Planning Statement (incorporating Design & Access Statement)
Full Planning Application for six dwellings with associated works, replacement stables with manege – Former Bankwood Mill, Broadbottom, SK13 5ER for Loxley Property & Developments Ltd
EP reference - 17-452
Emery Planning 2-4 South Park Court, Hobson Street Macclesfield, SK11 8BS Tel: 01625 433 881 www.emeryplanning.com
Project : 17-452 Site address : Bankwood Mill, Glossop, SK13 5ER Client : Loxley Property & Developments Ltd
Date : June 2018 Author : Alexa Burns
Approved by : John Coxon
This report has been prepared for the client by Emery Planning with all reasonable skill, care and diligence.
No part of this document may be reproduced without the prior written approval of Emery Planning.
Emery Planning Partnership Limited trading as Emery Planning.
Contents:
1. Introduction 1 2. Details of Proposals 2 3. Description of Site 2 4. Pre-application enquiry 3 5. Policy context 3 6. Planning considerations 5 7. Design & Access Statement 15 8. Conclusions and Planning Balance 16 9. Appendices 17
Planning Statement Bankwood Mill, Glossop, SK13 5ER June 2018
1. Introduction
1.1 This application seeks full planning permission for six dwellings with ancillary garaging and other associated works on the former chicken shed site, Long Lane, Charlesworth on behalf of Mr Stephen Dobie. Replacement stable buildings would also be provided as part of the development.
1.2 In addition to this planning statement, the following documents have been submitted in support of this planning application:
• Covering letter;
• Application form and certificate, duly completed;
• Plans and elevations by William McCall Architectural Services;
• Design & Access Statement (within Planning Statement)
• Landscape Plans by Tyler Grange;
• Landscape Statement by Tyler Grange;
• Transport Statement by SCP;
• Food Risk Assessment and Drainage Management Strategy by Betts Hydro Ltd; and
• Preliminary Ecological Assessment by Biora.
1.3 The following report includes: details of the proposed development; a description of the site; the relevant planning history of the site; the planning policy context; and the planning considerations which assess the development proposals against national and local planning policy.
1.4 This report demonstrates that the proposed development accords with the development plan, and planning permission should be granted accordingly.
1 Planning Statement Bankwood Mill, Glossop, SK13 5ER June 2018
2. Details of Proposals
2.1 The application seeks planning permission for the redevelopment of 6 detached, two storey family homes.
2.2 The description of development is:
“Full application for the demolition of existing buildings, removal of existing vehicular track and hardstanding and the construction of 6 no. dwellings with access, garaging, car parking, replacement stables and other associated works.”
2.3 The proposed dwellings are to be arranged in a group on part of the former chicken shed site. Apart from the proposed replacement stable buildings, the rest of the site will be entirely cleared of existing buildings, which are very substantial in size, both in terms of their scale and also their massing.
2.4 The proposed development is of high quality bespoke design, with consideration to the countryside context of the site. The proposals take a holistic approach to sustainability and hard / soft landscaping.
2.5 Access to the site is proposed to be taken off Long Lane, which is a private road that already serves the site.
3. Description of Site
3.1 The site is located at the former Bankwood Mill complex, near Charlesworth. It is accessed via a private road off Long Lane.
3.2 Also within the ownership of the applicant and directly adjacent to the application site are the former Bankwood Mill site itself, with an extant and implemented planning permission for two dwellings, through two alternative planning permissions to the west of the site and a former farmhouse to the southeast, where a replacement dwelling is currently in the advanced stages of construction.
3.3 The Bankwood Mill building to the west of the application site has partially been demolished as part of the lawful implementation of one of the extant planning permissions for two dwellings. This also involved the demolition of 2 former chicken sheds, which have been demolished.
3.4 The site itself comprises a total of 5 main existing buildings including 4 very large former chicken sheds now in a mix of different commercial / non-agricultural uses, occupied by short term licenses. The 5th unit is a substantial metal industrial unit, which is also in commercial use. In
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addition to the 5 units, there is also an additional smaller single storey building used as a services unit adjacent to the industrial unit. In addition the site contains a number of historic vehicular tracks and substantial hardstanding occupied by numerous steel storage containers.
3.5 The site is located within the Green Belt as defined in the adopted High Peak Local Plan.
Relevant planning history
3.6 The site has an extensive planning history, with 4 of the 5 main existing buildings being in various commercial uses and one of the former chicken shed being in use as stables.
