting documents have been prepared in support of this planning application which comprise the following:

1. This Planning Statement – Phase 2 Planning; 2. Design & Access Statement – CAM Architects (Norwich) Ltd; 3. Tree Constraints Plan & Tree Survey Schedule – PJC Consultancy; 4. Drainage Strategy Note – Cannon Consulting Engineers; 5. Extended Phase 1 Habitat Survey/External Building Assessment for Bats - PJC Consultancy; and 6. Transport Statement – Cannon Consulting Engineers.

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2. The Site and Surroundings

2.1 The area of land subject to this planning application is known as ‘Hillside, Strumpshaw Road, Brundall, Norfolk NR13 5PA’ which relates to the land edged red on the Existing Site Plan and Site Location Plan submitted in support of this application and as outlined in red in figure 1 below. It is located within the settlement limits of Brundall as defined in the Site Allocations DPD map.

2.2 The application site lies on the south side of Strumpshaw Road, and comprises part of the garden of the curtilage currently occupied by a large detached property known as Hillside. The existing dwelling is sited on a corner plot with its roadside elevations facing North-East and South-West, with its main entrance/accessed via Station New Road. The ground levels to the rear of the dwelling drop considerably, with well landscaped grounds that are enclosed by a brick wall. Further details of the boundary trees can be found in the accompanying Arboricultural Assessments.

2.3 The broadly oblong shaped application site is bound to the south, east and west by neighbouring residential properties. To the west lies the residential areas of Station New Road and Mallard Close. These comprise predominantly detached homes set on relatively large plots. To the south and east are recently constructed two storey detached dwellings and to the north, on the opposite side of Strumpshaw Road, the surrounding area is put to residential uses, comprising a range of modern detached and semi-detached properties.

2.4 The site is situated in an urban residential location in Brundall accessed via Station New Road. This context and location includes a good level of public transport provision serving the site, the railway station lies some 430m to the west and Strumpshaw Road is located on a bus route which provides a regular service through the village to Norwich City Centre, a journey of around 35 minutes. The St Michaels Road stop lies in close proximity to the entrance to the existing site.

2.5 The centre of the village lies around 1km to the west, and between the site and the village centre lie local facilities such as Brundall Primary School and health centre at The Dales. The site is therefore well located in terms of access to public transport, and a wide range of everyday facilities lie within reasonable walking distance from the site.

Figure 1: Site location plan – existing site boundary outlined in red.

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3. The Proposed Development

3.1 The proposal consists of new residential development comprising 2 no. bungalows and associated development, see figure 2 below. A new access off Strumpshaw Road on the eastern boundary is proposed to provide egress and ingress to the site with associated amenity space to the south.

3.2 The proposed bungalows (Plots 3 & 4) would be positioned towards the rear of the site on the southern boundary and share the new access point off Strumpshaw Road. Both dwellings are proposed to be 3 bedroomed with associated amenity space to the west (side) of Plot 4 and to the south (rear) of Plot 3. The proposed site areas for Plot 3 is 0.104 Ha and for Plot 4 0.072 Ha.

3.3 Each dwelling would have covered parking provision in the form of garages as well open parking provision on plot which accords with adopted standards. Proposed private amenity space exceeds adopted standards. The proposed development also includes detached bin and cycle stores and significant new landscaping, particularly to the boundaries of the site to enhance the site’s appearance and the amenity of future occupiers of the development.

Figure 2: Proposed layout of development.

3.4 The existing house, ‘Hillside’ is predominantly an off-white render with a mix of red facing brick types and it is proposed that the new dwellings will reflect a similar identifiable palette which should be to a similar and sympathetic architectural style to local/existing choice of materials and colours. Use of pitched roofs will be constructed in Norfolk Red pantiles to

4 C11015 Hillside, Strumpshaw Road, Brundall reflect the traditional architectural style within this location with high quality joinery windows and doors complimented where shown with natural timber cladded façades and natural timber post details. Further detailed design consideration is included within the applicant’s Design & Access Statement submitted in support of this planning application.

Figure 3: Elevations Plot 3

Figure.4: Plans & Elevations Plot 4

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4. Planning History

4.1 The application site has a limited planning history with the vast majority of previous planning applications on the site of no relevance to this proposal as detailed below:

Application Description Decision

No.

