PLANNING STATEMENT
DEMOLITION AND REBUILD OF THE EXISTING DWELLING
LARTON HEY FARM, FRANKBY STILES, WIRRAL, CH48 1PL
Date: March 2021
Pegasus Reference: GS/P20-2052/R001v3
Pegasus Group
No. 4 | St Pauls Square | Liverpool | L3 9SJ T 0151 317 5220 | W www.pegasusgroup.co.uk
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Planning Statement
CONTENTS
1. INTRODUCTION ...... 2 2. SITE CONTEXT AND SURROUNDINGS ...... 3 3. PLANNING HISTORY ...... 7 4. THE PROPOSAL ...... 8 5. RELEVANT PLANNING POLICY ...... 20 6. PLANNING POLICY ASSESSMENT ...... 24 7. CONCLUSION ...... 33
Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
1. INTRODUCTION
Scope and Purpose
1.1 This Planning Statement has been prepared by Pegasus Group on behalf of Mr Francis in support of a full planning application to demolish the existing dwelling and erect a replacement dwelling at Larton Hey Farm, Frankby Stiles, Wirral.
1.2 The following documents have been submitted as part of this application:
• Location Plan
• Existing Elevations
• Existing Ground Floor and First Floor Plans
• Proposed Elevations
• Proposed Ground Floor and First Floor Plans
• Design and Access Statement
• Preliminary Ecological Appraisal and Bat Roost Assessment
Report Structure
1.3 The remainder of this report includes the following sections:
• Section 2 introduces the site and surrounding area;
• Section 3 provides an overview of the planning history of the site;
• Section 4 describes the proposed development;
• Section 5 details the relevant national and local planning policy;
• Section 6 provides an assessment of the development proposal against the relevant local and national planning policy; and
• Section 7 provides a summary and conclusions.
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2. SITE CONTEXT AND SURROUNDINGS
2.1 The site is located at Larton Hey Farm, immediately to the east of Larton (West Kirby) and approximately ½ mile northwest of Frankby and 1 mile west of Greasby.
2.2 The site currently comprises the vacant existing dwelling plus two outbuildings currently used for storage. There are a further two outbuildings on land immediately to the west of the site. There is existing residential development to the southwest, a wooded area to the west, commercial equestrian facilities to the east and south, and fields to the north. An aerial view of the site is provided in Figure 1 and an aerial view of the immediate context in Figure 2.
Figure 1 – Aerial view of the site (Google Maps)
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The site
Figure 2 – Immediate site context (Google Maps)
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2.3 The wider site context is shown in Figure 3.
The site
Figure 3 – Wider site context (Google Maps)
2.4 The site is located within the Green Belt, as defined by the Wirral Unitary Development Plan policies map (see Figure 4).
The site
Figure 4 – Site is located within the Green Belt
2.5 The site falls within Flood Zone 1, with the lowest probability of flooding, as shown in Figure 5.
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Figure 5 – Site is located within Flood Zone 1
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3. PLANNING HISTORY
3.1 Following an online search of the Council’s planning application register, the following application has been identified that is of relevance to the site.
APP/04/06904 – Erection of single storey side extension
3.2 This application sought a single storey side extension to the existing dwelling to create a ground floor bedroom with en-suite. It was approved on 23rd September 2004.
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4. THE PROPOSAL
4.1 This application seeks full planning permission for demolition of the existing dwelling and outbuildings and erection of a replacement dwelling with detached garage and new access road.
4.2 The existing site layout is shown in Figure 6, and the proposed site layout in Figure 7.
Figure 7 – Existing site layout
Figure 8 – Proposed site layout
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4.3 The dwelling will be reorientated compared to the existing to give a south-facing living space. It is proposed to demolish the existing outbuildings immediately to the east and west of the existing house and erect a detached double garage to the west of the new house, equivalent in size to the demolished outbuildings. The replacement dwelling will be served by a new private drive taken off Frankby Stiles, with a turning area and parking created between the new dwelling and garage.