3.7 In addition, all of the commercial units except the services unit have extant planning permission for change of use to further alternative non-commercial uses, mainly for stables and indoor manège use. The site also has planning permission for 2 outdoor manèges.
3.8 Due to the extensive number of planning permissions relating to the former Bankwood Mill site, a full list is provided separately at Appendix EP1. In addition, the extant alternative use permissions, which are the most relevant to this application are detailed within section 6 of this statement.
4. Pre-application enquiry
4.1 Following the submission of a pre-application enquiry in January 2016 and a site visit in March 2016, we received a written response on 17 May 2016.
4.2 We have addressed the matters raised within the pre-application response in the planning considerations section of this statement.
5. Policy context
National planning policy and guidance
5.1 The Framework was adopted in March 2012. It sets out the Government’s planning policies for England and how these are expected to be applied. The purpose of the planning system is to contribute to the achievement of sustainable development. The policies in paragraphs 18 to 219 of the NPPF, taken as a whole, constitute the Government’s view of what sustainable development in England means in practice for the planning system.
5.2 Paragraph 14 sets out the presumption in favour of sustainable development, which is the golden thread running through both plan-making and decision-taking.
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5.3 Paragraph 87 clarifies that as with previous Green Belt policy, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.
5.4 Paragraph 88 states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.
5.5 Paragraph 89 sets out six exceptions to Green Belt Policy, where the development of new buildings can be considered as not inappropriate. Exception 5 allows for:
“…the ‘limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt.”
Development plan context
5.6 The development plan comprises the High Peak Local Plan (HPLP) adopted in 2016. The site is located in the Green Belt as shown on the Proposals Map. The relevant saved Local Plan policies are:
• EQ 3 – Rural development
• EQ 4 – Green Belt development
• EQ 2 – Landscape character and design
• E4 - Change of Use of Existing Business Land and Premises
• S1 & EQ 6 - Character form and design
• S3 & H2 - New housing provision
• S1 & CF3 Transport implications of new development
• CF6 & S1 – Access, parking and design
5.7 These policies will be referred to as appropriate throughout this statement.
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6. Planning considerations
Green Belt
6.1 Policy EQ4 states that within Green Belt locations… ‘planning permission will not be granted unless it is in accordance with national planning policy’. The National Planning Policy Framework (The Framework) allows for ‘the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings)’ as ‘not inappropriate’ development in the Green Belt.
6.2 In principle therefore the proposed development, which comprises the redevelopment of a previously developed site, is acceptable. However, to be appropriate development the proposal must not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.
6.3 Having regard to the principles established in the case of Turner1, the assessment of openness of the Green Belt takes a two-fold approach, first being the change in the amount of built development (see above analysis) and second being the visual increase or decrease in openness.
6.4 The first ‘amount’ consideration is considered below.
6.5 The proposed buildings would be of less cubic volume and footprint / floorspace of the existing buildings, 4 of which are over 500 sq.m in size and are located on a small portion of the site over which the existing buildings are spread. The existing access track and car parking areas also has an impact on the existing openness of the site.
6.6 The table below provides a summary of the quantitative comparison between the existing buildings on the site and the proposed development. Volumetric calculations for the existing and proposed buildings are attached at Appendix EP2.
Existing Proposed Difference Footprint 2,536 1,297 -1,239 (m2) Floor area 2,536 1,791 -745 (m2) Volume 7,986 5,040 -2,946 (m3) Maximum 5.1 7.5 + 2.4 height (m)
1 John Turner v Secretary of State for Communities and Local Government & East Dorset Council [2016] EWCA Civ 466
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6.7 The comparison figures within the table above demonstrate that the proposed development would in fact result in a significant increase in the overall openness of the Green Belt site, with large reductions of 1,239m2 (-49%) in the footprint area of buildings, 745 m2 (-29%) in floor area and a similarly large reduction in the volume of buildings of 2,946m2 (-37%).
6.8 Although the overall height of the proposed dwellings is greater than the existing buildings, there is a reduction in scale in all other aspects (volume, footprint and developed area). This leads to an overall increase in the physical and perceived openness of the site. Indeed, the extent of the site to be developed is much reduced compared to the existing developed area.
6.9 Secondly, the matter of a visual increase or decrease is considered; would the proposed development result in a perceived visual loss of openness?
