PLANNING WORKSHEET 11 – DELEGATED / PCG REPORT - GENERAL

Valid Date: 29 July 2020 Extension of time agreed till: 19 March 2021

Application Ref. 20/00916/RES

Site Address Land On The East Side Of Doncaster Road Langold

Proposal Reserved Matters Application for the Appearance, Landscaping, Layout and Scale for 165 Residential Dwellings Following the Granting of Outline P.A 17/01462/OUT

Case Officer Jamie Elliott

Decision Level Delegated after referral to PCG

Recommendation GRANT

Reason(s) for Reserved matters application following Committee decision on outline ref: PCG referral 17/01462/OUT

PCG Sign off and date

8th March 2021 Signature Date

Case Officer JE 04/03/2021

Authorised signing Manager 8th March 2021

Policy Having regard to Section 54A of the Town and Country Planning Act 1990, Considerations the main policy considerations are as follows:

National Planning Policy Framework The National Planning Policy Framework (NPPF) sets out the Government’s approach for the planning system and how these are expected to be applied.

Paragraph 8 explains that there are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform an economic, social and environmental role.

Paragraph 11 explains that at the heart of the National Planning Policy Framework is a presumption in favour of sustainable development. For decision-taking this

means approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole or specific policies in this Framework indicate development should be restricted. The relevant policies are as follows:

Part 12. Achieving well-designed places Part 15. Conserving and enhancing the natural environment Part 16. Conserving and enhancing the historic environment

Bassetlaw District Council – Local Development Framework Core Strategy & Development Management Policies Development Plan Document (Adopted December 2011):  CS1 - Settlement hierarchy  CS5 – Carlton-in-Lindrick and Langold  DM4 - Design & character  DM5 – Housing Mix and Density  DM8 – The Historic Environment  DM9 - Delivering open space and sports facilities  DM11 - Developer contributions and infrastructure provision  DM12 - Flood risk, sewage and drainage

Hodsock and Langold Neighbourhood Plan

The approval of the Examination Report by BDC Full Council included arrangements for a referendum on whether the Plan should be adopted. In accordance with the Coronavirus Act 2020, the referendum will not be held until Thursday 6 May 2021, but the Plan will be afforded significant weight in decision- making in the interim.

The relevant policies are as follows:

Policy 1: Housing Requirement in Langold Policy 3: Design Codes for Sites 1 and 2 Policy 4: Housing Mix Policy 11: Historic Environment

Other relevant Council – Successful Places: A Guide to Sustainable guidance/SPDs Housing Layout and Design (Adopted December 2013)

Relevant 17/01462/OUT Outline planning permission granted for residential development of Planning upto 165 dwellings. September 2018. History

Consultation Consultation and Publicity Expiry Date: 10 March 2021 date(s)

Summary of NCC Policy No comments to make. Consultation Responses NCC Highways No objections.

NCC Flood Risk Management Team. No objections subject to conditions requiring the submission, agreement, implementation and maintenance of surface water drainage.

BDC Conservation. No objections

BDC Operational Services Manager. The development would need to provide adequate access for refuse vehicles and wheel bin collection points.

Hodsock Parish Council object to the development on the following grounds: 1. Langold has insufficient services and facilities to accommodate the new dwellings; 2. Permission has already been granted for 300 dwellings on the other side of the road; 3. Increase in traffic would lead to congestion and increase in accidents.

Summary of This application was advertised by neighbour letter, site notice and press notice Publicity and 8 letters have been received from local residents objecting to the development on the following grounds: 1. Would increase the risk of flooding; 2. Result in increase in noise disturbance and loss of privacy and amenity; 3. Increase in traffic would be detrimental to highway safety; 4. Would result in over development of the village; 5. The school would require investment; 6. The size of the village should be retained; 7. Views should be maintained; 8. Brownfield sites should be developed first; 9. Village services are at full capacity; 10. Adverse impact on wildlife; 11. Would result in light pollution; 12. Would be detrimental to landscape setting; 13. The Wood should not be affected; 14. No affordable housing is provided; 15. Hedges and trees should be retained.

Site Context The site is located to the north of Langold, to the east of Doncaster Road (A60) and is 7.56 hectares in area, and is currently in agricultural use.

The site is bounded to the west by Doncaster Road (A60), residential development to the south and agricultural land to the north and east.

The site is located in Flood Zone 1, which has a low probability of river flooding, being land which is the least susceptible to flooding.

Goldthorpe Farm and Barns located to the north east of the site are Grade II listed buildings.

The site is identified in the Hodsock and Langold Neighbourhood Plan for residential development for up to 165 dwellings. The Proposal The scheme proposes the submission of Reserved Matters application for the erection of 165 dwellings following the granting of outline planning permission.

The development consists of 2, 3 and 4 bed dwellings.

Assessment of PRINCIPLE Proposal As outline planning permission was granted for the erection of upto 165 dwellings in September 2018, and the site is allocated in the Neighbourhood Plan, the principle of residential development of the site has clearly been accepted.

SUSTAINABILITY OF THE DEVELOPMENT

Paragraph 8 of the NPPF sets out three dimensions for sustainable development, economic, social and environmental:

“an economic objective – to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;

a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and

an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment; including making effective use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.

In reaching a decision on this case, the NPPF at paragraph 9 makes it clear that

the objectives referred to above should play an active role in guiding development towards sustainable solutions and are not criteria against which every planning application should be judged against.

VISUAL AMENITY

Policy DM4 of the Bassetlaw Local Development Framework states that permission will only be granted for residential development that is of a high quality design, respects the character of the area. Similar advice is contained in paragraph 127 of the NPPF which states that development should be sympathetic to local character including the surrounding built environment and landscape setting.