751171 Extension To Provide Covered Swimming Approved 20-06-1975 Pool, Billiard Room And Enlarge Garage. 751541 Rebuilding And Improvement To Cricket Approved 31-07-1975

Pavilion And New Loose Boxes

761938 Extension To Provide Covered Swimming Approved 05-11-1976 Pool, Billiard Room, Enlarge Garage, Pigeon Loft Over 770742 Alteration And Extension To Pigeon Loft Approved 14-06-1977

780828 Extension Approved 08-05-1978 781009 Pigeon Loft Approved 31-05-1978 791551 Extension To Pavilion Approved 05-07-1979

790642 Additional Storey To Pavilion Appeal Allowed 2/86

Table 1: Planning history relating to application site.

4.2 The only element of planning history on the site of any relevance to this proposal is planning application ref: 20120167 (which followed the grant of outline planning permission in 2010) which sought the erection of up to 44 residential properties with associated parking, servicing, infrastructure and amenity space this was on land that formed part of the rear curtilage of hillside and the adjacent cricket ground (which was in the Applicant’s ownership). This application was approval on 19-12-2012.

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5. Pre-Application Engagement

5.1 The applicants undertook pre-application advice discussions with the Council in October 2016 (ref: ENQ20160350). A copy of the Council’s response is attached at Appendix 1 of this planning statement.

5.2 The design, layout and orientation of the proposal has evolved during the course of the pre- application process and the scheme subject to amendment as a consequence. The proposal presented responds to the feedback received. The applicant’s Design and Access Statement illustrates how the design of the proposal has evolved through the pre-application process.

5.3 The applicant’s original proposals comprised 4 dwellings but of a different mix, Plot 2 was proposed to be two storey and was of a modern contemporary design.

5.4 The Council’s pre-application response highlighted general support for the principle of the proposals and scale of development (including mix of 2-storey and 1-storey) based on the details provided which included both floor plans and elevations. However the Council did caution that the relationships between the proposed dwellings and the existing adjacent residential development would need to be fully assessed on receipt of full plans.

5.5 The Highway Authority were consulted on the pre-application proposals and raised no concerns subject to compliance with specified visibility splays (59 m x 2.4 m x 59 m), a shared driveway width of 5m to allow for satisfactory shared vehicular use and suitable levels of on-site parking for all proposed dwellings (three spaces per dwelling unit).

5.6 Given the contents of this pre-application advice response the applicants have acted positively and proactively by making a number of design led amendments to the final scheme in line with the comments received through the pre-application advice process including:

• Compliance with highway requirements; • Ensuring design, scale and size of proposed dwellings are compatible with surrounding pattern of development; • Reducing size and scale of Plot 2 to ensure a good relationship with the host dwelling and; • Ensuring that there will be no detrimental impacts by way of overlooking, overshadowing or overbearing effect on existing neighbouring residential development.

5.7 The foregoing has illustrated that the proposals have been the subject of detailed discussions and consideration with the Local Planning Authority (LPA) and the proposal amended as a result of the comments received.

5.8 The proposals compliance with policy standards is considered further in section 7 of this planning statement.

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6. Relevant Planning Policies

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that, if regard is to be had to the development plan for the purpose 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, such a Government Policy or emerging Local Policy.

6.2 The statutory development plan for this area comprises the Joint Core Strategy for Broadland, Norwich and South Norfolk Adopted March 2011, amendments adopted January 2014 (JCS) and the Development Management DPD (2015) as well as the Brundall Neighbourhood Plan (2016).

6.3 Government planning policy is currently set out in the National Planning Policy Framework (NPPF) (2012) which is an important and significant material consideration in the determination of planning applications. The NPPF also stresses the importance of up-to-date Local Plans in decision making. The presumption in favour of sustainable development principle contained within the NPPF makes clear that where the development plan is absent, silent or out of date, permission should be granted unless the adverse impacts of development will significantly and demonstrably outweigh the benefits, or specific policies in the NPPF indicate otherwise.

