Land at Poughill Road, Poughill, Bude

Planning Statement

Prepared by LRM Planning Limited on behalf of Burrington Estates (New Homes Developments) Ltd

March 2021

Report Control

Project: Poughill Road

Client: Burrington Estates (New Homes Developments) Ltd

Job Number: 21.117

File Origin: 21.117 Poughill Road, Bude/9 Applications

Document checking

Primary author: Darren Summerfield Initialled: DJS

Reviewed by: Opani Mudalige Initialled: OVM

Issue Date Status Checked for issue

A 05/03/2021 Final DJS

Contents 1 Introduction ...... 3 2 Site Description ...... 5 3 Proposed Development ...... 6 4 Approved Parameters ...... 9 5 National and Local Planning Policy ...... 11 6 Analysis and Justification for Development ...... 18 7 Summary and Conclusions ...... 21

Appendix 1 – Site Location Plan Appendix 2 – Proposed Site Plan

1 Introduction 1.1 This Planning Statement accompanies and supports the reserved matters application submitted by Burrington Estates (New Homes Developments) Ltd for development of land at Poughill Road, Poughill, Bude. It explains the proposals in the context of relevant local and national planning policy and, in these terms, justifies the approval of this reserved matters application.

Proposed Development 1.2 An outline application for the site was submitted to Cornwall Council in August 2018. The application was approved on 21st August 2019 for:

Outline planning permission with some matters reserved: Residential development comprising 30no. dwellings (including affordable housing) and open space with all matters reserved except access.

1.3 Under this outline planning permission, some matters were approved in detail, whilst others were reserved for future consideration. Accordingly, this reserved matters application, which is submitted pursuant to application PA18/07352, seeks approval (landscape, layout, scale and appearance) for:

The construction of 30 dwellings, public open space, landscape planting, pedestrian, cycle and vehicular links, pumping station and associated infrastructure.

Application Site 1.4 The area which is the subject of this application is identified on the site location plan provided in Appendix 1. The site is wholly located within the administrative area of Cornwall Council to the north of the centre of Bude and Flexbury, and off of Poughill Road.

Decision-Making Framework 1.5 As with any planning application, this submission will be determined in accordance with Section 70(2) of the Town and Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act 2004. Both provisions require that this reserved matters application is determined in accordance with the Development Plan, unless material considerations indicate otherwise.

1.6 In this case the Cornwall Council Local Plan 2010-2030 (hereafter Local Plan) and the Bude- Stratton Neighbourhood Development Plan Document (hereafter NDP) are the principal documents within the Development Plan relevant to this submission.

1.7 Accordingly, this application has been designed to meet the expectations of the relevant policies within the Development Plan. The proposals also have regard to other guidance issued by the Local Planning Authority (LPA).

1.8 Given the above, in the context of the National Planning Policy Framework’s (hereafter NPPF) ‘presumption in favour of sustainable development’, as a proposal which accords with the Development Plan, it should be approved without delay (paragraph 11 refers).

Supporting Material 1.9 The Planning Statement forms part of a suite of technical reports and drawings submitted with the reserved matters application. Other documents submitted as part of this application are:

• Application forms; • Architectural plans, elevations, sections and levels; • Design and Access Statement; • Ecological mitigation and enhancement strategy; • Landscape strategy; • Drainage strategy and associated details; and • Highways plans.

1.10 Together these documents provide a detailed explanation of the proposal and their implications upon the surrounding environs.

1.11 Confirmation of the plans and reports that support the application are provided within the table appended to the covering letter accompanying the submission.

Planning Statement 1.12 This Planning Statement outlines the nature of the proposal, the framework provided by relevant tiers of planning policy and the scheme's compatibility with the Development Plan and other material considerations, including the NPPF. In doing so, it provides the justification for granting permission.

1.13 In terms of its structure, this statement is comprised of the following:

• Section 2 – describes the application site and its surrounding context; • Section 3 – describes the proposed development; • Section 4 – confirms the parameters established by the outline approval and explains how this application accords with those parameters; • Section 5 – summarises the relevant policies from the Development Plan and the National Planning Policy Framework; • Section 6 – sets out the justification for granting planning permission; and • Section 7 – provides a summary and conclusion.

2 Site Description Site Context

2.1 The site, consists of land located to the north of Poughill Road which is to the north of Bude and to the east of Flexbury.

