Note: This report must be read in conjunction with the Decision Notice.

Ribble Valley Borough Council DATE INSPECTED: 19/08/2014

DELEGATED ITEM FILE REPORT - APPROVAL Ref: DR Application No: 3/2014/0482 Site: Land off Highfield Drive, Longridge Development Proposed: Erection of 3 Detached Residential Dwellings resubmission of application 3/2014/0239 Extended Date: 30th September 2014 CONSULTATIONS: Longridge Town Council No objection. CONSULTATIONS: Highway/Water Authority/Other Bodies Electricity North West – The proposed development is on land that has a 33kV underground circuit running across it. The purpose of the development is for the construction of 3 residential homes and an access road therefore it is assumed that extensive excavations will be required and hence diversion works to the 33kV electrical circuit that cross the site may be required. It is therefore advised that the developer contacts Electricity North West Connections directly to discuss the costs and time scales for the completion of such works.

Engineers – Contaminated land report. Site forms part of filled former quarry.

Environment Agency – No objection. Consult Environmental Health re: ground gases.

Local Highway Authority - No objection to the proposal on highway grounds, however a large amount of earthworks will need to be undertaken on the site and to allay concerns of mud and debris being carried onto the road and causing a danger to road users I would ask that a condition be placed on any permission that may be granted. 1. Before any works commence on site the developer shall provide, for approval by the planning authority, a scheme showing the type and location of wheel wash facilities to be used by all vehicles leaving the site during the period of construction. Reason to avoid the highway being affected by deposited mud originating from the site which would be a potential hazard to road users. Before any construction commences on site the approved scheme for wheel washing facilities shall be fully implemented and retained during the construction phase 2. Before any construction commences on site the new estate road between the site and Highfield Road shall be constructed in accordance with the Lancashire County Council Specification for the Construction of Estate Roads to at least basecourse level before any development takes place within the site. Reason to ensure that satisfactory access is provided to the site before the development hereby permitted becomes occupied.

United Utilities - No objection. CONSULTATIONS: Additional Representations Five letters of objection have been received from the occupants of neighbouring residential properties. The main concerns raised include:  There is no access from the ‘track’ off Highfield Drive, the track is a public footpath leading to the playing fields  The proposed access would be unable to cope with the volume of traffic involved and Highfield Drive already has problems coping with large vehicles  Highway and pedestrian safety – the road is near a children’s play area  Noise from works would disturb local residents  Additional pressure on services e.g. schools and doctors surgeries, water, sewers and roads that already need repair  Loss of light, outlook and overbearing impact A further two letters of objection were received following reconsultation. Additional points raised include:  Noise and disruption during construction works  Highway and pedestrian safety during construction works due to shared access/public right of way to the playing fields. RELEVANT POLICIES: Ribble Valley Districtwide Local Plan (RVDWLP): Allocation: Longridge Policy G1 - Development control Policy T1 - Transport Policy T7 – Parking Provision

Ribble Valley Core Strategy (Including Proposed Main Modifications): Key Statement DS1 – Development Strategy Key Statement DS2 – Sustainable Development Key Statement H1 – Housing Provision Policy DMG1 – General considerations Policy DMG2 – Strategic Considerations Policy DMG3 – Transport and Mobility RELEVANT HISTORY: 3/2014/0239– 3 Detached Residential Dwellings – Withdrawn. COMMENTS/ENVIRONMENTAL/AONB/HUMAN RIGHTS ISSUES/RECOMMENDATION: Site The application relates a broadly rectangular parcel of land measuring 0.5ha, which forms a back plot to the rear of existing residential properties in Longridge. The land is currently used in association with the adjacent bungalow No.2 Hillcroft and there are various ancillary structures including livestock present on the site. The site appears to have formerly been used to receive hardcore and building waste and the land levels at the highest point are significantly higher than surrounding land levels.

The rear elevations of properties on Fell Brow adjoin the site to the west, with gardens of these properties also adjoining the northern boundary of the site. No.2 Hillcroft, a semi- detached bungalow adjoins the site to the south and the garden of No.7 Highfield Drive lies to the east.

Proposal Planning permission is sought for the erection of 3 two storey dwellings comprising one detached property and two semi-detached properties. Vehicular access to the site would be taken from Highfield Drive via a newly formed access with retaining walls.

Principle The gardens of residential properties are considered to comprise greenfield land under the definition in the NPPF, however, as noted above this site has been used for the storage of hardcore and there is a mound present adjacent to the eastern boundary which reaches a height of approximately 5m above the level of the surrounding land at various points. I consider that this part of the site therefore comprises previously developed brownfield land and the mound detracts from the visual appearance of the site, particularly in views from lower levels off Highfield Drive, Fell Brow and the playing fields.