4.4 Figures 9 to 12 show the elevations of the existing dwelling.
Figure 9 – Existing front elevations
Figure 10 – Existing rear elevations
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
Figure 11 – Existing side elevation (facing west)
Figure 12 – Existing side elevation (facing east)
4.5 The existing floor plans are provided in Figures 13 and 14.
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
Figure 13 – Existing ground floor plan
Figure 14 – Existing first floor plan
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4.6 Figure 15 shows the front elevation of the existing house, and Figure 16 shows the area of grassland to the south of the property.
Figure 15 – Front elevation of the existing dwelling
Figure 16 – Grassed area south of the existing dwelling (looking south)
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
4.7 Figures 17 and 18 show the elevations and floorplans of the outbuildings to be demolished.
Figure 17 – Existing elevations of outbuildings to be demolished
Figure 18 – Existing floorplans of outbuildings to be demolished
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
4.8 Figures 19 and 20 contain photographs of the outbuildings to be demolished.
Figure 19 – Larger outbuilding to be demolished
Figure 20 – Smaller outbuilding to be demolished
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
4.9 Under Class A of the General Permitted Development Order (2015), the existing dwelling could be extended to the rear by up to 8 metres at ground floor level, and by up to 3 metres at first floor level. Therefore, the potential floorspace of the existing dwelling that is achievable without applying for planning permission is 265.5m2.
4.10 Policy GB4 allows a 15% increase in size for replacement dwellings. Therefore, this replacement dwelling is permitted to be up to 305.25m2. Table 1 shows the footprint of the existing dwelling, plus what could be added utilising Permitted Development Rights and the size increase allowed under policy GB4.
Table 1 – Footprint of existing dwelling
Footprint of original house 140.6m2
Current existing footprint 242m2
Potential gross GEA (including PD) 265.5m2
Potential GEA + 15% policy allowance 305.25m2
4.11 The total footprint and volume of the proposed dwelling is shown in Table 2.
Table 2 – Footprint of proposed dwelling
Proposed footprint (GEA) 240m2
Percentage change from existing -0.83%
Percentage change from existing + PD and 15% -21.38% policy allowance
4.12 The proposed building footprint is therefore 65.25m2 smaller than what would be permitted under Policy GB4 if the property was extended using PD rights.
4.13 Figures 21 to 24 show the proposed elevations of the replacement dwelling.
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Figure 21 – Proposed front elevation (garage outline blue dashed)
Figure 22 – Proposed rear elevation
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Figure 23 – Proposed side elevation (facing south)
Figure 24 – Proposed side elevation (facing north)
4.14 Figures 25 and 26 show the proposed floor plans.
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Figure 25 – Proposed ground floor layout
Figure 26 – Proposed first floor layout
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4.15 The proposed design is a contemporary take on the existing dwelling, with features such as the asymmetrical front elevation, chimney and covered entrance incorporated as a nod to the previous house, with elements such as extensive glazing incorporated to ensure a modern finish is achieved that maximises views of the surrounding countryside. The glazing and orientation of the property will also ensure maximum solar gain.
4.16 The ground floor will offer spacious living accommodation comprising an open-plan kitchen/dining/living space opening onto the garden, a separate utility room, a study, a WC, all accessed from a generous entrance hall. To the first floor will be five bedrooms, three with en- suites, plus a house bathroom. The master suite will also incorporate a dressing room and direct access onto a balcony overlooking the garden.
4.17 It is proposed to create a new private drive off Frankby Stiles to serve the new dwelling which will culminate in an ample turning area outside the property which will also provide additional parking space when required.
4.18 The proposed detached double garage will be situated to the west of the new dwelling and will be equivalent in size to the demolished outbuildings. it will be finished in materials to match the new dwelling, with two electric garage doors to the front elevation.