2.2 Bude (with Stratton, Flexbury and Poughill) is identified as one of the main towns within the Local Plan. The settlement provides a number of community facilities, including: primary and secondary schools; supermarkets; public houses; post office; doctors surgery; public transport; and employment provision. It is a location where the delivery of housing, community, cultural, leisure, retail, utility and employment provision is intended to be managed through a Site Allocations Development Plan Document or Neighbourhood Plan.

The Site

2.3 The site measures approximately 2.28 hectares and is greenfield in nature. It has historically been used as an agricultural field, predominantly for grass production. The site boundaries comprise of existing hedgerows, with a number of trees.

2.4 The site is located to the north east of the built urban form of Flexbury and adjoins its existing residential area. It is bounded to the south by Poughill Road, with a row of existing residential dwellings on the opposite side of the road and the rest of Flexbury beyond. Land to the east, is predominately agricultural land with a single dwelling at the southernmost end. To the north, the site is bound by agricultural land. A bridleway giving access to a small group of properties to the north west runs along the western boundary, with agricultural land and residential properties beyond.

2.5 The site is not within a Conservation Area or an Area of Outstanding Natural Beauty (AONB). There are no designations that cover the site.

2.6 The site is within Flood Zone 1 with a low risk of flooding. A portion of the site is considered to be at flood risk from overland flow.

Accessibility 2.7 The approved access to the site is located towards the south west corner, providing adequate visibility in both directions along Poughill road to suit recorded road speeds. Poughill Road provides a connection to the A39 via Stamford Hill.

3 Proposed Development 3.1 This reserved matters planning application proposes:

The construction of 30 dwellings, public open space, landscape planting, pedestrian, cycle and vehicular links, pumping station and associated infrastructure.

3.2 It follows outline planning permission PA18/07352, and seeks permission for all the remaining reserved matters, namely landscape, layout, scale and appearance.

3.3 The proposed site layout is included in Appendix 2. The scheme’s components and their configuration within the application site are also described in the accompanying Design and Access Statement.

3.4 A summary of each of the main components of the proposed development is provided within the following paragraphs.

Housing 3.5 As the principal land use, residential development extends across the application site. The application proposes the development of 30 dwellings, which consists of apartments, semi- detached and detached properties. All of the proposed dwellings are two storeys in height.

Housing Mix 3.6 The application provides the following housing mix:

Table 1: Proposed Mix of Housing

Dwelling Sizes Total Percentage 1 Bed Flat 2 6.7% 2 Bed House 4 13.3% 3 Bed House 3 10% 4 Bed House 11 36.7% 5 Bed House 10 33.3%

Affordable Housing 3.7 The application proposes that 30% of all the new homes proposed will be affordable, which equates to 9 dwellings. This level of provision fully adheres to the minimum level of affordable housing required by the Section 106 Legal Agreement agreed at the principal decision stage.

3.8 In terms of the affordable housing tenure, it is proposed that 70% of the affordable housing units will be affordable rent (7 dwellings) and 30% are intermediate (2 dwellings). This again conforms with the Section 106 Legal Agreement for the site.

3.9 All affordable dwellings proposed within the scheme will be built to meet Nationally Described

Space Standards (NDSS). Furthermore, all of the one bed and two bed affordable dwellings, along with one of the three bed affordable dwellings will be constructed to category M4(2) building regulation standards. These provisions conform with the Section 106 Legal Agreement.

3.10 Affordable Housing is distributed across the site in small clusters.

Vehicular, Pedestrian and Cycle Access 3.11 Vehicle and pedestrian access is proposed to the southern boundary of the site. This element of the scheme was approved at the outline stage.

3.12 A further pedestrian and cycle connection is provided on to Poughill Road, giving more direct connectivity between existing footpaths and allowing direct access to the area of public open space at the east of the site. A new pedestrian and cycle link is also provided onto Donkey Lane to the west of the site. Finally, a pedestrian link, stretching from the north to the south of the site to the existing public footpath through the public open space improving wider pedestrian connectivity.

Open Space and Green Infrastructure 3.13 Open space is divided into two key areas. The first sits within the proposed residential area. A more informal natural area of public open space is provided to the east.

3.14 The amenity open space is proposed centrally in the site and is framed by large stature native tree species, hedgerows and swales. Access is afforded from all directions, and natural surveillance from the adjacent homes ensures the Locally Equipped Area of Play (LEAP) is a safe and overlooked environment. The play equipment will be of predominantly natural materials to reflect the edge of settlement location.

3.15 An area of public open space with open frontage to the road is located on the eastern edge of the development, forming a transition between the built form and countryside beyond. Locally distinctive orchard tree planting is proposed in the area. This will provide small scale food production, along with important ecological enhancements, as orchard trees help provide insets for foraging by bats.