6.4 Therefore, in terms of assessing the relevant planning policies applicable to the application site, this chapter covers the following:

• Joint Core Strategy (JCS) for Broadland, Norwich and South Norfolk 2011 as amended 2014, the Development Management DPD (2015) and the Brundall Neighbourhood Plan (2016) – documents providing broad guidance on the scale and distribution of development, the provision of supporting infrastructure and policies and standards for the management of development; and • National Planning Policy Framework (NPPF) – Relevant as it sets out the Government’s overall approach to decision-taking.

Adopted Core Strategy and Policies for the Management of Development Plan Document

6.5 The Council’s Adopted Core Strategy sets out strategic policies in the Greater Norwich Area, which is developed in partnership between Broadland, Norwich and South Norfolk Councils. This provides broad guidance on the scale and distribution of development and the provision of supporting infrastructure. It sets out the spatial vision, spatial objectives, the spatial development strategy and policies together with a monitoring and implementation framework.

6.6 The Development Management DPD aims to further the objectives set out in the National Planning Policy Framework (NPPF) and the Joint Core Strategy and contains the policies and standards for the management of development. These policies set out the criteria against

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which planning applications for the development and use of land and buildings will be considered to ensure that development occurs in the most appropriate location.

6.7 The Brundall Neighbourhood Plan provides a vision for the future of the village up to 2026 which reflects the intended lifespan of the JCS.

6.8 Table 2 below provides a summary of the most relevant Core Strategy Policies and Policies of the Development Management DPD in relation to this proposal and how the proposed development the subject of this planning application complies with them.

Core Strategy Policy Relevant Provisions within Planning Application

Policy 1- (Addressing climate change The development has been designed to use and protecting environmental resources efficiently, while minimising emissions. assets) sets out how the Council will address climate change and promote sustainability. Policy 2 - (Promoting good design) The proposal is of a high-quality design that emphasises the importance of good strongly relates to its surroundings and follows design creating a strong sense of pre-application advice discussions with the place while respecting local Council whereby the form and scale of distinctiveness. development were generally accepted in principle Policy 6 - (Access and transportation) The development is sited within a highly development should be close to sustainable location within walking distance of essential services and facilities to local services and facilities and with excellent encourage walking and cycling and public transport links. the use of public transport. Development Management Policy Policy GC1 – (Presumption in favour The proposal will provide new housing in a of sustainable development) sustainable urban location to meet a local reemphasises the presumption in identified need and will contribute to the Council’s favour of sustainable development objective in providing new residential included in paragraph 14 of the development in settlements which are well liked NPPF. and well related to existing development.

Policy GC2 – (Location of new The application site is located within the defined development) seeks to ensure that settlement limits for Brundall as identified in the development will be accommodated Site Allocations DPD map for Brundall. within the settlements limits defined on the policies map. Policy GC4 – (Design) seeks to ensure The proposal is of a high-quality design that a high standard of design and avoid strongly relates to its surroundings and follows any significant detrimental impact. pre-application advice discussions with the that flood risk management is Council whereby the form and scale of implemented and supported through development were generally accepted in principle. effective land use planning. Policy EN1 – (Biodiversity and The applicant has submitted an Extended Phase 2 Habitats) seeks to ensure that Habitat Survey and External Building Assessment biodiversity is protected and for Bats Report. enhanced

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Policy EN2 – (Landscape) seeks to The applicant has submitted a Tree Constraints protect the character of the area and Plan & Tree Survey Schedule and include a high enhance where possible quality soft landscaping scheme which will retain and strengthen the existing planting. Policy TS3 – (Highway Safety) seeks The applicant has submitted Transport Statement to ensure new development does not by Cannon Consulting Engineers and received pre- have an adverse impact upon the application advice from the Highway Authority satisfactory functioning or safety of where no objections were raised to the proposals. the highway network Policy TS4 – (Parking guidelines) The application site is located in an area of good requires all design proposals to public transport accessibility and the proposal ensure appropriate parking and incorporates suitable levels of on-site parking manoeuvring space to reflect use and provision both covered and uncovered for all location proposed dwellings.