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5. RELEVANT PLANNING POLICY
5.1 This section sets out the relevant planning policy considerations for the proposed development from the adopted Development Plan, emerging local planning policy, supplementary guidance and the National Planning Policy Framework.
5.2 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that: “where in making any determination under the planning Acts, regard is to be had to the Development Plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise”.
5.3 In this instance, the Development Plan comprises the Saved Policies of the Wirral Unitary Development Plan. The Unitary Development Plan (UDP) was adopted by the Council in February 2000. A number of policies of the UDP have been saved and those relevant to the scheme are discussed in this section.
National Planning Policy Framework (2019)
5.4 The NPPF, updated in February 2019, outlines the Government’s core objectives for the planning system.
5.5 Within the NPPF there is an overarching principle of sustainable development, outlined in paragraph 8. This outlines three interdependent objectives for achieving sustainable development, these being economic, social and environmental, which are to be pursued in mutually supportive ways.
5.6 Paragraph 10 goes on to say, so that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).
5.7 Paragraph 11 outlines that plans and decisions should apply a presumption in favour of sustainable development. For decision-taking this means:
Approving development proposals that accord with an up-to-date development plan without delay.
5.8 Planning law requires that applications for planning permission are to be determined in accordance with the development plan unless material considerations indicate otherwise. Decisions on applications should be made as quickly as possible, and within statutory timescales unless a longer period has been agreed by the applicant in writing (paragraph 47).
5.9 Paragraph 78 states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should
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identify opportunities for villages to grow and thrive, especially where this will support local services.
5.10 Paragraph 103 asserts that new housing should also be located to encourage active travel and in close proximity to public transport, to ensure that a genuine choice of alternatives to the private car are available in line with sustainable development principles.
5.11 Paragraph 124 states that the creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.
5.12 Paragraph 127 sets out the following criteria which development should achieve:
a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;
c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;
e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and
f) create places that are safe, inclusive and accessible and which promote health and well- being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.
5.13 Paragraph 133 confirms that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.
5.14 Paragraph 134 sets out the 5 purposes of the Green Belt, these being:
a) to check the unrestricted sprawl of large built-up areas;
b) to prevent neighbouring towns merging into one another;
c) to assist in safeguarding the countryside from encroachment;
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d) to preserve the setting and special character of historic towns; and
e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
5.15 Paragraph 143 states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations (paragraph 144).
5.16 Paragraph 145 states that the construction of new buildings is generally inappropriate in the Green Belt. However, exceptions to this include:
d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces
5.17 Furthermore, planning decisions should contribute to and enhance the natural and local environment by: protecting and enhancing valued landscapes and sites of biodiversity value (in a manner commensurate with their statutory status or identified quality in the development plan); recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services; and minimising impacts on and providing net gains for biodiversity (paragraph 170).
Wirral Unitary Development Plan (2000)
5.18 Policy URN1 (Development and Urban Regeneration) asserts that the Local Authority will be guided by the general principles of the urban regeneration strategy. In particular, they will ensure that:
(i) Full and effective use is made of land within the urban areas;
(ii) Neglected, unused or derelict land or buildings are brought into use;
(iii) The need for new services is minimised by promoting the use of spare capacity in existing services.
This policy also confirms that Green Belt land will be protected from inappropriate development.
5.19 Policy GB2 (Guidelines for Development in the Green Belt) confirms that in the Green Belt there is a general presumption against inappropriate development. However, it lists some exceptions to this, one of which is:
iii) the limited extension, alteration or replacement of existing dwellings, subject to Policy GB4 and Policy GB5
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Such appropriate development shall not damage the visual amenities of the Green Belt by virtue of its siting, materials or design.
