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Planning, Design and Access Statement

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Planning, Design and Access Statement Planning, Design and Access Statement Conversion of Existing Outbuildings to Create a Single Storey Dwelling Ancillary to the Original Dwelling (Marley Arch Cottage) At: Marley Arch Cottage Main Street Newton upon Derwent East Riding of Yorkshire YO41 4DB Applicant: Mr. & Mrs. Lofthouse 12 May 2021 Fold Yard Offices Molescroft Farm Estate Grange Way Beverley East Yorkshire HU17 9FS [email protected] www.fretwellplanning.com Contents 1. Introduction .................................................................................................................................... 3 2. Description of Site and Proposed Development .............................................................................. 4 3. Planning History .............................................................................................................................. 5 4. Planning Policy................................................................................................................................. 6 National Planning Policy Framework (NPPF) (2019)..................................................................... 6 National Design Guide .................................................................................................................. 9 East Riding Local Plan (ERLP SD) (2016) ........................................................................................ 9 National Policy Documents ......................................................................................................... 10 5. Planning Considerations ................................................................................................................ 11 Principle of Development ............................................................................................................ 11 Access & Highways ...................................................................................................................... 12 Design and Appearance .............................................................................................................. 12 Landscaping ................................................................................................................................ 14 Layout ......................................................................................................................................... 15 Scale ............................................................................................................................................ 16 Residential Amenity .................................................................................................................... 16 Drainage and Flood Risk .............................................................................................................. 16 6. Conclusion ..................................................................................................................................... 20 Fretwell’s Planning & Development Ltd. Fold Yard Offices, Molescroft Farm Estate, Grange Way, Beverley, East Yorkshire, HU17 9FS 1. Introduction 1.1. This Planning, Design and Access Statement is submitted to support a full application for the residential development of land and buildings at Marley Arch Cottage, Main Street, Newton upon Derwent YO41 4DB. 1.2. The planning application is made on behalf of Mr Paul Lofthouse, who owns the application site. 1.3. The site boundary is identified below in Image 1. Image 1: Location plan showing application site boundary. Fretwell’s Planning & Development Ltd. Fold Yard Offices, Molescroft Farm Estate, Grange Way, Beverley, East Yorkshire, HU17 9FS 2. Description of Site and Proposed Development 2.1. Newton on Derwent is located approximately 1.5 km to the east of the River Derwent, approximately 12km east of York. 2.2. The land and buildings form part of the residential amenity land of Marley Arch Cottage and as is shown in the Google Image below. The buildings proposed for conversion were formerly used for coal storage and are within the curtilage of the host dwelling. 2.3. The site is bounded by residential properties to the north and south, with the extensive garden land of Marley Cottage extending to ‘Back o’ Newton’ to the East. Application Site Image 2 Photographs showing Aerial 2.4. The site is bounded by existing development and hedgerows providing natural development buffers and substantial screening. The site benefits from existing access onto Main Street to the West. 2.5. Dimensions and elevations are shown in the accompanying plans. Fretwell’s Planning & Development Ltd. Fold Yard Offices, Molescroft Farm Estate, Grange Way, Beverley, East Yorkshire, HU17 9FS 3. Planning History 3.1. Based on information available on the East Riding of Yorkshire Council’s website, a planning history search of the application site has been carried out. There is no planning history on this site. However, to the south of the site, (Land And Outbuilding North Of October House Back Road Newton Upon Derwent East Riding Of Yorkshire YO41 4DD) permission was granted (Ref: 19/023252/PLF) for Change of use and extension of existing domestic outbuilding to create a dwelling. 3.2. A pre-application enquiry has been submitted for this site: Ref: 20/10942/PREP – Proposed ‘Self-Build’ conversion of existing outbuildings to create a single storey dwelling ancillary to the original dwelling (Marley Arch Cottage) – Land East of Maitland House, Main Street, Newton upon Derwent, East Riding of Yorkshire YO41 4DB 3.3. In summary, the pre-application response was supportive of the alteration of the outbuildings to provide ancillary accommodation within the curtilage of the host property on strict conditions that would be applied to any future consent. These conditions are that the proposed conversion is only used as ancillary accommodation to the Marley Arch Cottage and shall not be used as a separate unit of accommodation and that vehicular access to the annexe will be from Main Street and shall not use the access onto Back Lane as separate access. Any link should also utilise appropriate materials to ensure consistency within the area. Fretwell’s Planning & Development Ltd. Fold Yard Offices, Molescroft Farm Estate, Grange Way, Beverley, East Yorkshire, HU17 9FS 4. Planning Policy 4.1. Applications are to be determined in accordance with the policies in the Development Plan. Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states, ‘if regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise.’ This is recognised in Paragraph 11 of the National Planning Policy Framework (NPPF), with Paragraph 12 stating that the Framework ‘does not change the statutory status of the development plan as the starting point for decision making’. National Planning Policy Framework (NPPF) (2019) 4.2. The National Planning Policy Framework (‘NPPF’) published in February 2019, sets out the Government’s planning policies for England and advises how these are expected to be applied. It sets out the national requirements for the planning system, but only to the extent that it is relevant, proportionate, and necessary to do so. Paragraph 38 of The National Planning Policy Framework is of key importance with reference to the consideration of planning applications and states: “Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social, and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible.” 4.3. Planning law requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise (Paragraph 47). Decisions should be made as quickly as possible and within statutory timescales unless a longer period has been agreed by the applicant in writing. 4.4. The relevant sections of the NPPF are: Section 2. Achieving Sustainable Development Section 4. Decision-making Section 5. Delivering a Sufficient Supply of Homes Section 6. Building a Strong, Competitive Economy Section 8. Promoting healthy and safe communities Section 11. Making effective use of land Section 12. Achieving well-designed places Fretwell’s Planning & Development Ltd. Fold Yard Offices, Molescroft Farm Estate, Grange Way, Beverley, East Yorkshire, HU17 9FS 4.5. Paragraph 7 of the NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. The objective of sustainable development is summarised to mean “meeting the needs of the present without compromising the ability of future generations to meet their own needs” 4.6. Paragraph 8 of the NPPF recognises three objectives of sustainable development. These are interdependent and can also support each other. These are: a) An economic objective - to help build a strong responsive and competitive economy. It should also promote sufficient land of the right types is available in the right places and at the right time to support grown innovation and improved productivity. b) The Social objective – to help build strong, vibrant, and healthy communities
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