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

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.

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.

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

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

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

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. as the vision splay would be improved and the view was most important to their enjoyment maintained removing an existing hazard. This iteration had all the affordable and the of the home. majority of self-build plots located off the The north road was designed to incorporate an northern access point, and used the existing adoptable turning head, with the rest of the road

 Since these designs were originally developed and consulted on, the mechanism for 2.2 Planning Feedback registering an interest in self-build plots with The latest feedback from the planners raised the Local Authority had altered, and as such some concerns with the design as follows: there was a question whether the self build plots would be marketable, as the numbers of  The proximity of one of the affordable houses interested parties on the register had dropped to the road (plot A1) and noise which may from 26 to 0. In our opinion, this may be result from this. Although it was discussed partially as a result of the Local Authority now that this house was below the adjacent road charging a fee for people to register an level due to significant falls within the site, and interest, and other similar services being that the only window on that elevation was to freely accessible. Furthermore with a fee now the bathroom, it was still felt the proximity being charged, and very low numbers of plots could be an issue. being available the last time the register was  The proximity of the adjacent agricultural consulted in 2018, this may be a factor in the building (East of the site) to the northernmost lack of interest expressed to the Local two storey affordable house (plot A3) was also Authority. raised as a concern. In addition it was felt the  There were concerns about the provision of proximity of this house to the drainage swale open space, which although not required would prevent full enjoyment of the side under the planning policy due to the number garden. of properties, was felt still to be necessary for  The swale being used as a key part of the this site. drainage strategy, but being divided into  Concerns were raised with the affordable separate ownerships was also seen as a housing being pushed too far into the North concern. With the risk of residents infilling or corner of the site, leading to awkward plot disrupting it, and thereby compromising the forms. site drainage design this was identified as a  The self-build plots being significantly larger key issue, and it was suggested moving the than the affordable plots was raised as an swale into a single ownership to prevent it issue, although it was accepted by all that the being disrupted/ altered. private plots were larger in size again,  The balance of property numbers between although the southernmost plot has part of self-build and affordable was not felt to be the land set aside for the public right of way, justified, and it was suggested at least half of and habitat replacement/mitigation the development should be affordable in measures. order to justify the self-build properties.

2.3 Design Alterations to Address Feedback plots A1 & A2 which are elevated to meet the adoptable, which has significantly impacted on incoming access road. site levels in order to comply with prescribed Following this planning meeting the scheme was gradients. The North road is additionally fully redesigned to accommodate the points raised. The self-build plots have been reduced in size, so adoptable, as the modifications mean it is no the contrast with the adjacent affordable housing The affordable housing is moved further south, longer possible to locate the turning head to is not so visible. This approach also splits the accommodate a shared surface road. The with plots located further from the A4117 and affordable from the rest of the houses, meaning away from the agricultural building, and plot sizes intended ‘habitat area’ has been indicated on the as these are likely to be constructed first, the plan at the south of the site, and potential are generally increased in size. To the north of residents will not be subjected to any hazards the site there is now a public amenity space for locations for package treatment plants for foul associated with construction traffic for the rest of drainage have been indicated on the plan. enjoyment both by the existing and new the development. residents. Due to levels this will be well overlooked by windows from the bungalows in Due to the number of properties and increased length of the South road, it is now intended to be

The proposal for the site is for a mixed tenure from the adjacent image from page 36 of the 3.0 Design housing development, opposite a number of Shropshire Council Authority’s Monitoring Report existing houses within the village. (AMR) from March 2018 1the current target rate Statement The development shall incorporate private plots in this area is 20%, however these proposals for the existing landowners to self-build their would supply at a rate of 50% - two and a half

homes, as well as market self-build plots and times the requirement. 3.01 Use much needed affordable housing. The proposal is therefore in accordance with Shropshire Councils The proposed development would improve the aims in their current documentation which viability of the local garage/shop, the village hall, advises that Shropshire Council is aware of its Primary School in Clee Hill and the bus route responsibilities under the Self Build and Custom running adjacent to the site. The farm adjacent Housebuilding Act 2015 and is working towards to the site also appears to sell farm produce, increasing land for self-builders. which would again benefit from the presence of more passing trade. Given the acknowledged need in the area for affordable housing, a much higher proportion of Images from Google Street View Below show the affordable housing than set out in the Shropshire housing opposite the site: target rate has been proposed. As can be seen