3.16 Native species rich woodland planting and a matrix of species rich grasslands will provide ecological enhancements and help naturalise and assimilate the drainage proposals to the north west of the site into the landscape.

3.17 Existing hedgerows will be enhanced where required with hedgerow and tree planting. These will provide landscape and ecological enhancements. Maintenance access to the existing vegetation will be retained, ensuring the existing landscape framework is kept within public Green Infrastructure and retained in perpetuity.

3.18 New Cornish hedgerows are proposed to the site entrance, along with tree planting to form a gateway feature. Buffer planting in the form of hedgerows and trees, provide suitable screening and softening to the adjacent houses, while not excessively shading gardens. Native hedgerows and tree planting are also proposed providing valuable habitat linkages through the scheme.

Flood Risk and Drainage 3.19 The outline application was accompanied by a flood risk assessment and drainage strategy. This

considered flood risk to the proposed development from various sources, such as fluvial, sewers, groundwater, reservoirs, drains, ditches and overland flow.

3.20 The site is considered to be unsuitable for infiltration drainage and an attenuation based drainage scheme is proposed. The reserved matters application is accompanied by a Drainage Strategy and associated documents which provide full details of the drainage scheme, including calculations and layout.

Car Parking, Emergency Vehicles and Refuse Collection 3.21 The scheme predominantly proposes vehicle parking within residential plots. The exception to this is a parking area to the north of Plots 26 to 31. All parking spaces are in locations that are overlooked and relate well to the dwellings they serve. In total the scheme provides 59 car parking spaces, which equates to an average of two spaces per dwelling, other than the one bed units which have a single space, along with a shared visitor space. A further 28 parking spaces are provided in garages.

3.22 All garages are designed to have an internal footprint of a minimum of 3m x 6m. This is considered to be a generous size allowing adequate space for cycle parking.

3.23 The highway design is such that it will allow emergency and refuse vehicles to access the site with adequate turning facilities provided at appropriate locations. The tracking diagrams which accompany the application demonstrate the suitability of the highway design in this respect.

Sustainability

3.24 In terms of sustainability, the proposal provides a fabric first approach. This delivers a CO2 reduction by means of improved insulation and minimal thermal bridging. The advantage of this is that it stays with the building for the duration of its life.

4 Approved Parameters 4.1 As identified within Sections 1 and 3 of this Planning Statement, the application site benefits from outline planning permission PA18/07352 (the principal decision).

4.2 The approval of the principal application established the acceptability of the principle and broad form of development on the application site, as well as the access from the existing adopted highway.

4.3 These are matters which are settled as a result of the principal consent. This Planning Statement solely focuses on the reserved matters subject of this application, which are landscape, layout, scale and appearance.

4.4 However, as is ordinarily the case, a reserved matters application is required to be pursuant to the principal permission. This requires the application to respond to the matters approved in full, as well as the parameters established for the elements of the principal decision which were considered in outline. Condition 3 of planning permission PA18/07352 lists the “Plans Referred to in Consideration of this Application” and confirms that the development hereby permitted shall be carried out in accordance with these. These plans are as follows:

• Junction Plan (ref: 7538-10-003); • Illustrative Site Layout (ref: 7538-10-002 Rev A); and • Site Location Plan (ref: 7538-10-001 Rev B).

4.5 In addition to the above, Condition 8 of the decision notice confirms that the layout and landscaping of a reserved matters application shall incorporate the mitigation and enhancements set out in the Extended Phase 1 Survey.

4.6 Condition 7 of the decision notice also confirms that the first reserved matters application shall include details of the final siting, design/construction and surfacing specifications and lighting details of a new pedestrian/cycle connection to Public Right of Way (PRoW) to the west and a new pedestrian/cycle connection from Poughill Road to the south, through the application site and connecting to a new pedestrian/cycle connection to the PRoW to the north of the site. These connections should be located within the approximate locations as identified on the approved illustrative site layout ref: 7538 10-002 A.

4.7 An assessment of how this application accords with the parameters set by the outline permission is provided below.

Quantum of Development 4.8 The site benefits from outline planning permission for up to 30 dwellings. This reserved matters application seeks the development of 30 dwellings. Accordingly, in terms of the quantum of development, the reserved matters application is pursuant to the outline permission.

Development Extents and Land Use 4.9 Approved plans 7538-10-001 Rev B (Site Location Plan) and 7538-10-002 Rev A (Illustrative Site Layout) set out the location and the extent of the approved land uses. These uses are residential development and open space. The submitted scheme accords with these approved land uses.