Policy CSU5 – (Surface water The applicant has submitted a Drainage Strategy drainage) seeks to ensure that flood Note by Cannon Consulting Engineers which risk management is implemented demonstrates that the development will mitigate and supported through effective land surface water flood risk and will not increase flood use planning. risk elsewhere. Brundall Neighbourhood Plan No Policies considered to be specifically relevant to this application Table 2: Assessment of application against adopted Core Strategy and Policies for the Management of Development Plan Document Policies.

6.9 For the above reasons, it is considered that the proposed development accords with the adopted Core Strategy and Policies of the Development Management DPD in these respects. Further detailed consideration of the proposed development’s compliance with the development plan is included at section 7 of this planning statement.

National Planning Policy Framework

6.10 The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these should be applied.

Achieving sustainable development

6.11 Paragraphs 6 to 8 of the NPPF set out that the purpose of the planning system is to contribute to the achievement of sustainable development. The NPPF details that there are three dimensions to sustainable development which give rise to the need for the planning system to perform a number of roles:

• Economic – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

10 C11015 Hillside, Strumpshaw Road, Brundall

• Social – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and • Environmental – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

6.12 The NPPF is clear that these roles should not be undertaken in isolation, because they are mutually dependent. Economic growth can secure higher social and environmental standards, and well-designed buildings and places can improve the lives of people and communities. The NPPF adds that the planning system should play an active role in guiding development to sustainable solutions.

The presumption in favour of sustainable development

6.13 Paragraph 14 explains that at the heart of the NPPF is the “presumption in favour of sustainable development”, described as a golden thread running through Plan-making and Decision-taking. For decision-taking this means approving development proposals that accord with the development plan without delay, and where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless any adverse impacts of doing so will significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole or where specific policies in the Framework indicate development should be restricted.

Core Planning Principles (effective use of brownfield land)

6.14 Paragraph 17 of the NPPF highlights the core planning principles of the Framework. This includes encouraging the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value. This principle objective is re-emphasised at paragraph 111 of the NPPF.

Delivering a wide choice of high quality homes

6.15 A key objective of the NPPF is to “boost significantly the supply of land for housing.” As set out in paragraph 47.

6.16 Paragraph 49 of the NPPF notes that applications for housing development should be considered in the context of the presumption in favour of sustainable development i.e. where they accord with the Development Plan (or the Plan is out of date) they should be approved without delay (unless material considerations indicate otherwise).

6.17 Paragraph 49 of the NPPF also stipulates that relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.

11 C11015 Hillside, Strumpshaw Road, Brundall

6.18 In light of the foregoing, the applicant’s proposals will provide needed housing in a sustainable location that meets the relevant NPPF tests. Therefore the proposals benefit from the presumption in favour of sustainable development in paragraphs 14 and 49.

Requiring good design

6.19 Section 7 of the NPPF highlights that the Government attaches great importance to the design of the built development adding at paragraph 56 that ‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.’

6.20 Paragraph 66 of the NPPF adds that ‘Applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community’ adding that ‘Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.’

Meeting the challenge of climate change, flooding and coastal change

6.21 Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere.

Conserving and enhancing the natural environment

6.22 Paragraphs 109-125 of the NPPF are clear that pursuing sustainable development includes moving from a net loss of biodiversity to achieving net gains for nature, and that a core principle for planning is that it should contribute to conserving and enhancing the natural environment and reducing pollution.

Plan making

6.23 Paragraph 159 of the NPPF stipulates that local planning authorities should have a clear understanding of housing needs in their areas including addressing ‘the need for all types of housing, including affordable housing and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes’.

Decision taking

6.24 Paragraphs 186 and 187 are generally relevant to the determination of planning applications, stating that local planning authorities should approach decision-taking in a positive way and should look for solutions rather than problems, approving applications for sustainable development where possible.

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7. Consideration of the Main Planning Issues

7.1 This section considers the following key planning issues, which are pertinent to the proposals:

(a) Land Use/Principle of Development; (b) Drainage; (c) Design & Layout; (d) Highways & Parking; (e) Landscaping; (f) Ecology; (g) Amenity considerations; and (h) Planning Obligations.

(a) Land Use/Principle of Development

7.2 The proposed development qualifies as being able to take advantage of the provisions of Policy GC1 and paragraph 14 of the NPPF whereby the ‘presumption in favour of sustainable development’ applies (see section B Flood Risk for further consideration in this respect).