5.20 Policy GB4 (Replacement of Existing Dwellings in the Green Belt) states that the replacement of existing dwellings in the Green Belt will be permitted subject to the following criteria:
i) The dwelling is not in an isolated or visually prominent location in the countryside;
ii) There is direct vehicular access to the dwelling;
iii) The replacement dwelling is not more than 15% larger than the dwelling it replaces or larger than the existing dwelling plus any remaining permitted development allowance for extension; and
iv) The curtilage of the replacement dwelling should be the same or wholly contained within the curtilage of the existing dwelling.
The Local Planning Authority will remove permitted development rights for further extensions when granting permission for a replacement dwelling which is materially larger than the existing dwelling.
Where the replacement dwelling's location in the curtilage would result in a lesser impact in the Green Belt than that of the existing dwelling, the Local Planning Authority will require the replacement dwelling to be positioned accordingly. In other cases the Local Planning Authority will require the replacement dwelling to be located in the same place as the existing dwelling.
5.21 Policy GR5 (Landscape and New Development) states that in order to secure the protection and enhancement of visual amenity the Local Planning Authority will require applicants to submit full landscaping proposals before full planning permission is granted.
5.22 Policy GR7 (Trees and New Development) states that in assessing the protection to be given to trees, the Local Planning Authority will consider the general health, structure, size and life expectancy of trees, their visual value within the locality and their value for nature conservation. They will require that buildings, structures and hard surface areas are sited to preserve the character of the area and ensure that trees to be retained have adequate space.
5.23 Policy NCO1 (Principles for Nature Conservation) asserts that wherever possible, networks of linear natural habitat and other corridors of importance to wildlife will be retained and protected.
5.24 Policy LAN1 (Principles for Landscape) confirms that in considering proposals, the authority will have regard to the visual impact upon the local and wider landscape and proposals will not be permitted if the visual impact would be inappropriate in terms of the character, appearance and landscape setting of the surrounding area.
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6. PLANNING POLICY ASSESSMENT
6.1 Section 38(6) of the Planning and Compulsory Purchase Act confirms that planning applications must be determined in accordance with the adopted Development Plan for the area, unless material considerations indicate otherwise.
6.2 In this instance, the adopted Development Plan is the Saved Policies of the Unitary Development Plan for Wirral (2000). The relevant polices are set out in the preceding sections.
6.3 The Local Plan was adopted 18 years before the publication of the NPPF (February 2019), which is a material consideration. Paragraph 213 of the NPPF states that due weight should be given to relevant policies in existing plans according to their degree of consistency with the NPPF, which is a material consideration and the remainder of this sector should be read in this context.
6.4 This section assesses the main issues associated with the proposed development against the adopted planning policy and material considerations highlighted in the previous chapter.
6.5 The main issues to be addressed are as follows:
• Principle of development – development in the Green Belt;
• Design;
• Ecology;
• Sustainability; and
• Other material considerations – precedent cases.
Principle of development – development in the Green Belt
6.6 The site is located within the Green Belt and therefore the main issue is whether the proposal would constitute inappropriate development in the Green Belt having regard to the National Planning Policy Framework and whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations.
6.7 The proposed development is for a replacement residential dwelling within the Green Belt. Paragraph 145 of the NPPF confirms the following development is not inappropriate in the Green Belt:
d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces
6.8 As the proposal is for a replacement dwelling, it would be in the same use and the first test is met. The NPPF does not define ‘materially larger’, therefore the development has been designed to accord with the limits set out in UDP Policy GB4.
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6.9 The proposal is also in accordance with Policy GB2, which states that the following development is also not inappropriate in the Green Belt:
iii) the limited extension, alteration or replacement of existing dwellings, subject to Policy GB4 and Policy GB5
6.10 According to Policy GB4, new buildings in the Green Belt are generally considered to be inappropriate development, however an exception to this is replacement dwellings if these meet the following criteria:
i) The dwelling is not in an isolated or visually prominent location in the countryside – the dwelling is not isolated as it is located adjacent to the Primarily Residential Area of Larton/Newton on the outskirts of West Kirby, within a complex comprising several dwellings, a livery and other commercial uses. The site is connected to the adjacent settlement by existing residential development, as shown in Figure 27.