6.10 This is where not only the visual scale and massing of the 5 main existing buildings, but the spread of those existing buildings, along with the hardstanding around them should be assessed, against the scale, massing and spread of the 6 proposed dwellings and stables within the wider countryside setting.
6.11 In our view there is significant benefit to the openness of the Green Belt in the overall developed site area being so significantly reduced from 1.03ha to a residential area of just 0.48ha, including the removal of extensive areas of hardstanding, car parking and other paraphernalia (including a number of storage containers) associated with the existing commercial use of the site.
6.12 The proposed dwellings are 2 storeys high; however our client would be willing to consider reducing the height to 1.5 storeys by incorporating dormers if this is deemed necessary by the Council. That design approach, including the use of dormers, has been accepted previously on this site under the planning permission for 2 units in 2015 (LPA ref: HPK/2015/0689) and previous consents at Bankwood Farmhouse (LPA refs: HPK/2005/0803, HPK/2007/0351, HPK/2010/0042, HPK/2013/004 & HPK/2015/0160).
6.13 Due to nature of the site and the surrounding countryside, there are limited public vantage points which provide views into the site. Due to one of the site boundaries being the River Etherow, these would tend to be longer range views which are intercepted by tree coverage and other natural landscape features, including the land levels themselves.
6.14 When taking into account a combination of the reduced size of the developed area of the site, and the reduction in the bulk and massing of the buildings, together with the limited, long
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range vantage points, which are often obstructed by natural landscape features, we draw a clear conclusion that the proposal would in fact result in a perceived increase in openness.
6.15 As part of the proposals, a comprehensive landscaping scheme is proposed, which will provide a significant enhancement to the site and will soften the proposed development against the landscape, compared to the existing buildings which are set in a very open landscape and are therefore more prominent.
6.16 To complement the matter of considering the visual assessment of openness, a landscape statement is also provided in support of this application. The key conclusions of this document are directly relevant to the consideration of the impact of openness of the proposed development, compared to the existing development on site:
• The proposed reduction of size of the buildings, compared to the existing buildings results in a less developed, more open site;
• The siting and orientation of the proposed dwellings enhances the visual permeability of the site, from both the immediate vicinity, but most importantly from the longer range views to the north and west, across the River Etherow;
• The comprehensive landscape scheme proposed is a significant benefit of the proposed development compared to the existing site, which has very limited vegetation immediately around the buildings. This landscaping will soften the proposed development, particularly when viewed across the valley. It will also create an improved relationship between the site and the River Etherow which is the most sensitive landscape feature on the site;
• The proposed reduction in access roadways and hard standing associated with the will bring many positive environmental benefits through additional tree and shrub planting, the creation of ecological habitats whilst also providing a greener overall aesthetic to the proposed development; and
• The proposed development will generally result in a much higher quality aesthetic to the built form. It will remove the existing areas of the site which have become an eyesore, notably where three of the chicken sheds have been previously removed and a series of storage containers and other material is stored.
6.17 To conclude on the consideration of openness, the change in the amount of built development, which will decrease, along with the visual increase in openness means that the proposed development accords with Green Belt policy and is not inappropriate development.
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The increase in height of the proposed buildings would be more than offset by the reductions in volume and built area.
Redevelopment of Previously Developed Land
6.18 The site is previously developed land (PDL). The PDL status of the site provides a strong policy basis for the site’s redevelopment because:
• Government policy is very clear on the need to promote the redevelopment of PDL; • all local authorities have to have a brownfield register (reinforcing the above stance); • the Local Plan is very supportive of the redevelopment of PDL.
6.19 The proposed development would regenerate a previously developed site. It would also assist the Council in meeting its housing requirements through the redevelopment of PDL. This is a significant benefit of the proposed development.
Existing Business Land & Premises
6.20 Each of the units within which a business currently operates has extant planning permission for an alternative non-employment use. Each of these permissions are capable of implementation at any time.
6.21 On this basis, the Local Planning Authority have already accepted and approved the loss of the existing employment use of the site. This position represents very strong justification to support the redevelopment of the site and the loss of the business units.
6.22 The table below details the key permissions of relevance to this application. For ease of reference, the existing buildings have been numbered as detailed on the plan in Appendix EP1. Please note that this does not necessarily relate to building numbers referred to in historic documentation on the various applications, although in the majority of cases a specific building number has not been used at all within the previous applications, and in these instances only the site plan confirms the building to which the application relates.