7.3 The applicant contends that the Council are also unable to demonstrate a 5-year supply of deliverable housing sites to meet their needs with reference to the Council’s latest Annual Monitoring Report (AMR) 2015-2016 published in January 2017, available on its website. The applicant is not aware of any new or more recent evidence that would change this conclusion. Consequently, the Council’s relevant policies for the supply of housing are not considered up-to-date with reference to paragraph 49 of the NPPF.

7.4 The application site is situated within a built-up well connected urban residential location whereby support for new housing is generally supported by the Local Development Plan (Policy GC2). The proposed development also relates to previously developed/brownfield land (garden land) whereby the NPPF at paragraphs 17 and 111 support new development in making effective re-use of such sites provided that they are not of high environmental value which the application site is not.

7.5 The Council’s pre-application response on this matter (included at Appendix 1 of this planning statement) highlights that “the site lies within the settlement limit and therefore development is acceptable in principle.” The Council add that “In my opinion, the site is large enough to satisfactorily accommodate the level of development proposed and subject to the detailed design and materials being acceptable in my opinion an application for the development proposed would receive officers support.””

7.6 Therefore, given the above including the presumption in favour of sustainable development, the Council’s failure to be able to demonstrate a 5-year supply of deliverable housing sites and the sustainable location of the application site the applicant considers that the principle

13 C11015 Hillside, Strumpshaw Road, Brundall

for the proposed development in this location is acceptable subject to other material planning considerations as discussed later in this section.

(b) Drainage

7.7 The application site is designated as being at very low risk from flooding from both rivers/sea and surface water and consequently is able to take advantage of the ‘presumption in favour of sustainable development’ with reference paragraph 14 of the NPPF.

7.8 The application is accompanied by the submission of a Drainage Strategy Note which confirms that both surface water run-off and waste water can be accommodated by the network of the recently constructed site, The Mallards, which wraps around the south and west of the site.

7.9 The surface water and wastewater networks for The Mallards are sized to accommodate surface and foul flows from this proposed development with drainage spurs provided on the southern boundary (planning reference 20150769 refers, granted May 2015).

7.10 The development currently proposed is of a high quality design and layout which has continually evolved following the advice and recommendations of the Council through the pre-application advice process as detailed in section 5 of this planning statement.

7.11 The current proposal consists of 2 bungalows. The Council confirmed the acceptability of this design approach within its pre-application response included at Appendix 1 of this planning statement. The current design solution also responds to the site’s constraints and surrounding context to achieve a compatible form of development which positively contributes to the wider street scene.

7.12 The overall proposal will make use of the large site to introduce 2 x no. individual detached dwellings which have been strategically placed to minimise impact, avoid any material overlooking issues and ensure open views and vistas underlined by the setting of the falling ground level to the South.

7.13 The proposed properties have been positioned through careful design consideration by utilising the existing ground levels and falling contours of the site, this has enabled the single storey dwellings to blend in and to become subservient with the heights and building lines of the adjacent current ‘Hillside’ dwelling.

7.14 Such a relationship also ensures that the proposal makes effective re-use of the site in providing much needed new homes to meet identified local needs as well as ensuring it is supported by a good level of infrastructure i.e. car parking, amenity space and landscaping which also form an integral part of the overall layout.

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7.15 Further detailed consideration and the design philosophy behind the current proposal are provided within the applicants Design & Access Statement submitted in support of this planning application.

(d) Highways & Parking

7.16 Plot/s 3 & 4 will be accessed via a new single dedicated entry from Strumpshaw Road, which will allow vehicles to leave the road onto the private drive with gated entry to all properties. The visibility splays for Strumpshaw Road’ at this proposed vehicle entrance has good unrestricted visibility in both directions and the proposed drive allows safe waiting off the road for both entering and exiting traffic. The Main Gate will be flanked by 2x no. brick pillars which will fall to a lower set post & timber fencing to reduce its visual impact on the street scene.

7.17 The submitted Transport Statement confirms that the proposed points of access accord with the Norfolk Design Guide.

7.18 All plot/s will benefit from suitable and secure parking, with ample turning contained within the boundary of the site well away from the public road to ensure both vehicle entry and exit for each plot can be achieved within a forward gear. This provision is in accordance with the Council’s required parking provision standards.

