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DESIGN & ACCESS STATEMENT for PLANNING APPLICATION

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DESIGN & ACCESS STATEMENT for PLANNING APPLICATION DESIGN & ACCESS STATEMENT for PLANNING APPLICATION PROPOSED HOUSING SCHEME DODDINGTON SHROPSHIRE On behalf of SHROPSHIRE RURAL HOUSING ASSOCIATION April 2020 16025-09-01-04 revD 1 Contents 1.0 Relevant information from Pre- App Design Statement 2.0 Design Development 3.0 Design Statement 4.0 Accessibility Statement 5.0 Visual Impact Assessment 6.0 Design Brief for Self-Build Properties 2 1.0 Pre-App Information 1.01 Physical Context The village of Doddington appears to be an ‘ad- hoc’ development and incorporates a wide variety of building styles and types. There are several properties in the area featuring stone and render, as well as agricultural buildings featuring timber. The surrounding area also houses a number of red brick buildings which appear to be of a standard ‘developer type’ housing, including the village hall on the land immediately adjacent to the site, from which very limited architectural references may be drawn. There is also a mobile home park to the south of the site beyond a field & care home which is screened by vegetation. The designs for the properties will incorporate the local materiality to reinforce the link with the local context The site incorporates a slope of some 12m from its highest point to lowest point that continues up at the opposite side of the A4117, which bounds the site on its east & north sides. The proposals aim to take advantage of this slope to reduce any impact on the properties the other side of the A4117. See drawing 16025-03 for photographs of the site. 3 1.02 Social Context 1.03 Economic Context Within this area there are a number of businesses By providing these additional homes within the operating with low income employees, meaning village, the proposal would help retain, support the affordable housing in particular is expected to and develop the use of local amenities including be of significant advantage to those working in the garage/shop and village hall, and those in the local area but currently being forced to nearby Clee Hill. commute due to lack of a viable alternative. The affordable housing will also have an By carefully considering the siting of houses on economic benefit to those currently commuting the site the proposals will maintain a low height to work in the locality from elsewhere who are profile relative to the adjacent properties, and so anticipated to occupy the housing, as it will should not impact the visual amenity of the reduce their expenses in getting to work either by existing properties opposite or adversely affect private or public transport. their enjoyment of their homes. The proposals will incorporate enhancements to the village hall entrance/exit area which currently has very restricted vision splays, which should positively impact the area and potentially increase use of the village facilities. At present the restricted vision splays mean access from the hall to the A4117, either vehicular or pedestrian, is hazardous. By widening the vision splays and providing a section of footpath adjacent to the main road at this point, the risk of collisions with oncoming vehicles is massively reduced. 4 1.04 Planning Context house designs would incorporate those materials measures to improve the inadequate visibility identified in section 1.01 as forming part of the splays from the village hall to improve access to SAMDev policy MD1 (Scale & Distribution of local context, but in a contemporary way, and this important village facility. Development) supports the development of utilising opportunities for passive solar gain, a housing in this location as Doddington is fabric first approach to building, and investigating SAMDev policy MD3 (Delivery of Housing identified as a Community Cluster. the potential for utilising non-visually invasive Development) requires sites of this size to sustainable energy solutions, such as ground incorporate a mixture of housing types, and In relation to policy MD2 & CS6 (Sustainable source heat pumps. The scheme proposals will following discussions with Shropshire Council’s Design) the site layout has been formulated to be furthermore incorporate sustainable measures of Housing Enablement Officer a balance of reflective of the seemingly haphazard way of attenuating any run off from site to acceptable affordable rented housing, self-build market rural roads which can be seen in the area, and to levels, and prioritise using natural features such housing and self-build private houses has been best make use of the natural slope of the site, in as trees and hedges over more urban fencing proposed. The composition of the site can be a similar way to those houses opposite which tier solutions. Bearing in mind the policies above and seen in the image below. The proposal will be up the hillside above. Furthermore, the proposed CS8, the site proposals will also incorporate designed to make best use of the natural 5 contours of the site, and given the slope should commissioned to determine if there are any not adversely impact on the visual amenity of the significant habitats which will require inclusion neighbours. Statistics identified on Page 9 & 24 within the final scheme. This is submitted as part and policy CS4 of the Local Plan Core Strategy of the application. identify that affordable housing supply is failing to meet demand, and therefore a proposal As part of policy MD16 (Mineral Safeguarding) incorporating a large portion of affordable the site has been identified as potentially part of housing to Lifetime Homes standards should a coal safeguarding area. As the site lies right at assist towards this issue specifically in this area the edge of this zone and is surrounded by and within the County generally. The proposed buildings on three and a half sides, and the affordable housing is supported by the private remainder indicates the potential of coal for only dwellings for the current landowners who offer around 30m at most it is not considered to be a the land for affordable housing as part of their viable coal extraction location. A Ground proposal, and is further supported by market investigation has been commissioned to housing which will maintain diversity across the determine the nature of the ground on site. This site, whilst helping to finance the remainder of is submitted as part of the application. the scheme. MD12 (The Natural Environment) requires the natural habitats to be maintained for developments. As part of the proposals the utmost effort has been made to retain natural features such as trees and hedgerows. The only locations where these will be affected are areas of hedgerow adjacent to the road where the 90m vision splay agreed with Shropshire Highways necessitates their removal and replacement along a different line. The majority of the removal is required to improve the vision splays from the village hall to acceptable levels to improve safety for users. A tree report has identified that two trees to the south east boundary (within private plot 2 ) are of high value and as such these have been retained in the proposals. An ecology report has been 6 1.05 Involvement The proposals have been discussed with the Prior to the receipt of pre-application advice a highways officer in order to determine access further meeting was had on site between the into the site, and the locations of site entries landowner’s representative, etc Design, reflect the outcomes of this. The proposed entry Shropshire Rural Housing Association and Tim point to the affordable and market housing site is Rogers of Shropshire Council Planning positioned such that the roads within the site will Department, to discuss the proposals. be able to utilise existing contours to greatest Subsequent to this, further discussions and benefit to traverse the slope, and also to provide meetings have taken place with Richard Fortune, the least possible disruption to the existing and the current design reflects outcomes of these hedges, whilst providing a 90m vision splay as discussions. required by highways. The proposals have also been discussed with the Local Authority housing officer who confirmed that this is a cluster development village, and the proposals fall within the figures outlined in the housing needs assessment. A community consultation was held in the village to discuss initial sketch schemes. Though there was some vocal opposition at the meeting this was balanced by quieter representations of support from others hesitant maybe of expressing their support publicly. Following the consultation meeting, the proposals were revised, resulting in the current highway access point for the affordable homes (also supported by the highways officer). Whilst no firm numbers were provided at the consultation meeting, the current proposals represent a reduction in the number of affordable homes initially considered 7 watercourse & ditch to separate the two. Houses being shared surface to provide a more rural feel 2.0 Design to the south of both access roads were designed and minimise use of tarmac. As the southern to be ‘upside down’ to make best use of the road was only intended to access the 3 private contours and minimise earth movement. All the homes, plus a single self build plot, the intention Development affordable houses in this design appear from the was to use a simple stoned track, following road to be single storey as a result of this. natural falls as closely as possible. The location of 2.1 Original Scheme these houses off the village hall access has the Houses were orientated within 30 degrees of The original scheme was presented as part of a added benefit of improving safety for both south to maximise passive solar gains, with the pedestrian and vehicular users of the village hall, pre-application advice process, and was exception of private plot P2, where the owner felt discussed with the planners several times since.
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