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Unit / Application Description Decision Comments plot Reference date 2 & HPK/2017/0504 Change of use of an existing Approved Alternative use for adjacent building at Bankwood Mill to 31.01.2018 Units 2 & adjacent plot accommodate stables and an plot associated manège
1&5 HPK/2017/0453 Change of use of two existing Approved: Renewal of buildings from B1/storage to 10,11.2017 HPK/2014/0605 an indoor manège & the other Alternative use for building to 4 stables Units 1&5
4 HPK/2016/0697 Conversion of existing building Approved: Alternative use for used for the storage of plant 28,03.2017 Unit 4 machinery and building material into stables
6.23 As detailed above, units 1, 2, 4 and 5 all have extant planning permission for non-commercial uses, which could be implemented at any time. Furthermore, the plot adjacent to Unit 2, which is the former site of one of the chicken sheds has planning permission for an outdoor manège. Unit 3 is already in use as stables.
6.24 Policy E4 of the adopted High Peak Local Plan relates to the change of use of existing business land and premises. On the basis that the Council have already accepted the change of use of every unit on site to non-employment uses, it is not necessary to address the detailed requirements of Policy E4. The Council must determine similar cases (i.e. applications for a change of use of the buildings to a non-commercial use) in a consistent manner.
6.25 Notwithstanding this, Policy E4 seeks to retain employment land and premises where they are required to support the local economy. However, it is recognised that under some circumstances the redevelopment of employment land may be justified. There are several scenarios provided within the policy of such circumstances, including where the commercial or financial viability is no longer feasible and where the employment use is incompatible with nearby residential uses.
6.26 There are 4 units on the site which are in ‘employment’ use as defined by Policy E4. 3 out of 4 of these units were former chicken sheds associated with the previous use of the site as a poultry farm / factory. Units 1 and 2 are currently used by a greeting cards supplier, who uses the units for storage purposes and as a distribution base (unit 2 was until recently used as a photography studio). Unit 4 is currently used by Loxley Developments (the applicant) for the
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storage of building materials. Unit 5 is currently in B2 use. All of these uses are based upon short term licenses and nominal rents. The occupiers intend to relocate to more suitable premises and have provided letters in support of the planning application which are contained within Appendix EP3.
6.27 The owner of the site and the applicant for this application purchased this site as a long-term interest and investment and the employment uses have been enticed, in the interim period, through the use of nominal rental, to assist with site maintenance costs. The occupiers of the units have always been aware that the arrangement is short term. They have decided to take advantage of the extremely low cost of operating from the site over a short term period, despite the less than ideal location for these uses and the fact that all but one of the units were built for as chicken sheds and do not have basic amenities. These units have a shared toilet by way of a portacabin.
6.28 We note that in relation to planning application HPK/2010/0396 in relation to the redevelopment of the adjacent Bankwood Mill site for 2 dwellings, the officer report stated:
“Access to the site is constrained by the single track lane which serves it and over which there is little opportunity to improve. The future use of the site for industrial purposes is unlikely due to the remote location, no longer fit for purpose buildings and poor access.”
6.29 The poor access, which is also adjacent to existing residential properties, has therefore been recognised as a key constraint to the sites future use for commercial purposes. Removing the commercial uses and reducing the number of potential HGV movements would represent a significant planning benefit.
6.30 Some of the major factors impacting upon the viability of these units for business use are:
- the lack of three phase power; - the lack of reasonable sanitary facilities; - the lack of mains drainage; - the lack of mains water; the inadequate broadband speed; - low eaves heights and interrupted commercial space due to timber pillars; - the lack of enclosed yard areas or loading aprons; - poor security; - unmade vehicular access; and - the lack of external lighting.
6.31 The proposal therefore also complies with Policy E5 of the Local Plan, which states:
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“The Council will seek to maximise the potential of constrained employment sites where their infrastructure and/or premises are no longer suited to meeting the needs of modern businesses in their present form.”
6.32 Finally, it is of note that permitted development rights make provision for the conversion of B8 and B2 units to residential use, without the need for planning permission (through prior approval). Although there is currently no intention to seek prior notification for these changes, it is effectively a ‘fallback’ option, should planning permission be refused, and should therefore be acknowledged in the consideration of this application. It also clearly sets out the Government’s desire to encourage the redevelopment of previously developed land for residential use, alongside other mechanisms such as the Brownfield Register.
