DESIGN AND ACCESS STATEMENT Lopham Road, East Harling December 2018 Prepared by: CSA Environmental Dixies Barns, High Street, Ashwell, Herts, SG7 5NT email: [email protected] On behalf of: Gladman Developments Ltd. Date: Prepared by: Authorised by: File reference: First Issue 27/11/18 BT/SP SG 3997_05 Second Issue 07/12/18 RC RR 3997_05_A Third Issue 10/12/18 RC RR 3997_05_B Fourth Issue Lopham Road, East Harling Design and Access Statement Issue Date: December 2018 Doc Ref: CSA_3997_05 CONTENTS 01 Introduction 01 02 Planning Context and Design Guidance 03 03 Site Assessment 07 04 Evaluation 27 05 Development Proposals 31 06 Conclusion 51 01. INTRODUCTION 1.1 Introduction This Design and Access Statement (DAS) has been prepared by CSA Environmental on behalf of Gladman Developments Ltd for a proposed residential development at land to the south of Lopham Road, East Harling (the Site). The Site lies within the administrative area of Breckland District Council. East Harling village is situated approximately 12.9km (8 miles) east of Thetford and 10.4km (6.44 miles) south Developments under west of Attleborough. The Site is located adjacent construction to the south eastern built edge of East Harling, to the south of Lopham Road. The Site measures 11.79 hectares. The submitted planning application seeks outline planning permission for a high quality sustainable RIVER THET development comprising the following: • Residential development for up to 198 new EAST HARLING dwellings. LOPHAM ROAD • New publicly accessible and attractively landscaped open space, including a children’s play area (Locally Equipped Area for Play GARBOLDISHAM ROAD (LEAP)), new allotments, a community orchard, (B1111) SITE woodland burial area, and new recreational routes. • Access is applied for in full. Site Boundary Figure 1.1: Site Location Plan. 1 Design and Access Statement 1.2 Purpose of the Design and Access Statement The DAS explains the design rationale for the scheme The vision for the Site is to create a sensitively designed • Promote a development that integrates into and how the applicant has fully considered the and high quality place which complements the its surroundings, with a focus on maximising proposals and understands what is appropriate character of East Harling and responds to the Site’s connectivity through convenient pedestrian and feasible within the context of the Site and its assessed constraints, as follows: links between the Site, the existing settlement surroundings. edge and the surrounding green space. • Deliver appropriate housing growth for East • Enhance existing play facilities available in Good quality design is an integral part of sustainable Harling and the wider Breckland District area. East Harling by providing a children’s play area development. The National Planning Policy Framework (NPPF) recognises that design quality • Provide up to 198 dwellings, offering a range of in a convenient location for the surrounding matters and that planning should drive up standards dwelling types, sizes and tenures to meet the community. across all forms of development. Achieving good housing needs of the area (including up to 40% • Create a ‘place’ that is accessible to everyone, design is about creating places, buildings or space affordable housing). which makes everyone feel comfortable, safe that work well for everyone, look good, last well, and • To create a logical, carefully considered and and secure and a place where people want to will adapt to the needs of future generations. positive extension to East Harling, which will live. transition between the existing settlement to the This Design and Access Statement is comprised of north and west and the surrounding countryside the following sections: to the south and east. 01. Introduction: This section introduces the • Respect and enhance the Site’s landscape development proposals and sets out the vision and and environmental assets by setting the new purpose of the Design and Access Statement. housing within attractively landscaped open space which retains and enhances boundary 02. Planning Context and Design Guidance: This vegetation and provide a new extensive area section sets out the relevant planning policy that of publicly accessible green space within the applies to the development of the Site. south western part of the Site. 03. Site Assessment: This section demonstrates the • The proposed green infrastructure framework steps taken to appraise the Site and its surroundings. will allow for appropriate landscape and 04. Evaluation: 7KLVVHFWLRQLGHQWLÀHVWKHLQÁXHQFHV ecological enhancement measures to be and opportunities of the Site and its surroundings. applied. 