Former Lingwood First School, Chapel Road, Lingwood Repton Property Developments and Torrington Properties Ltd. Iain Hill July 2020 PLANNING STATEMENT FORMER LINGWOOD FIRST SCHOOL, LINGWOOD Former Lingwood First School, Chapel Road, Lingwood Table of Contents 1.0 Introduction 1 2.0 Site and Surroundings 2 3.0 Outline Planning Permission and Development Parameters 4 4.0 The Proposal 5 5.0 Planning Policy 7 6.0 Statement of Community Involvement 8 7.0 Affordable Housing Statement 9 8.0 Planning Analysis 10 9.0 Conclusion 16 Appendix 1 POLICY REVIEW Appendix 2 LINGWOOD & BURLINGHAM PARISH COUNCIL PRESENTATION Page i Former Lingwood First School, Chapel Road, Lingwood 1.0 Introduction 1.1 This Planning Statement, incorporating a Statement of Community Involvement and an Affordable Housing Statement, has been prepared by Bidwells on behalf of Torrington Properties, in support of an application for the approval of Reserved Matters pursuant to Condition 2 of outline planning permission ref: 20190278 (the outline planning permission). 1.2 The full description of the proposal is: ‘Reserved matters application with full details of appearance, landscaping, layout and scale of development for 23 residential units together with associated highway works’ The purpose of this Statement is to provide a detailed overview of the proposed development and how it has been developed to accord with the outline planning permission, having regard to key Planning Policies and site characteristics, so as to enable a full assessment of the proposed development to be made. 1.3 The Statement should be read in conjunction with the following Reports which are submitted as part of the Reserved Matters application: ● Design and Access Statement, incorporating the Energy / Sustainability Statement, prepared by Ingleton Wood LLP, August 2020; ● Soft Landscape, prepared by CJ Yardley Landscape Survey and Design, August 2020; ● Flood Risk Assessment and Drainage Strategy, prepared by Ingleton Wood LLP, July 2020; ● Tree Survey, Arboricultural Method Statement, prepared by Norfolk Wildlife Services, July 2020. The Applicant 1.4 Torrington Properties Ltd is a private sector development partner, with a focus on high-quality design and sustainability. Torrington Properties emphasise natural light and wellbeing in their design phase, placing high importance on the curation of place and community. As a result, all of their developments are of an extremely high quality and specification, incorporating renewable technologies to provide modern designs with a low carbon impact. 1.5 This application is being submitted in partnership with Repton Property Developments Ltd, the development company of Norfolk County Council. Page 1 Former Lingwood First School, Chapel Road, Lingwood 2.0 Site and Surroundings 2.1 The application site extends to approximately 1.28 hectares (3.16 acres) and is situated within the defined settlement boundary of Lingwood. The full extent of the site is as follows: Figure 1: Site Location Plan 2.2 The site is roughly rectangular in shape and comprises the location of the former first school. The existing school buildings are located in the western half of the site fronting Chapel Road and much of the front of the site is remnants of the hard-surfaced playground and parking areas. The eastern half of the site forms the previous grassed playing field with tree planting. A thin strip of land extends north from the north-eastern corner of the site. The site contains a number of trees that are protected by tree preservation orders (TPO). 2.3 Bordering the site to the north are a mix of bungalows and chalet bungalows with rear gardens facing the site. The boundary consists of a mix of boundary fencing and hedgerows to gardens with trees. The eastern boundary consists of bungalows and rear gardens. Garden fences and dense vegetation and trees form the boundary between the site and neighbouring dwellings. The southern boundary consists of a mix of bungalows and two storey houses parallel to the site boundary with rear gardens facing the site. The site boundary comprises timber closed board fences and dense trees and vegetation largely protected by a tree preservation order. 2.4 Chapel Road forms the western boundary of the site with the existing school layby forming a setback site entrance. A pedestrian pavement runs adjacent to the road long the site boundary. Page 2 Former Lingwood First School, Chapel Road, Lingwood The frontage is enclosed with tall metal railing fences and gates with some areas of soft landscaping behind. 2.5 The site provides direct access to the principal road network being less than 200m form the A47. A bus stop is located immediately adjacent to the site’s southern boundary, which provides access to bus routes to Norwich and other local destinations. A Railway Line also provides access to Norwich and other local destinations, located 0.7 miles from the site. 2.6 The principal amenities of Lingwood, including the schools (Primary School and a Short Stay School), Fish Shop, Hair Salon, café and pub are all located within close proximity of the site. Page 3 Former Lingwood First School, Chapel Road, Lingwood 3.0 Outline Planning Permission and Development Parameters 3.1 Broadland District Council granted outline planning permission on 15 October 2019 for: ‘Residential Development Including Demolition of School and Associated Buildings’ 3.2 With the exception of access, all matters were reserved for future determination. 