Access and Pedestrian/Cycle Routes 4.10 Approved plan 7538-10-003 (Junction Plan) identifies the location at the southern edge of the development where the vehicle access is to be located. The submitted scheme accords with this plan.

4.11 Approved plan 7538-10-002 Rev A (Illustrative Site Layout) identifies pedestrian and cycle links to the west and south, along with a new connection to the north of the site to the existing public footpath to Poughill. The submitted scheme provides the connections to the west, south and north broadly in the locations on the approved plan.

Landscape, Open Space and Biodiversity 4.12 Approved plan 7538-10-002 Rev A (Illustrative Site Layout), along with Extended Phase 1 Survey identify areas of open space and landscaping, along with recommendations for ecological mitigation and enhancement. These include the retention of hedgebanks, planting of buffer zones, gardens incorporating hedgebanks, open spaces that enhance the ecological value of the site and dark corridors.

4.13 Section 3 of this Statement outlines the proposal for landscaping, open space and ecological enhancements and these are considered to accord with the parameters established by the outline permission.

4.14 Further to the above, the Section 106 Legal Agreement confirms that the following are to be provided within the site:

• A minimum of 1,500 sqm of park and amenity space; • A minimum of 1,000 sqm of natural space; and • A minimum of 500 sqm of children’s equipped play.

4.15 The proposed development includes the following provisions:

• 3,278 sqm of park and amenity space; • 2,844 sqm of natural space; and • 500 sqm of children’s equipped play.

4.16 The requirements set out in the Legal Agreement in respect of open space have therefore been met or exceeded.

Conclusion 4.17 The submitted scheme is in conformity with the parameters established through the original permission. The proposed development is therefore consistent with the design principles established at the original application stage, which were found to be acceptable.

5 National and Local Planning Policy

National Planning Policy 5.1 The NPPF was revised in February 2019. It is a material consideration in planning decisions. The following national planning policies are relevant to the detailed design of this reserved matters application.

Achieving Sustainable Development 5.2 The NPPF confirms that the purpose of the planning system is to contribute to the achievement of sustainable development (Paragraph 7 and 8 refer). There are three overarching objectives (economic, social and environmental), which are intrinsically linked and should be pursued in complimentary ways. Paragraph 9 confirms that these objectives are not criteria that should be used to judge every proposal against.

5.3 Paragraph 11 states that all decisions should apply a presumption in favour of sustainable development. This means that applications that accord with an up-to-date development plan should be approved without delay. If there are no relevant development plan policies, or the policies that are most important for determining the application are out-of-date, planning permission should be granted unless the application of policies in the NPPF that protect areas or assets of particular importance provides clear reason for refusing the development, or the adverse impacts of approving the development would significantly and demonstrably outweigh the benefits when assessed against the NPPF as a whole.

Decision Making 5.4 In line with planning law, planning applications should be determined in accordance with the development plan, unless material considerations indicate otherwise (Paragraphs 2 and 47 refer).

5.5 The NPPF makes it clear that LPAs should approach decisions on planning applications in a positive and creative way. They should seek to approve applications for sustainable development (Paragraph 38 confirms).

Delivering a Sufficient Supply of Homes 5.6 Section 5, and specifically Paragraph 59 of the NPPF states that the Government has an objective to significantly boost the supply of homes. It underlines the importance of ensuring that a sufficient quantum and variety of land for housing comes forward.

Promoting Healthy and Safe Communities 5.7 Paragraph 91 of the NPPF confirms that planning policies and decisions should seek to create healthy, inclusive and safe places. This can be achieved by, among other things:

• Promoting social interaction – including providing opportunities for meetings between people who might not otherwise come into contact with each other. Street layouts that allow for easy pedestrian and cycle connections within and between neighbourhoods and active frontages should be considered; • The creation of safe and accessible places – so that crime and the fear of crime do not undermine quality of life and community cohesion. This can be achieved through the use of clear and legible pedestrian routes and high-quality public spaces; and

• Enable and support healthy lifestyles – for instance through the provision of safe and accessible green infrastructure.

Promoting Sustainable Transport 5.8 Section 9 encourages early consideration of transport infrastructure in development proposals. Paragraph 110 states that applications for development should:

• Prioritise pedestrian and cycle links and support layouts which encourage and provide access to high-quality public transport facilities; • Consider the needs of people with varying abilities and reduced mobility; • Create places that are safe, secure, and attractive and which seek to minimise the conflict between vehicles, pedestrians, and cyclists; and • Provide an efficient and safe access for service, delivery and emergency vehicles.