Housing Delivery
6.33 The Government’s recognition of the import role that small sites play in achieving housing delivery targets is reflected in the draft consultation National Planning Policy Framework, which specifically refers to the matter.
6.34 High Peak Council relies upon 400 units on small windfall sites coming forward within the Glossopdale sub-area to meet the housing requirements identified with the adopted Local Plan. To date a significant shortfall has accrued against what the Local Plan housing trajectory, and this includes a shortfall in the delivery of windfall sites.
6.35 The application site would therefore positively contribute towards High Peaks identified housing need, and specifically the need to bring forward windfall sites.
Design and appearance
6.36 The design principles of the development are addressed specifically within the design and access statement accompanying the application.
6.37 The proposed development will remove the existing buildings, which are large unattractive sheds, and tidy up areas of site which have become an eyesore, notably where three of the chicken sheds have been previously removed and a series of storage containers and other material is stored. This eyesore will then be replaced with a bespoke development of high quality design, which is appropriate to the location and will represent a significant improvement to the character and appearance of the site.
6.38 The proposed development would utilise appropriate materials, including natural slate and stone, rather than bricks.
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6.39 The proposals are lower in height than the surrounding dwellings (either as built, or as approved) and will therefore be in context with their environment.
There is a mix of architectural styles in this area and different designs could be appropriate at this site, for example the modern style of the replacement dwelling at the former farmhouse (approved under application ref: HPK/2015/0385). Nevertheless, the design and layout is considered to be suitable and reflective of the styles of traditional rural dwellings in the High Peak, and in compliance with Policies S1 and EQ6 of the adopted Local Plan. The design style of the proposed development is also very similar to previous approvals on the site.
Transport & Accessibility
6.40 A Transport Technical note written by SCP is submitted in support of this application. This technical note concludes that the proposed development is considered to offer significant betterment of the site in highways terms, compared to the existing situation, as it would reduce the overall level of vehicle movements and also reduce to movement of larger vehicles relating to existing site deliveries. The Transport Technical Note considers that this betterment is of benefit to the wider local highway network and in particular in relation to Long Lane and the A626 Marple Road. The existing access is less than ideal for commercial uses with regular HGV movements.
6.41 The scale and nature of the proposal is such that it would not generate significant numbers of vehicle movements. The number of likely vehicle movements would represent a significant reduction in comparison to the existing commercial uses.
6.42 The site is considered to be located in an accessible location, with links to pubic footpaths and public transport providing opportunities for modes of transport other than the private car. The site also provides good opportunity for linked trips, with rail and bus services being only a short drive from the site.
6.43 The site is located a short distance from Broadbottom which where a number of shops and services, including restaurants, public house, church, primary school, post office, sports facilities and garden centre are located.
6.44 Broadbottom train station, which is on the Manchester-Hadfield and Glossop line, is approximately 1.4km from the site and provides a regular service between Manchester and Glossop, with 3 trains per hour (in each direction) at peak times.
6.45 Park and ride facilities are available at the station, with links to the more immediate area via the 202 and 341 bus services, departing on an hourly basis.
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6.46 The closest bus stops (serviced by the above routes) are only around 10 minutes’ walk from the site (approximately 850 metres), which meets the Chartered Institute of Highway and Transportation (CIHT’s) recognised walkable neighbourhood’s catchment of around 800m. There are many opportunities for walking trips and the walk along Long Lane is considered to be the type of walk that is commonly expected in a rural location.
6.47 Consequently, the site has easy access to a range of essential facilities and is accessible via a number of sustainable transport options. The level of parking provision and access arrangements are in line with the requirements of policy TF1 and S1 of the HPLP.
6.48 Indeed, the fact that the Council have previously approved two dwellings on the former mill part of the site, means that the principle of change of use from commercial to residential is accepted.
Sustainability
6.49 Sustainability is a broad series of factors, identified in paragraph 7 of The Framework under the three headings of economic; social and environmental. These factors are therefore much wider than accessibility alone. The sustainability credentials of redeveloping a previously developed site are high based on all three of the sustainability dimensions. This is a very efficient use of land and resources, which is advocated in national planning policy and the development plan.