The site
Figure 27 – Site is connected to the adjacent settlement by existing residential development
As can also be seen in Figure 27, the site is enclosed by mature trees and vegetation along most of the boundary, meaning views into and out of the site are limited and it is therefore not visually prominent.
ii) There is direct vehicular access to the dwelling – Frankby Stiles provides adequate access to the site.
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iii) The replacement dwelling is not more than 15% larger than the dwelling it replaces or larger than the existing dwelling plus any remaining permitted development allowance for extension – the replacement dwelling will be 0.83% smaller than the existing dwelling.
iv) The curtilage of the replacement dwelling should be the same or wholly contained within the curtilage of the existing dwelling – the curtilage of the new dwelling will be entirely within the curtilage of the existing dwelling.
6.11 Utilising the remaining Permitted Development Rights at the existing property means its floor area could be increased to 265.5m2 without obtaining planning permission, through the erection of an 8m single storey rear extension, and a 3m rear extension at first floor level. As detailed in Section 4, policy GB4 also permits a 15% increase in size in addition to utilising remaining permitted development rights, therefore the replacement dwelling can have a floor area of up to 305.25m2. The proposed replacement dwelling will have a floor area of 240m2, which is well within this limit and therefore compliant with the requirements of policy GB4.
6.12 The essential characteristics of Green Belts are their openness and their permanence (paragraph 133). The proposed development will not contravene the 5 purposes of the Green Belt, identified in paragraph 134, for the following reasons:
a) to check the unrestricted sprawl of large built-up areas – the site is not located adjacent to the large built-up area, defined as the urban conurbation of Wallasey, Birkenhead, Bromborough and Eastham, therefore the development will not contribute to sprawl.
b) to prevent neighbouring towns merging into one another – although the site is located between West Kirby and Frankby, there is existing development to the east and west of the site which the proposed development will not extend beyond, therefore the proposed development will not cause the two settlements to merge.
c) to assist in safeguarding the countryside from encroachment – the replacement dwelling will sit within a domestic curtilage which already exists within the Green Belt. The new dwelling will not extend into the open countryside to the north of the site, therefore no additional encroachment will occur. The development would have a limited effect on the character and appearance of the Green Belt and the surrounding area because the site is mostly bound by mature planting which significantly reduces views into the site. The amount of built form on the site will remain almost exactly the same, therefore there will be a negligible, if any, impact on openness. The development will only be glimpsed from surrounding land due to the mature vegetation that bounds the site, therefore the development will also not cause visual encroachment into the countryside.
d) to preserve the setting and special character of historic towns – the site is not located in close proximity to any historic towns.
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e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land – the proposal involves the replacement of an existing dwelling so will not discourage urban regeneration in any way.
6.13 Overall, the proposal would not harm any of the five purposes of including land in the Green Belt, in accordance with paragraphs 133 and 134 of the NPPF.
6.14 The proposal also accords with UDP policy URN1, which seeks to direct development towards the urban areas. Although the site is located within the Green Belt, it lies adjacent to the urban fringe of West Kirby, close to the amenities and services, and is not in an isolated location out in the open countryside. The proposal will also replace a vacant building, bringing the site back into use, in accordance with URN1. This policy also states that the Green Belt will be protected from inappropriate development, however as demonstrated, the proposal is not an inappropriate form of development within the Green Belt.
Design
6.15 The proposed site layout subtly repositions the residential dwelling further to the south which softens the north-eastern development edge by creating a staggered build line that ties in with the surrounding built form. The dwelling has also been reorientated to position the front elevation to face the west. This configuration will form a well-enclosed arrival space when approached from a new private drive accessed directly via Frankby Stiles.