Making Effective Use of Land 5.9 Paragraph 118 confirms that planning decisions should:

• Take opportunities to achieve net environmental gains; and • Ensure that land is developed for a number of purposes, including for wildlife, recreation and flood risk mitigation.

5.10 Paragraph 122 advises that planning proposals should be designed to ensure an efficient use of land, taking account of: the identified needs for different types of housing; local market conditions and viability; the availability and capacity of infrastructure and services; the character of an area; and the importance of creating well-designed places. The proposed development provides a suitable response to these concerns.

5.11 Paragraph 123 confirms that where there is a shortage of land, planning decisions should ensure that residential development proposals are not being built at low densities. LPAs should refuse planning applications which fail to make efficient use of land.

Achieving Well-Designed Places 5.12 The creation of high-quality spaces is fundamental to what the planning process should seek to achieve, with good design being a key aspect of sustainable development (Paragraph 124 confirms).

5.13 Paragraph 127 states that planning decisions should ensure that schemes:

• Function well and add to the overall quality of the area over the lifetime of the development; • Are visually attractive and provide a good architectural style, layout and landscape treatment; • Establish a strong sense of place; • Optimise the potential of the site to accommodate an appropriate mix of development; and • Create safe, inclusive and accessible places.

5.14 Paragraph 130 states that planning permission should be refused for development that is of a poor design which fails to take the opportunity to improve the character and quality of an area, including taking into account any local design standards. Conversely, where the design of a development accords with the clear expectations in policy, design should not be used as a reason to object

against the proposal.

Conserving and Enhancing the Natural Environment 5.15 Planning decisions should contribute to and enhance the local environment by, among other things, protecting sites of biodiversity value, recognising the value of trees and woodland, minimising impacts on and providing net gains for biodiversity (Paragraph 170 refers).

5.16 Paragraph 175 outlines that when determining applications, LPAs should apply the following principles:

• If significant harm to biodiversity resulting from a development cannot be avoided, adequately mitigated, or as a last resort, compensated for, then planning permission should be refused; • Development resulting in the loss or the deterioration of irreplaceable habitats should be refused unless there are wholly exceptional reasons and a suitable compensation strategy exists; and • Development whose primary objective is to conserve and enhance biodiversity should be supported, while opportunities to incorporate biodiversity improvements in and around developments should be encouraged, especially where this can secure net gains for biodiversity.

Heritage 5.17 The NPPF requires applicants to describe the significance of any designated heritage assets affected by a proposal, including the contribution made by its setting (Paragraph 189 refers). LPAs should also, when determining applications, assess the significance of any heritage asset that could be affected by the scheme. They should take that assessment into account when considering the impact of a proposed development on a heritage asset, in order to avoid or minimise the conflict between the asset’s conservation and any aspect of the proposal (Paragraph 190).

Planning and Climate Change 5.18 Paragraph 150 of the NPPF outlines that new development should be planned in ways that avoids increased vulnerability to the range of impacts arising from climate change and helps reduce greenhouse gas emissions through its location, orientation and design.

Local Planning Policy 5.19 This section of the Planning Statement describes the Development Plan as it relates to this reserved matters application.

5.20 In accordance with Section 38(6) of the Planning and Compulsory Purchase Act and Section 70(2) of the Town and Country Planning Act 1990, applications for planning permission should be determined in accordance with the Development Plan, unless material considerations indicate otherwise.

5.21 In this location, the principal documents within the Development Plan relevant to the application are:

• Cornwall Local Plan 2010-2030 (Adopted November 2016); and • Bude-Stratton Neighbourhood Development Plan (Made February 2016).

5.22 As outlined above, the principal decision has established the acceptability of a residential development on the application site. The principle of development is therefore a settled matter and the policy framework used to justify the grant of the principal decision is not repeated in any detail. Instead, this section of the Planning Statement focuses on the detailed policy matters that are required to be taken into account when forming an acceptable detailed scheme.

Cornwall Local Plan 5.23 As indicated above, the Cornwall Local Plan, which was adopted in November 2016 and covers the period 2010 to 2030, is one of the two key Development Plan Documents relevant to this reserved matters application.

5.24 The Cornwall Local Plan is formed in two parts: the Strategic Policies and the Community Network Area Sections. A summary of the policies contained within the Adopted Local Plan relevant to the consideration of this application is provided below.