05. Development Proposals: This section • Provide Sustainable Drainage Systems (SuDS) describes and illustrates the design proposals and features in the form of attenuation basins, GHPRQVWUDWHVKRZWKH\UHVSRQGWRWKHLQÁXHQFHV designed to retain surface water and provide DQGRSSRUWXQLWLHVLGHQWLÀHGLQ6HFWLRQ new habitat for wildlife. 06. Conclusion: This section evaluates the proposals against NPPF sustainability and design criteria. Lopham Road, East Harling - November 2018 2 02. PLANNING CONTEXT AND DESIGN GUIDANCE 2.1 National Planning Policy Planning Policy Background • Function well and add to the overall quality of • Local character (including landscape setting). A detailed assessment of the planning policy the area over the lifetime of the development. • 6DIHFRQQHFWHGDQGHIÀFLHQWVWUHHWV framework is set out in the Planning Statement, • Be visually attractive as a result of good which accompanies this planning application. This • A network of greenspaces (including parks) architecture, layout and appropriate and section focuses on the local planning policies most and public places. effective landscaping. relevant to the design and access proposals for the • Crime prevention. • Be sympathetic to local character and development. • Security measures. history, while not preventing or discouraging National Planning Policy Framework (NPPF) innovation. • Access and inclusion. At the national level the relevant policy guidance • Establish or maintain a strong of place to create • (IÀFLHQWXVHRIQDWXUDOUHVRXUFHV is set out in the National Planning Policy Framework attractive, welcoming and distinctive places to • Cohesive & vibrant neighbourhoods.” (NPPF) (July 2018). The NPPF sets out a presumption in live, work and visit. favour of sustainable development and is a material • Optimise the potential of the Site to National Design Guidance consideration in the making of planning decisions, accommodate and sustain an appropriate Whilst the NPPF replaced Planning Policy Statements, setting out the parameters by which planning amount and mix of development (including the following documents are still relevant and aim applications are to be assessed in relation to: green and other public space). to inspire well designed schemes that will create attractive places and inclusive new communities. • The presumption in favour of sustainable • Create places that are safe, inclusive and The following principal documents have informed development. accessible and which promote health and well-being. the design proposals: • Decision-making. • 'HOLYHULQJDVXIÀFLHQWVXSSO\RIKRPHV • Manual for Streets 2: Wider Application of the Planning Practice Guidance (PPG) Principles, 2010. • Promoting healthy and safe communities. The Planning Practice Guidance (PPG) explains how • Urban Design Compendium 1 and 2, English • Promoting sustainable transport. the NPPF policy should be implemented. Paragraph Partnerships - Housing Corporation, 2000-2007. • Making effective use of land. 006 (ID 26-006-20140306) of the PPG provides further • Building for Life 12 (3rd Ed.), Design Council, • Achieving well-designed places. information on design in the planning process. It states: 2015. • Conserving and enhancing the natural environment. “Design impacts on how people interact with places. Although design is only part of the planning Paragraph 124 of the NPPF states that “Good design process it can affect a range of economic, is a key aspect of sustainable development, creates social and environmental objectives beyond better places in which to live and work and helps the requirement for good design in its own right. make development acceptable to communities”. Planning policies and decisions should seek to ensure the physical environment supports Paragraph 127 provides a set of design criteria which these objectives. The following issues should be new development should seek to achieve: considered: 3 Design and Access Statement 2.2 Local Planning Policy The Local Development Framework for Breckland • Adaptability: Development should be designed Other Core Strategy and Development Management District comprises of a number of Development Plan so that it is adaptable to changing social, policies of relevance to the DAS are: Documents, three of which are relevant to the Site. economic or technological conditions. The Core Strategy and Development Control Policies • Diversity: Development should provide a range • Policy SS 1: Spatial Strategy Development Plan Document (2009) (Core Strategy) of choice that will promote vitality in the area. • Policy CP 1: Housing sets out the Council’s policies with respect to their • Crime Prevention: The physical structure of long-term vision and future direction for development • Policy CP 4: Infrastructure new development should integrate crime RYHUWKHSHULRGRI7KH6LWH6SHFLÀF3ROLFLHV • Policy CP 5: Developer Obligations