6.16 The proposed design is a contemporary take on the existing dwelling, with architectural detailing including the brick, gabled dormer and features such as the asymmetrical front elevation, chimney and covered entrance taking design cues from the previous house. Elements such as extensive glazing have been incorporated to ensure a modern finish is achieved that maximises views of the surrounding countryside and passive solar gain. Achieving a high-quality design such as this ensures compliance with NPPF paragraph 124.
6.17 The new development will feature red brick to the external facades. Slate will be applied to the roofs to match the existing property and outbuildings. The proposed materials palette is in-keeping with the existing property, as well as the local vernacular and character found across the Wirral, in accordance with policy GB2 and paragraph 127 of the NPPF.
6.18 The glazed elements represent a contemporary approach to the existing architectural style of this property and the local area. It is applied in a sympathetic way to ensure that the overall form and existing characteristics of the building are celebrated through the proposed design.
6.19 As there are no residential properties in close proximity to the site, the closest house being over 50 metres to the southwest, the new dwelling will not detrimentally impact the amenity of surrounding residents. It will not lead to any loss of privacy, outlook or light, will not lead to
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overlooking and will not cause any issues with noise or odour. The separation distances between the properties will be far more than is required by regulations, ensuring residential amenity is preserved for all residents in the vicinity.
Ecology
6.20 A Preliminary Ecological Appraisal and a Preliminary Bat Roost Assessment were carried out at the site in October 2020. The full report accompanies this submission and the findings are summarised below.
6.21 There is an area of former lawn (now unmanaged) immediately south of the main house with four scattered mature apple trees present to the edges. This grassland is very species poor with very few herbaceous species present. Hedgerows and lines of trees are present adjacent to each of the site boundaries, which in places are unmanaged or minimally managed. The hedgerow to the eastern boundary is species rich with native species present, with the hedgerow along the northern boundary similar in composition but more heavily pruned.
6.22 There is a minor watercourse that follows the northern boundary of the site which is largely void of aquatic plants, is shaded by the adjacent hedgerow and associated bramble, and has a notable layer of leaf litter build up on the bed of the watercourse.
6.23 The main house was assessed as having potential to support bat roosts and, following detailed internal inspection, bat droppings were identified in the roof of the extension to the western aspect of the building indicating the presence of a bat roost. There was no evidence of void-dwelling bat species, however it was concluded that the main house likely supports a Pipistrelle species bat roost.
6.24 Both the outbuildings to be demolished are deemed to have negligible potential to support roosting bats due to lack of access points or potential roost features.
6.25 Habitats within the site including hedgerows and trees have high potential to support a variety of nesting birds during the breeding season (March – August inclusive), however no evidence of nesting birds was identified in association with any of the buildings. It is considered unlikely that ground nesting birds would be present due to the enclosed nature of the site. There was no evidence of Barn Owl being present on site or that any of the buildings would be suitable for supporting this species.
6.26 It is also considered that Great Crested Newt and badgers are highly unlikely to be present within the site and that the site is not of importance for these species.
6.27 In view of the results of the desk and field-based assessment of the site, the site is considered to be of relatively low ecological value in the local context and loss of biodiversity as a result of the
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proposed development is limited and can be mitigated for as part of the proposed development. The main features of interest are the boundary hedgerows (priority habitat and bird nesting/foraging resource), mature trees and the presence of a bat roost associated with the main house (for which further survey and an EPSL application to Natural England would be necessary).
6.28 The following ecological enhancement measures are recommended:
• Due to the potential presence of foraging bats, it is recommended that a number of bat boxes (multi-use woodcrete boxes would be preferable) are erected in retained mature trees to provide new roost opportunities for bats in the long term and in doing so potentially enhance the biodiversity of the site.
• Bird Boxes should be erected in a number of the retained mature trees to provide enhanced nesting habitat for birds within the site.
• The watercourse could be enhanced through clearing out leaf litter, management of adjacent vegetation and planting of riparian species along the southern bank.