Strategic Policies

Principle of Development 5.25 Policy 1 states that the LPA will take a positive and proactive approach to their consideration of development proposals in order to secure development which improves economic, social and environmental conditions. Proposals which accord with the Development Plan will be regarded as sustainable development and will be approved unless material considerations indicate otherwise.

5.26 Policy 2 sets out the spatial strategy for accommodating development in Cornwall. It is expected that new development should provide a sustainable approach to accommodating growth. The Policy outlines that development should seek to meet a number of objectives including: respecting and enhancing the quality of places; providing solutions to current and future issues; and generating and sustaining economic activity, by providing homes and jobs in a proportionate manner.

5.27 Policy 3 sets out the hierarchy for the accommodation of new development in Cornwall. At the top of this hierarchy it states that the delivery of housing, services and facilities will be managed through a Site Allocations DPD or via Neighbourhood Plans.

Housing 5.28 Policy 2a states that development proposals should help to deliver a minimum of 52,500 homes in the plan period to support the delivery of sufficient housing of appropriate types to meet future requirements. The accompanying tables which support the Policy highlight a housing apportionment of 1,200 dwellings for Bude with Stratton, Flexbury and Poughill, which are to be delivered in the period between 2010 to 2030.

5.29 Policy 6 outlines that proposals for 10 or more dwellings should include an appropriate mix of housing sizes, types and tenures to support identified needs, including affordable and market housing, as well as accessible and specialist housing.

5.30 Policy 8 states that proposals for 10 or more dwellings are required to contribute towards meeting affordable housing needs. Split into zones, target levels of affordable housing are established across the County. The application site is located within Zone 4, wherein developments are

expected to provide 30% affordable housing. In Zone 4 it is expected that 70% of affordable dwellings will be affordable rent dwellings, with the residual 30% being intermediate housing for rent or sale.

5.31 Policy 13 states, among other details, that housing developments of 10 or more dwellings should provide 25% of dwellings as accessible homes.

Design 5.32 Policy 12 outlines that new development must maintain and enhance Cornwall’s distinctive character. Development should be informed by a design process that has clearly considered the site’s context and will be judged against fundamental principles of design including character, layout, movement, adaptability and community engagement. Development should additionally protect individuals and property from loss of privacy or light, or an increase in unreasonable noise and disturbance.

5.33 Policy 13 identifies a number of policy tests that all new developments are expected to meet. The tests are intended to ensure that new schemes are appropriate in design terms and they relate to matters including internal space, public open space, vehicle parking, bin storage, avoidance of adverse impacts and utilisation of opportunities for natural lighting, ventilation and heating through the design and layout of proposals.

5.34 Policy 16 aims to improve the health and wellbeing of Cornwall’s communities. It states that development should: avoid, or where necessary, mitigate against harmful impacts and health risks on air, noise, water and land pollution; provide public open space to maximise the opportunity for physical activity; provide easy, safe and secure storage for cycles and other recreational equipment; encourage local growing initiatives, including in private gardens; and provide flexible community spaces.

5.35 Policy 21 seeks to ensure the best use of land. The Policy encourages the use of increased building density where appropriate, taking into account the character of the surrounding area and access to services and facilities to ensure an efficient use of land.

Environment 5.36 Policy 23 states that proposals need to sustain local distinctiveness and character and protect Cornwall’s natural environment. In relation to Biodiversity and Geodiversity, development should protect and where possible enhance soils and ensure that the importance of habitats is taken into account. Development should also consider opportunities to create or add to the biodiversity network of wildlife corridors, avoiding adverse impacts on existing features and work to secure net gains.

5.37 Policy 25 concerns the provision of green infrastructure. The Policy states that development proposals should protect and contribute to an enhanced connected and functional network of habitat and open spaces as part of the existing green infrastructure network in Cornwall. This should be carried out through measures including: the retention and enhancement of the most important environmental infrastructure assets and connections; demonstrating that all the functional environmental infrastructure and connections have been taken into account in the design of the scheme; providing appropriate buffers to natural spaces which have biodiversity significance; restoring and enhancing connectivity for nature and people through the site; providing accessible, quality open space; and providing the long term management and maintenance of green infrastructure assets.

5.38 Policy 26 relates to flood risk management. The Policy outlines that development should be sited and designed to: increase flood resilience, taking into account climate change; minimise and where possible eliminate flood risk on the application site and in the area; enable natural ground and surface water flows and decrease surface water runoff, especially in Critical Drainage Areas, through the use of SUDS; and safeguard land which is identified to be functional flood storage. Developments of 10 dwellings or more, or those over 0.5ha, should provide a long-term water management plan.