6.50 The sustainability benefits of focussing development on previously developed land are long recognised as an important material consideration in planning determinations, and consideration of whether the proposal accords with the development plan as a whole.
6.51 Previously developed sites within the countryside are equally as important to previously developed sites within the urban area, as they support the rural economy and assist in meeting housing need requirements in a sustainable manner.
6.52 Previously developed sites outside of the urban area are not by definition normally as accessible as urban sites to services and facilities by a range of transport modes, however, in instances where the site is outside of, but close to the urban area, weight should be given to the fact that the majority of journeys, even if they are by car, are likely to be short.
6.53 The proposed development will result in a reduction in vehicle movements compared to the existing use and will therefore represent a benefit by promoting sustainable modes of transport.
6.54 Indeed, the fact that The Framework allows for the redevelopment of previously developed land in the Green Belt, which by definition will generally be in locations which are less
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accessible than urban areas, means that, by inference, the less accessible nature of these sites has been accepted.
6.55 Policy EQ 3 (Rural Development) of the adopted HPLP specifically supports this approach, with the first bullet point of this policy referring the redevelopment of previously developed sites.
Ecology
6.56 A preliminary ecological assessment (PEA) has been completed by Biora. This PEA is submitted in support of this planning application. In summary, the PEA did not identify the presence of any protected species on the site and therefore there is no ecological mitigation necessary in order to carry out the proposed development.
Landscaping
6.57 The redevelopment of the site would be in keeping with existing development patterns in the area, where scattered grit stone buildings in well wooded and well settled valley pastures are a valued feature. The design has focused on utilising local building materials and would be more in keeping with the qualities of the special landscape area than the existing structures at the site, and indeed the extant planning permissions. The incorporation of sensitive landscaping would recognise the importance of native trees in blending the development with its surroundings and strengthening the wooded character of the area.
6.58 The application is also accompanied by a detailed landscaping scheme and a landscape statement prepared by Tyler Grange.
Flood Risk
6.59 A Flood Risk Assessment and Drainage Management Strategy has been prepared in support of this application by Betts Hydro.
6.60 In summary, on the Environment Agency’s flood map the site lies within Food Zone 2, however Betts Hydro have undertaken their own hydraulic assessment, based upon a topographical survey of the site to provide a more detailed site specific understand of the flood risk.
6.61 The hydraulic assessment of the site considered a 1 in 1000 year event and 1 in 100 year event. The assessment confirms that the proposed development is not at risk in the 1 in 1000 year event and consequently should be considered to be Flood Zone 1 and not subject to the sequential test.
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7. Design & Access Statement
7.1 The bespoke design of each of the house elevations are in character of a typical Georgian style which can be seen throughout Derbyshire High Peak area, including the local and immediate vicinity.
7.2 The proposed two storey height of the dwelling is in context with the height of the surrounding properties.
7.3 Classic detailing such as stone surrounds to windows, quoins and plinths gives an attractive aesthetic to the elevations. These traditional features and detailing extend through to the garages so that these subservient buildings read well with the houses maintaining high quality finishes to all elements of the construction.
7.4 High quality timber fencing and landscaping will complement the attractive period properties, whilst maintaining the open appearance of the site.
7.5 The proposed stables are of a high quality but functional design, utilising materials appropriate to their use and location.
7.6 Access is along a private drive from Long Lane operated through a traffic light system at its junction. The private lane that travels along the River Etherow gives the site a particularly pleasant entrance setting.
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8. Conclusions and Planning Balance
8.1 The application seeks planning permission for the erection of 6 detached, two storey family homes.
8.2 The proposal involves the redevelopment of a previously developed site, within the Green Belt. The assessment within this statement has demonstrated that the proposed development would be of no greater impact on openness of the Green Belt and the purposes of including land within it than the current arrangement at the site. In fact, the proposed development would have significantly less impact on the openness of the Green Belt, compared to the existing buildings and associated paraphernalia. The proposal therefore comprises appropriate development within the Green Belt.
8.3 The loss of the existing employment uses has already been deemed acceptable by the Council, as alternative, non-employment uses have already been approved for each of them.
8.4 The design has sought to incorporate features and materials that are characteristic of traditional buildings in the locality and would significantly improve the appearance of the site through the replacement of untidy structures and hardstanding, with attractive, traditionally built homes and landscaping. The design of the proposed development is considered to be a significant improvement over the existing buildings on the site.