Housing policies in the Districtwide Local Plan are now out of date. The emerging Core Strategy identifies a housing requirement of 280 dpa to meet objectively assessed housing need. The site lies within the settlement boundary of Longridge within walking distance of services and is therefore a suitable location for housing development. The proposal represents a sustainable use of underused land in the urban area and I therefore consider the principle of the development to be acceptable and in accordance with the emerging Core Strategy and NPPF.

Access, Highways and Parking The access into the site would allow simultaneous access and egress at this point, however the track leading from the point of access to Highfield Drive narrows to 4.1m. This would however serve to reduce vehicle speeds, as would the layout of the access, which is beneficial given the playing fields to the north. There does not appear to be a formal public right of way but the area is clearly used by pedestrians and the route leads to the substation, playing fields and then onto Fell Brow. Plots 1 and 2 would be provided with side driveways and plot 1 would benefit from a detached garage and adjacent driveway, providing sufficient off road parking to support the proposed dwellings. I am mindful of residents’ concerns as the track also leads to the playing fields to the north east of the site, however the local highway authority is satisfied that the proposal would be acceptable in respect of highway and pedestrian safety. Conditions are recommended by the highway authority.

Amenity Significant excavations and removal of hardcore from the land would be required to enable the development, which would be beneficial as the mound currently detracts from the appearance of the site. In view of the excavations required, a comprehensive construction method statement should be required by condition to ensure the excavation works do not unduly affect the amenity of the occupants of neighbouring properties. This would also satisfy the conditions recommended by the local highway authority. A contaminated land report would also be required to ensure any contamination is identified and appropriately remediated to ensure the land is suitable for its end use.

Amendments have been secured to reduce the height and footprint of the proposed dwellings and to increase the distances between the proposed dwellings and neighbouring properties to the south, west and east. As a result, the dwellings are now closer to the northern boundary of the site and a period of neighbour reconsultation has therefore been undertaken. At its closest point, the two storey front wall of Plot 1 would be sited 8.5m from the northern boundary, which increases to 16.5m at plot 3. The closest window in the front elevation of plot 1 at first floor level would be obscure glazed as it serves a bathroom and should be retained as such in perpetuity to prevent undue loss of privacy to the private garden of No.22 Fell Brow. A detached garage is proposed in the north western corner of the site, which would measure 2.5m in height to the eaves and 3.6m in height to the ridge. There is an existing structure present in this part of the site and it is considered that, given its limited height, the garage would have no undue impact on the amenity of the occupants of No’s 22 or 23 Fell Brow. An appropriate scheme of landscaping and boundary treatment would ensure screening of ground floor views and driveways to protect neighbouring occupants.

The side wall of Plot 3 would be 13m from the rear wall of No’s 28 and 29 fell Brow, which provides an acceptable stand off distance between habitable room windows and the blank wall of plot 3. Furthermore, the properties would be set at a lower ground level that the garden level of these adjoining properties and the eaves are set down to minimise the impact. Light loss would be limited to the early morning and as such, would not be so significant to warrant a refusal on this basis. Whilst the introduction of two storey dwellings would change the outlook from No.2 Hillcrest and nearby properties, minimum distances are maintained to prevent undue loss of privacy and overbearing impact. The outlook from the side facing kitchen window of No.2 Hillcrest would be significantly reduced, hence the applicant proposed to block up this window and provide a new window to the rear elevation of this property to provide a source of outlook to the kitchen. The two storey side walls of plots 1 and 3 would be at least 6m from the boundaries with the adjacent dwellings and these properties would be set down from the adjacent ground levels and as such, the proposed dwellings would not be unduly overbearing to the occupiers of adjoining residential properties. As such, taking into account the intervening distances and the set down in levels within the site, the proposal would have an acceptable relationship with neighbouring properties. Conditions to remove permitted development rights for all alterations, extensions and outbuildings are necessary to protect the amenity of the adjoining occupiers.

Design The design of the proposals is considered to be acceptable. Notwithstanding the notes on the plans, materials are required to be agreed to ensure the materials to be used are appropriate to the locality and to assist in assimilating the properties into the surrounding area. Windows and doors should be set back in the reveals to add depth and interest to the elevations and to assist thermal bridging. A full scheme for landscaping and boundary treatment would ensure that all retaining walls and details are submitted for approval prior to commencement.

Conclusion The proposal would utilise underused land in the urban area to provide housing and would also result in the removal of a mound of hardcore that would be beneficial to the visual amenities of the area. Subject to conditions, the proposal would have no undue impact on the amenity of the occupants of neighbouring residential properties and I therefore consider that the proposal is in accordance with Policies G1 and T7 of the Districtwide Local Plan and Policies DMG1 and DMG3 and Key Statement DS1 of the emerging Core Strategy. RECOMMENDATION: That conditional planning permission is granted.