Transport 5.39 Policy 27 outlines that all major development proposals should provide safe and suitable accesses to the site for all people, including cyclists and pedestrians, and not cause a significant adverse impact on the local or strategic road network that cannot be managed or mitigated.

Infrastructure 5.40 Policy 28 states that contributions will be sought to ensure that the necessary physical, social, economic and green infrastructure is in place to support the development. Furthermore, the Policy outlines that development will be permitted where it: is supported by appropriate infrastructure provided in a timely manner; and provides on-site mitigation or makes a financial contribution for site specific infrastructure provision.

Community Network Area Sections 5.41 The development is situated within the Bude Community Network Area (CNA), which includes Saltash. The paragraphs below within the Community Network Area Sections document are relevant to the application.

5.42 Paragraph 14.1 sets out the objectives for this CNA which include:

• Maintaining Bude’s role as a local service centre meeting the needs of the town and the rural hinterland and sustaining and enhancing its role as one of the primary employment hubs in the northeast of the county; • Alleviating the demand for local affordable housing and improving the overall balance of housing in the area in terms of tenure, type and affordability; and • Maintaining and enhancing the distinct character of Bude, Stratton, Flexbury and Poughill and in doing so protect these from physical and / or perceived coalescence.

5.43 Paragraph 14.6 confirms that the provision of affordable housing for local people is of paramount importance to the residents of Bude, Stratton, Flexbury and Poughill and the aim is to provide housing that will support the existing and future affordable housing needs of the local community.

Neighbourhood Development Plan Document 5.44 The Bude-Stratton Neighbourhood Development Plan, which was made in February 2016 and covers the period to 2030, is also a key Development Plan Document relevant to this reserved matters application.

5.45 A summary of the policies contained within the Neighbourhood Plan relevant to the consideration of this application is provided below.

5.46 Policy 8 confirms that residential development will be supported where it allocates and allows land

for community led food growing via initiatives such as allotments, orchards, community gardens and innovative spaces for food growing, subject to the other policies of the Bude-Stratton Neighbourhood Plan and the Cornwall Local Plan.

5.47 Policy 18 advises that proposals which contribute towards the provision of a network of cycleways and footpaths will be looked upon favourably. In order to facilitate these improvements residential development must provide for safe dedicated pedestrian access to the existing pedestrian network.

6 Analysis and Justification for Development 6.1 This section of the planning statement evaluates the proposed scheme against national and local planning policy and provides the justification for the development proposal. It demonstrates that the proposal is acceptable in planning terms and should therefore be granted planning permission and listed building consent.

Principle of Development 6.2 The site benefits from outline planning permission (reference PA18/07352) for 30 homes. The approval of the principal application establishes the acceptability of the principle and broad form of development on the application site, as well as the access from the existing adopted highway.

6.3 Notwithstanding the above, the proposal will need to accord with all other relevant planning policies before it can be considered to benefit from the presumption in favour of sustainable development and thus accord generally with the NPPF. These policies are considered below.

Affordable Housing 6.4 As confirmed in Section 3 of this Statement, the Section 106 Legal Agreement confirms the agreed level of affordable housing for the scheme, along with the tenure split. The Legal Agreement also requires that all affordable dwellings are built to meet NDSS, along the provision of a number of affordable homes constructed to category M4(2) building regulation standards. Affordable Housing has also been distributed across the site in small clusters and features the same elevational detailing as the open market provision.

6.5 In light of the above, the proposal complies with Local Plan Policies 6, 8 and 13.

Design, Layout and Character 6.6 The acceptability of the proposed design, layout and character has been considered in detail within the DAS submitted with the application. An objectively acceptable layout and design will result in development which is appropriate in character with regards to the relationship the proposed development has with neighbouring built form and with regards to the scale, height and mass of this built form.

6.7 The DAS describes the character of the surrounding area and how the proposal, in its scale, use of materials and overall design, will preserve and enhance the character of the site and area. The proposed layout is a result of collectively considering this character as well as neighbouring amenity, building lines, private spaces, access and the topography of the site.

6.8 Overall, the proposal is the most effective manner in which to develop the site and will be a marked improvement on the existing character of the plot within the wider area. For these reasons the proposal accords with Local Plan Policies 12, 13, 16 and 21.

Standard of Accommodation and Neighbouring Amenity 6.9 The proposed development provides a mix of new one, two, three and four bed flats and dwellings. Every dwelling created provides a gross internal area which exceeds the minimums set out in the NDSS. A proportion of the affordable dwellings will be accessible.