8.5 In addition to the proposal complying with the development plan, there are a number of key benefits associated with the proposed development which should be considered as part of the planning balance:
• It will deliver the redevelopment of a previously developed site;
• It will result in a sustainable form development;
• It will supply housing in an area of housing need;
• It will result in a reduction in vehicle movements, compared to the existing use; and
• It will improve the openness of the Green Belt.
8.6 The proposed development has been tested against the relevant national and local planning policies and compliance has been demonstrated with these policies. It complies with the development plan as a whole. Accordingly, the proposed development should therefore be approved in accordance with Section 38(6) of the Planning and Compulsory Purchase Act (2004).
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9. Appendices
EP1. Bankwood Mill planning history summary EP2. Volumetric assessments EP3. Letters from existing occupiers of commercial units
17 Appendix EP1 – Bankwood Mill planning history
Application Ref. Description Decision date
HPK/2017/0691 Erection of 2 dwellings, associated garages, stables and small office and Approved ancillary works (variation of planning permission HPK/2015/0689) 10.05.2018
HPK/2017/0392 Removal/Variation of condition 23 relating to HPK/2010/0396 and Approved NMA/2016/0054 06.09.2017
HPK/2017/0026 Variation of condition 23 on planning permissions (HPK/2010/0396 and Approved NMA/2016/0054) 19.05.2017
HPK/2016/0693 Application for lawful development certificate for existing use as B8 Approved (Storage or Distribution) 27.02.2017
NMA/2016/0054 Non material amendment relating to HPK/2010/0396 Approved 17.01.2017
HPK/2015/0689 Proposed Redevelopment of the Former Bankwood Mill for 2 Dwellings Approved (re-design of scheme approved under application HPK/2010/0396 & 01.07.2016 HPK/2013/0298)
HPK/2015/0385 Proposed Replacement Dwelling Approved 08.10.2015
HPK/2015/0393 Proposed removal of Condition 13 (permitted development rights) Approved relating to planning application HPK/2015/0160 18.09.2015
HPK/2015/0160 Proposed replacement dwelling Approved 13.05.2015
HPK/2015/0089 Application for a Lawful Development Certificate for an Existing Use - Refused 27.04.2015 Storage of Plant Machinery & Building Materials
HPK/2014/0654 Replacement Dwelling, Timber Barn and Stone Outbuildings Refused 01.04.2015
HPK/2014/0605 Change of use of two existing buildings from B1/storage to an indoor Approved manège and the other building to 4 stables 10.02.2015
HPK/2013/0405 Proposed outdoor manège to replace concrete pads Approved 31.10.2013
HPK/2013/0406 Proposed removal of bump from sloping land. Removal of 12 x trees. Approved Additional planting/trees to river bank 27.11.2013
HPK/2013/0298 Removal of large elements of former print works including adjacent Approved fenced pen area, leaving original structures for conversion to one house 01.08.2013 & one bungalow including ancillary buildings for mixed use & formation
1
Appendix EP1 – Bankwood Mill planning history
of new internal garden parking & paddocks
HPK/2013/0023 Proposed Change of Use from Storage B8 to B1 Approved 29.05.2013
HPK/2013/0004 Application to Replace Extant Planning Permission - HPK/2010/0042 - Approved Replacement Dwelling 27.02.2013
HPK/2010/0396 Removal of large elements of former print works including adjacent Approved fenced pen area, leaving original structures for conversion to one house 18.10.2010 & one bungalow including ancillary buildings for mixed use & formation of new internal garden parking & paddocks
HPK/2010/0042 Renewal of HPK/2007/0351 to extend time limit to realign approved Approved replacement dwelling 07.04.2010
HPK/2010/0041 Renewal of HPK/2006/0291 to extend time limit for two storey extension Approved and internal alterations with external window alterations 06.05.2010
HPK/2007/0350 Change of use from chicken shed to storage unit Approved 05.07.2007
HPK/20070351 Realignment of approved replacement dwelling Approved 05.07.2007
HPK/2006/0291 Two storey extension and internal alterations with external window Approved alterations 01.06.2006
HPK/2006/0289 Removal of two chicken sheds and replacement with outdoor manège Approved 01.06.2006
HPK/2006/0290 Change of use from chicken shed to storage Approved 20.06.2006
HPK/2005/0803 Two storey dormer bungalow as replacement dwelling for existing Approved 09.12.2005
HPK/2005/0786 Change of use from chicken sheds to stables and indoor manège Approved 06.12.2005
HPK/2005/0787 Change of use from HGV garage and office and operating base with Approved small repair and fabrication (yard) to B2 use (industrial) 02.12.2005
HPK/2005/0329 Extension to house and new skin of stone to exterior with slated roof Approved15.06.20 05
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Chew Brook Design DATE: MAY 1, 2018 The Old Post Room CLIENT REF: [ LOXLEY HOMES ]
34 Chew Valley Road TO Greenfield MR S DOBIE OL3 7DA LOXLEY HOMES Tel: 01457 871202 Email: [email protected]
Chicken Shed (2 No.)