All of the most valuable habitats at the site, including the hedgerows and trees, will remain unaffected by the proposed development. The installation of bat and bird boxes at the site, and maintenance of the hedgerows and watercourse will enhance the ecological status of the site, leading to net gains for biodiversity. The requisite additional bat surveys will be carried out in due course once the appropriate season is reached (May onwards). The preservation and enhancement of habitats and biodiversity at the site is in accordance with policies GR7 and NCO1 and paragraph 170 of the NPPF.
Sustainability
6.29 In line with the sustainable development principles outlined in the NPPF, the proposed development will bring economic, social and environmental benefits.
Economic
6.30 The development will provide several economic benefits. During the construction phase it will boost the economy through job creation on site and the purchasing of materials and services, which supports local businesses and indirectly supports further jobs. Once completed, ongoing maintenance services and supplies will also be required, which will make a small but ongoing contribution to the local economy.
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Social
6.31 The replacement dwelling will provide a much more suitable home for modern living to meet the needs of the current occupiers and their family, in line with the social objective of sustainable development which requires a “range of homes [to] be provided to meet the needs of present and future generations”.
6.32 This objective also requires housing to be located with accessible services, while paragraph 78 of the NPPF supports housing development in rural areas that will help villages to grow and thrive and support local services.
6.33 Despite being located within the Green Belt, and thus within a ‘rural area’, the site is located adjacent to the suburban area of Larton/Newton on the outskirts of West Kirby, with West Kirby town centre approximately 2 miles to the west and Greasby approximately 1 mile to the east. Both of these settlements offer a wide range of amenities, services and transport links, ensuring the location is suitable for housing development.
6.34 The suburb of Newton offers several amenities for the residents to meet their day-to-day needs, including a Co-op convenience store, Post Office, village hall, pub, church, two primary schools and a secondary school, all within a mile of the site. Nearby in Greasby there are several primary schools, churches, pubs, restaurants, takeaways, a library, chemist, Sainsbury’s convenience store and playing fields, plus much more. West Kirby has a train station with services to Birkenhead (services to Chester) and Liverpool, two supermarkets, a leisure centre, doctors’ and dentists’ surgeries, a farmers’ market, many recreational activities such as a sailing club in addition to the essential amenities like schools and shops. There are also bus stops located at the end of Frankby Stiles on the B5139 which offer services to West Kirby Liverpool, Chester and Arrow Park hospital.
6.35 Therefore, the site offers a highly sustainable and suitable location for housing development in accordance with policy requirements for housing to be located in close proximity to amenities and transport links.
6.36 The demolition and rebuilding of the dwelling will ensure that the occupiers are able to create a suitable home for themselves and stay in the area, meaning they can continue to support these local amenities and services in accordance with the objective of NPPF paragraph 78.
Environmental
6.37 As has been demonstrated, there are a variety of amenities, services and public transport options available in close proximity to the site, meaning residents will not have to travel far to meet their day-to-day needs. There is a footpath along the B5139 ensuring the residents are able to walk to Newton and Frankby, where appropriate. For journeys further afield, bus and train services are available and provide a genuine alternative to the private car.
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
6.38 Paragraph 103 is supportive of new housing being located to encourage active travel, i.e. walking and cycling, and in close proximity to public transport, to ensure a genuine choice of alternatives to the private car are available. These options for active and public transport modes also ensure the development is in line with the environmental objective of sustainable development, which strives to ‘use natural resources prudently’, minimise pollution and transition to a low-carbon economy.
Other material considerations – precedent cases
6.39 The following precedent cases are all examples of approved developments in Wirral that involve the replacement of a dwelling in the Green Belt. These should be a material consideration when determining this application to ensure consistency in decision-making.