6.10 The dwellinghouses and apartments have also been designed to allow for natural daylight to the living areas and bedrooms. The position of each new dwelling and the use of existing and proposed landscaping features, ensures an appropriate level of privacy is provided to future occupants. Each property also has access to garden amenity space. In addition to the areas of open space proposed, the development as a whole is within reasonable proximity of various outdoor public amenity spaces and the seafront.

6.11 The proposal has taken into account neighbouring amenity, including that of existing and planned neighbouring properties, to ensure it does not adversely impact on the daylight, outlook and privacy that future and current neighbouring properties will or do enjoy.

6.12 Therefore, the proposal complies with Policies 12, 13 and 16 of the Local Plan.

Access and Parking 6.13 The proposed development will provide adequate levels and vehicle parking. Safe and suitable access will be provided for vehicles, cyclist and pedestrians. Furthermore, the scheme will improve access to the existing network of footways and cycleways.

6.14 The proposal therefore complies with Local Plan Policies 13 and 27 and Neighbourhood Development Plan Policy 18.

Drainage and Flood Risk 6.15 A Drainage Strategy has been submitted alongside the application. The strategy has informed and confirmed the design and layout proposed. The strategy confirms that surface water will be collected into an attenuation tank before being fed into the existing public surface water system. Foul water is to be discharged into the existing network.

6.16 As such the proposal complies with Local Plan Policy 26.

Landscape Character and Open Space 6.17 The application is also accompanied by a Landscape Strategy. The strategy sets out the landscaping details which are proposed to be incorporated alongside the development. This includes the planting of new trees and hedgerows as well as native plant species to enhance the amenity for future residents as well as enrich the overall character of the site.

6.18 Open space provision is made in accordance with the Section 106 Legal Agreement.

6.19 For the reasons noted above the proposal is compliant with Local Plan Policies 12, 16, 23 and 25

Biodiversity 6.20 An Ecological Mitigation and Enhancement Strategy accompanies the application submission. It sets out the various mitigation and enhancement measures that will need to be taken to minimise the impact of the development and enhance the site. This demonstrate that the site can be developed in a manner that will protect wildlife and habitats.

6.21 For the reasons noted above the proposal accords with Local Plan Policies 23 and 25.

Summary 6.22 In all respects the proposed development accords with all relevant policies within the Local Plan and Neighbourhood Development Plan which together form the Development Plan for the area.

6.23 As such Paragraph 11 of the National Planning Policy Framework (2019) and the presumption in favour of sustainable development applies and the proposal should be granted planning permission without delay.

Other Material Considerations 6.24 In line with planning law, planning applications should be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The analysis above demonstrates that the scheme generally accords with the Development Plan. However, there are also other documents that are relevant to the determination of this planning application. In summary they include:

• The Housing Supplementary Planning Document (adopted February 2020); and • The emerging Climate Emergency DPD.

6.25 In addition to the above, there is other guidance produced by the LPA, which is neither a Development Plan Document nor a Supplementary Planning Document:

• Planning for Biodiversity Guide (adopted October 2018); • Chief Planning Officer’s Advice Note: Biodiversity Net Gain in Cornwall; • Cornwall Design Guide (adopted 2013); • Chief Planning Officer’s Advice Note: Good Design in Cornwall (published 2017); and • Draft Cornwall Design Guide and Streetscape Design Guide.

6.26 On review, it is considered that the proposed development generally accords with the guidance provided by these documents. Accordingly, they do not present any material considerations which would prevent the approval of this reserved matters application.

7 Summary and Conclusions 7.1 This Planning Statement is submitted in support of a reserved matters application on land at Poughill Road, Poughill, Bude. The site benefits from outline planning permission PA18/07352 and the principle of residential development on the application site has been established.

7.2 Pursuant to the principal permission, this reserved matters application will deliver:

• 30 new dwellings; • A mix of market, affordable and accessible homes; • Landscape planting and public open space; • Pedestrian, cycle and vehicular links; and • Associated infrastructure.

7.3 The application presents a detailed scheme that, as demonstrated in this Planning Statement, is acceptable in planning terms, accords with the design principles established through the principal planning application, development plan policies and other material considerations. It is therefore considered to benefit from the presumption in favour of sustainable development.

7.4 Accordingly, the scheme is commended to the LPA, who are respectfully requested to recommend the application for approval without delay.

LRM Planning March 2021

Appendix 1 – Site Location Plan

Appendix 2 – Proposed Site Plan