Policy 3 of the Neighbourhood Plan states that residential development of this site should have regard to the Langold Design Code in respect of building scale, form and design.

It is considered that the general layout and design of the proposed dwellings would be sympathetic to the character and appearance of the area and in-keeping with the existing form of development in the village.

Accordingly, it is considered that the development would comply with the policies outlined above.

RESIDENTIAL AMENITY

Policy DM4 of the Core Strategy requires that development does not materially or detrimentally affect the amenities of the occupiers of neighbouring properties. This requirement also forms part of paragraph 127 of the NPPF.

The District Council’s ‘Successful Places’ Supplementary Planning Document (SPD) also provides guidance on sustainable housing layout and design and states that new dwellings should normally have a minimum single area of private amenity space of : 90m2 for 4 -5 bed dwellings, 70m2 for 3 bed dwellings and 50m2 for 2 bed dwellings.

The majority of the new dwellings would be provided with rear gardens in excess of and therefore in compliance with, the minimum standards outlined above.

It is considered that the layout and orientation of the new dwellings would ensure that the development would not result in any significant loss of privacy or overlooking of existing dwellings at the boundaries of the site.

Accordingly it is considered that the development would comply with the provisions of the policies outlined above.

HIGHWAYS MATTERS

Policy DM4 of the Bassetlaw Local Development Framework states that permission will only be granted for residential development that is of no detriment to highway safety. Similar advice is contained in paragraph 108 of Part 9 of the National Planning Policy Framework, which states that development proposals should ensure that safe and suitable access can be achieved for all users.

Paragraph 110e of the NPPF requires schemes to be designed to enable charging

of plug-in electric vehicles (EV) and other ultra-low emission vehicles (ULEV) in safe, accessible and convenient locations. As with mobility vehicles, there are currently no County standards on what provision developers must provide as part of their schemes, but this is to change soon as the County is working on such a policy and has considered it to be appropriate to request provision here in line with the requirements of paragraph 110e of the NPPF.

In addition to the above Policy 3 of the Neighbourhood Plan states that residential development should provide appropriate levels of off street parking .

The highways authority have indicated that the proposal would have no adverse implications for highway safety either through vehicular movements or parking and is therefore compliant with the policies and guidance outlined above.

ECOLOGY

The Bassetlaw Local Development Framework contains policy DM9, which states that new development proposals will be expected to demonstrate that they will not adversely affect or result in the loss of protected species. Similar advice is contained in paragraph 170 of the NPPF which states that development should contribute to and enhance the natural and local environment by minimising impacts on and providing net gains for biodiversity.

The impact of the development on ecological assets were considered at the outline planning application and ecological enhancements in the form of bird and bat boxes were secured by condition.

Accordingly it is considered that the development would comply with the provisions of the policies outlined above.

DRAINAGE

Policy DM12 states that all new development will be required to incorporate Sustainable Drainage Systems (SuDS) and provide details of ongoing maintenance and management.

Whilst the Lead Local Flood Authority have requested a condition be imposed on the reserved matters application, requiring the prior approval of drainage details, this was already secured by conditions placed on the outline planning permission and the associated S106 Agreement.

Accordingly it is considered that the proposed development would comply with the policies and guidance outlined above.

HERITAGE MATTERS

Section 66 of the Planning (Listed Buildings & Conservation Areas) Act 1990 state that special regard should be given to the desirability of preserving listed buildings or their settings.

Policy DM8 of the Bassetlaw Local Development Framework states that the historic environment shall be protected and enhanced to secure its long term future and that any development that would be detrimental to the significance of the heritage asset or its setting, will not be supported. This is reiterated in Part 16 of the National Planning Policy Framework, which states that any harm to or loss of the

significance of heritage assets should require clear and convincing justification.

The proposal site is within the setting of Goldthorpe Farm and barns, all grade II listed. The site comprises an area of agricultural field alongside A60 Doncaster Road, although on its northern boundary is the access track to Goldthorpe Farm. The agricultural character of that access contributes to the farm’s setting and to the overall agricultural character of the area. The front of the proposal site has a row of semi-mature deciduous trees and hedges which obscure views across the site (moreso when the trees are in leaf). To the east of the site is Hodsock Park unregistered park & garden, within which is Hodsock Plantation, a woodland of around 3 square km, visible from the site.

Outline PP was granted in 2017, reference 17/01462/OUT, for residential development on the site. Conservation had no concerns with that proposal, subject to conditions, including for the retention of the landscaping on the northern boundary. This new application is for the reserved matters, which shows the northern boundary protected with a 10m planted landscaping buffer.

This would help to offset the impact of the development on the rural character of the access lane adjacent, which is part of the setting to Goldthorpe Farm, grade II listed. With the above in mind, it is considered that the setting of those nearby Listed Buildings would be preserved.

Subject to a condition securing tree planting and buffer screen on the northern boundary of the site, it is considered that the development would comply with the provisions of the policies and guidance outlined above.

OTHER MATTERS.

As the application site includes a number of areas of open space including hedgerows and woodland, the applicants have indicated that the management and maintenance of these areas would be secured through a management company.

The long term management and maintenance of these areas, through a Management Company, would be secured by condition.

CONCLUSION

For the reasons outlined above, it is considered that the proposed development would be in accordance with policies CS5, DM4, DM8, DM9 and DM12 of the Core Strategy of the Bassetlaw Local Development Framework, and parts 12, 14, 15 and 16 of the National Planning Policy Framework and policy 3 of the Neighbourhood Plan.