3.3 The application is subject to 17 conditions. Of these, 5 relate to the submission of the Reserved Matters application. As well as the standard requirements that the Reserved Matters application must be submitted within three years i.e. by 14th October, 22 and provide information on scale, layout, appearance and landscaping (Condition 2), the conditions require arboricultural (Condition 5), surface water drainage (Condition 6) and energy efficient design (Condition 16) information to be submitted as part of an application. 3.4 Condition 3 requires the development to come forward in accordance approved drawings which includes a Parameters Plan (Ref: Dwg No 01_01_14_2_1103_10A Parameters Plan). 3.5 In addition, there are 7 pre-commencement conditions relating to, amongst other things, archaeology, highway design, construction management plan and fire hydrants. 3.6 A Section 106 legal agreement attached to the planning permission requires: • Provision of an Affordable Housing Scheme (28% of the total number of dwellings on site to be affordable, split 67% affordable and 33% Intermediate Housing) • Provision of open space, including, if required, a Green Infrastructure and Off-Site Open Space contribution. Page 4 Former Lingwood First School, Chapel Road, Lingwood 4.0 The Proposal 4.1 The application seeks the approval of Reserved Matters (appearance, landscaping, layout and scale) for the development of 23 residential dwellings, together with associated improvements to the highway network. The key elements of the scheme which accord with the parameters established by the outline planning permission are detailed below. Residential Units 4.2 The development proposes 23 residential units. The mix of units will be: MARKET Type Quantum 3 bed House 4 Bungalow 5 Chalet 8 TOTAL MARKET 17 AFFORDABLE RENT Type Quantum 2 bedroom House 3 3 bedroom House 1 TOTAL AFFORDABLE RENT 4 SHARED OWNERSHIP Type Quantum 2 bedroom House 1 3 bedroom House 1 TOTAL SHARED OWNERSHIP 2 TOTAL AFFORDABLE 6 OVERALL TOTAL 23 UNITS 4.3 The proposal will provide a split between market and affordable housing of 72% and 28% respectively. Further detail in relation to affordable housing provision is provided elsewhere in this Statement. Page 5 Former Lingwood First School, Chapel Road, Lingwood 4.4 A detailed overview of the residential element of this scheme is included within the Design and Access Statement, prepared by Ingleton Wood and submitted in support of this application. Figure 2: Layout Plan Associated Highway Infrastructure 4.5 In accordance with the outline planning permission, the principal vehicular access to the site will be taken from Chapel Road, utilising the infrastructure adjacent to this site. This will also provide a pedestrian route to the site. 4.6 A new highway is constructed to adoptable standards and will provide a turning head at the end of the new access road to provide adequate turning space for vehicles. The Site Layout Plan shows the layout of the main internal road of the development site. The roads will be constructed to appropriate standards to include footpaths as necessary. 4.7 Each of the proposed dwellings has been provided with dedicated on-plot parking spaces. All plots have external parking areas with space for two vehicles per dwellings. Additionally, all plots with the exception of plots 14-19 have single garages to provide additional parking areas if required by occupants. Landscaping 4.8 A detailed Landscaping Strategy is proposed as part of the development, and can be broken into the following key elements: ● Domestic open space; each plot contains generous private gardens; ● Non-domestic open space; including an area of open space extending to 1,406sqm located towards the centre of the site. 4.9 A detailed overview of the various elements of the proposed open space is included within the Design and Access Statement, which is submitted in support of this application. Page 6 Former Lingwood First School, Chapel Road, Lingwood 5.0 Planning Policy This Section provides an overview of the planning framework within which the proposed development is to be assessed, and further identifies other material considerations relevant to the proposal. In identifying the planning framework, consideration has been given to Section 38(6) of the Planning and Compulsory Purchase Act 2004, which states that: “If regard is to be had to the Development Plan for the purpose of any determination to be made under the Planning Act, the determination must be made in accordance with the Plan, unless material considerations indicate otherwise”.