APP/19/00572 - Demolition of existing building and the reconstruction of a replacement dwelling – Field Head, Marine Drive, Heswall
6.40 This application involved the demolition of the existing 1.5 storey dwelling and replacement with a contemporary bungalow on a site fronting the Dee Estuary, located within the Green Belt. The site is also located within the Site of Scientific Interest (SSSI) Impact Risk Zone for The Dee Estuary SSSI, RAMSAR, Special Protection Area (SPA) and Special Areas of Conservation (SAC). The total increase in footprint granted was 9%.
6.41 The application was approved on 22nd October 2019.
APP/17/01597 - Replacement dwelling - Wavecrest, The Moorings, Heswall
6.42 This application sought the demolition of the existing bungalow and erection of a contemporary replacement bungalow on a site within the Green Belt located adjacent to the Dee Estuary. The overall increase in volume was 13.5%.
6.43 It was approved on 16th May 2018.
APP/18/01045 - Erection of a two-storey detached replacement dwelling with associated landscaping following the demolition of the existing dwelling on site - Colvend, Meols Parade, Meols
6.44 This proposal was for demolition of the existing bungalow and erection of a contemporary two- storey replacement dwelling on a site within the Green Belt located adjacent to Public Open Space and the Wirral Circular Trail.
6.45 It was approved on 21st November 2018.
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
APP/17/00667 - Demolition of existing dwelling and construction of replacement dwelling – 2 Target Road, Heswall
6.46 This proposed demolition of the existing bungalow and replacement with a contemporary two- storey dwelling at a site within the Green Belt adjacent the Dee Estuary. The permitted increase in volume was 32.4% (the existing dwelling was 448.5m3 and the proposed dwelling was 594m3). The Council’s Decision Notice states “the proposed replacement dwelling will be less than 15% larger than the existing dwelling plus its remaining permitted development rights and given the location of the property within a cluster of similar dwellings, the proposal will not have a negative impact upon the openness of the Green Belt”.
6.47 The development was approved on 1st December 2017.
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P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement
7. CONCLUSION
7.1 This Planning Statement has been prepared on behalf of Mr Francis in support of an application for full planning permission for the demolition of the existing dwelling and erection of a replacement dwelling at Larton Hey Farm, Frankby Stiles, Wirral.
7.2 The replacement of existing dwellings within the Green Belt is considered acceptable under UDP Policy GB2.
7.3 The proposed dwelling will be 0.83% smaller than the existing dwelling, which is well within the 15% increase permitted for replacement dwellings in the Green Belt by UDP Policy GB4.
7.4 The proposal also meets all the criteria for replacement dwellings set out in Policy GB4. It is not isolated or in a visually prominent location, there is suitable existing access to the site, the new dwelling will not be more than 15% larger than the existing, and the curtilage of the dwelling will remain unchanged.
7.5 It has been demonstrated that the proposal will not contravene any of the five purposes of the Green Belt set out in the NPPF – it will not contribute to sprawl of the large built-up area in Wirral; it will not cause neighbouring towns to merge; it will not cause encroachment into the countryside as the site is well contained and screened by existing vegetation; it will not harm the setting or character of a historic town; and it will not discouraged urban regeneration. As views into and out of the site are already limited due to the boundary vegetation and surrounding existing development, and the development is a replacement dwelling rather than new dwellings, the proposal will not reduce the openness or permanence of the Green Belt. The proposal is in accordance with paragraphs 133 and 134 of the NPPF.
7.6 The replacement dwelling will provide a more suitable, practical space for the occupants to enjoy modern family living. It has been designed using high-quality materials that are sympathetic to the location, to ensure the new dwelling complements and enhances its setting. There are no residential properties in close proximity to the site, therefore there will be no detrimental impact on the amenity of surrounding houses.
7.7 Overall, the proposal is appropriate for the location and will bring environmental, social and economic benefits, and can therefore be considered a sustainable development. The proposal is in accordance with national and local policy and should therefore be approved without delay in line with paragraphs 11 and 47 of the NPPF and the presumption in favour of sustainable development.
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