SITE LOCATION Bankwood Mill, Charlesworth
BUILDING VOLUME UNIT Building Volume 1794.9 m3
FOOTPRINTS UNIT Building footprint 588.5 m2
Please note: There are 2 Chicken Shed buildings, the volume on this page denotes the volume & foot print for 1 of the buildings, however the accumulative volume & foot print figures at the end of this document denotes the total of both buildings & the other buildings on the site.
In partnership with William McCall Architectural Services
Chicken Shed with Porch (2 No.)
SITE LOCATION Bankwood Mill, Charlesworth
BUILDING VOLUME UNIT Building Volume 1806.9 m3
FOOTPRINTS UNIT Building footprint 592.5 m2
Please note: There are 2 Chicken Sheds with porch buildings, the volume on this page denotes the volume & foot print for 1 of the buildings, however the accumulative volume & foot print figures at the end of this document denotes the total of both buildings & the other buildings on the site.
In partnership with William McCall Architectural Services
Metal Industrial Unit (1 No.)
SITE LOCATION Bankwood Mill, Charlesworth
BUILDING VOLUMES UNIT Building Volume 772 m3
FOOTPRINTS UNIT Building Footprint 169.7 m2
In partnership with William McCall Architectural Services
Service Building (1 No.)
SITE LOCATION Bankwood Mill, Charlesworth
VOLUMES UNIT Building Volume 9.9 m3
FOOTPRINTS UNIT Building Footprint 4.3 m2
In partnership with William McCall Architectural Services
Totals
VOLUMES UNIT Combined Building Volume 7985.6 m3
FOOTPRINTS UNIT Combined Building Footprint 2536 m2
HEIGHT UNIT Maximum Height of Buildings 5.1 m
In partnership with William McCall Architectural Services
Chew Brook Design DATE: MAY 25, 2018 The Old Post Room CLIENT REF: [ LOXLEY HOMES ]
34 Chew Valley Road TO Greenfield MR S DOBIE OL3 7DA LOXLEY HOMES Tel: 01457 871202 Email: [email protected]
House Building (6 No.)
SITE LOCATION Bankwood Mill, Charlesworth
BUILDING VOLUME UNIT Building Volume 665 m3
FOOTPRINTS UNIT Building footprint 119 m2
Please note: There are 6 House buildings, the volume on this page denotes the volume & foot print for 1 of the buildings, however the accumulative volume & foot print figures at the end of this document denotes the total of all 6 House buildings & the other buildings on the site.
In partnership with William McCall Architectural Services
Garage Building (6 No.)
SITE LOCATION Bankwood Mill, Charlesworth
BUILDING VOLUMES UNIT Building Volume 136.8 m3
FOOTPRINTS UNIT Building Footprint 37 m2
Please note: There are 6 Garage buildings, the volume on this page denotes the volume & foot print for 1 of the buildings, however the accumulative volume & foot print figures at the end of this document denotes the total of all 6 Garage buildings & the other buildings on the site.
In partnership with William McCall Architectural Services
Stable Building (1 No.)
SITE LOCATION Bankwood Mill, Charlesworth
VOLUMES UNIT Building Volume 1044.2 m3
FOOTPRINTS UNIT Building Footprint 267.2 m2
In partnership with William McCall Architectural Services
Totals
VOLUMES UNIT Combined Building Volume 5040 m3
FOOTPRINTS UNIT Combined Building Footprint 1297 m2
HEIGHT UNIT Maximum Height of Buildings 7.5 m
Acreage
EXISTING UNIT Existing Commercial Area 2.553 Acres
PROPOSED UNIT Proposed Residential Area 1.198 Acres
In partnership with William McCall Architectural Services