(e) Landscaping

7.19 The existing trees will be retained where advised as shown on the submitted proposed site layout plan and as detailed in the Arboricultural Report and any proposed landscaping utilised to provide a continued landscaped buffer forming the new boundaries between the proposed plots and to the overall site perimeter.

7.20 The current residential development to the South & East of the site has established a good clear distance relationship between buildings and garden space. This is something we have utilised which has given opportunity to also address the current landscaping of the client’s site. This allows renovated garden spaces with redundant corners and neglected spaces to be improved to provide complimentary garden spaces for each plot that will be used by residents and also benefit the local street scene and site as a whole.

(f) Ecology

7.21 Another application is being submitted alongside this one which includes the demolition of some existing single storey outbuildings and a small side extension to Hillside, therefore the application is accompanied by the submission of an Extended Phase 2 Habitat Survey/External Building Assessment for Bats.

7.22 This survey and report found that the habitats on site are common and widespread though the UK and are considered to be of low ecological value at site level only, however the tree

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lines and hedgerows around the site do provide good ecological linkages and should be retained wherever possible.

7.23 No badger setts were found and no trees identified to have potential for roosting bats. None of the building present on site were considered to be suitable for supporting roosting bats. The areas of amenity grassland found on site were species poor and of a short sward height and therefore are considered to have a low potential for the presence of reptiles and the site did not contain any suitable aquatic habitat for GCN.

7.24 In light of the above and the findings of the report and survey, it is considered that the development of the site will not affect the nature conservation value of the site or indeed the wider landscape.

(g) Amenity Considerations

7.25 The proposed development includes a good level of garden amenity space with the vast majority of this space private and enclosed given proposed landscaping to the boundaries of the site.

7.26 During the pre-application stage of the submission the Council advised that the site layout plan should include surrounding built form, in particular the recently constructed development to the east and south so that these relationships can be properly assessed. The submitted site layout/block plan addresses this requirement where it can be seen that orientation of the proposed dwellings and the distance between dwellings will ensure no loss of privacy. The size and scale of the proposed dwellings ensures that there will be no overbearing impact or loss of light.

(h) Community Infrastructure Levy (CIL)

7.27 The Council’s pre-application advice response on this matter included at Appendix 1 to this planning statement highlights that the Community Infrastructure Levy will apply. The applicant confirms that this matter will be negotiated during the planning application process.

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8. Conclusion

8.1 The proposed development relates to new residential development comprising 2 detached bungalows and associated development.

8.2 The application site is located within an established residential location with good links to nearby services and facilities confirming it as a sustainable location for growth. Importantly the proposal would also provide much needed new housing in an area with an identified lack of 5-year housing supply. Therefore, the principle of such development is acceptable with reference to the adopted Development Plan and the NPPF as an important material consideration.

8.3 The proposed development has been the subject of positive pre-application discussions with the Council and the scheme has evolved and been amended accordingly to take into account all recommendations/advice received through this process.

8.4 The proposed development remains of a high quality design which respects its surroundings making a positive contribution to the street scene and local area. This planning application submission also demonstrates how the proposal has been designed to minimise its impact on the adjacent residential development.

8.5 Therefore, the proposed development has demonstrated compliance with the Council’s relevant standards in respect of principle, design, appearance, layout, amenity, highways and sustainability and therefore the applicant has concluded that the proposal is acceptable in all regards with the current scheme demonstrating full compliance with the relevant policies of the development plan and NPPF.

8.6 The applicant has considered all other material considerations and has determined that there is significant support for the proposals within the local Development Plan and the NPPF and accordingly the development should be approved without delay in line with paragraph 14 of the NPPF. In this regard it is important to highlight that any adverse impacts associated with the proposed development would not significantly and demonstrably outweigh the benefits, when assessed against the policies in this NPPF taken as a whole and there are no specific policies in the NPPF that indicate such development should be restricted.

8.7 Having regard to the above, the Council is respectfully requested to look favourably on this planning application and grant planning permission for the development as currently proposed.

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Appendix 1

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