1 Taken from https://shropshire.gov.uk/media/7231/amr-2017- 18.pdf on 21st September 2018.

3.02 Amount It appears that these figures will always be The proposal incorporates 16 no. new dwellings somewhat fluid and when the application is in total, which comprises three distinct tenure receiving consideration the then current categories. Firstly there will be a provision of numbers can be provided by the Council. 8no. affordable rental houses, which equates to a The floor areas proposed for the affordable total of 50% of the overall proposal. These are a housing are larger than many current offerings, mixture of sizes, with 2 no. bungalows, 4 no. 4 and therefore can be more flexibly used by the person homes and 2no. 5 person homes. The tenants, with all the properties either falling housing association is willing to enter into a within the range (for bungalows) or above (for 2 local lettings agreement giving priority to those storey properties) the size range from the with a local connection, such an agreement Housing Quality Indicator guidance. This reflects being subject to the approval of Shropshire Shropshire Rural Housing Association's Council. Secondly are 3 self-build properties for commitment to sustainable development, good the current land owners, 2 of whom would be space standards and affordable warmth, relocating from elsewhere in the village, and all of whom wish to have a property which serves their needs more fully and permanently than their evidence of which is provided elsewhere in current residences can. The final category is for commenting on intended heating 5no. self build plots which will help to finance the arrangements. development, and fill a local need for self build plots, with at least 26 people interested in self The private dwellings range in size from 170m² to build plots in the area at the time the concept of 258m² on generous plots, and have been the application was being initially discussed with designed closely with the owners to satisfy their Officers. individual requirements and maximise future adaptability as they age with the homes. Since that time fees for interested parties to register their interest have been introduced and at the time the application is being considered by the Council, the Council should be able to advise of the updated amount of interest and why if appropriate, the numbers would have changed, and what has influenced such changes in numbers.

3.03 Layout and other housing, each with their own access The siting of the new access is the result of The proposed site layout is informed by many point. This has the added benefits that the extensive design detailing, compromising factors. The two most significant factors from the affordable housing will not be subject to between topography of the site, visibility splays, early design stages were retaining the construction traffic when other houses are being and retaining as much of the hedge as possible. watercourse ditch bisecting the site, (1) which has erected, and that the existing access point into The location selected allows the road within the been identified as a potential habitat by the the village hall can be significantly improved (3). site to fall to almost in line with the contours, ecologist, and ensuring safe access to the site(2). At present the access into the hall is inadequate requires only trimming the hedge in one In order to facilitate the early construction of the with extremely restricted visibility splays posing a direction, with the other side requiring removal affordable housing, a decision was taken to hazard. With the proposed development utilising and reinstatement of a new hedge line behind the provide 2 separate entrances to the housing. As the same access point, this would be increased to visibility splay. The road position is fixed and the designs developed this translated into 90m visibility in either direction, drastically access to each plot’s driveway positions are all as creating a new boundary between the affordable improving safety. Thomas Consulting drawings and details.p

At 12m top to bottom, the natural fall on the site orientate them within 30° of due south, to has presented some challenges, particularly with maximise passive solar gains (7), and reduce fuel regards to accessing the properties as the natural costs to the occupiers. This also gives a non- gradient exceeds permitted road gradients. With uniform street pattern to the scheme, which is the affordable housing complying with Lifetime more in keeping with the rural location. Homes standards as part of our client’s ongoing commitment to tenants, gradients within the individual plots are kept shallow to maintain accessibility for residents & visitors. As such in order to take best advantage of the slope(4), the properties to the south east of the new roads have been designed to be ‘upside down’ properties with the living accommodation on the entrance floor, and the sleeping accommodation below, thereby taking advantage of the level changes across the site to reduce earth movement. This also has the benefit of facilitating better south facing views (5) from what is essentially ‘first floor level’ to the rear of the properties, over the landscape beyond, whilst presenting a smaller frontage to the side facing towards the nearby AONB. This natural fall can also be exploited, in combination with the natural watercourse, to provide a drainage solution for the site (6). By adding a drainage swale (ditch) with an earth moulded bund between it and the boundary, it will intercept any run-off water before it encroaches on the neighbouring land, and channel it back towards the existing water course. This drainage feature will also have the benefit of creating an ecological habitat which would benefit the area. As can be seen from the site plan, many of the houses are at an angle to the road. This is to

3.03 Scale As the proposed development has been carefully will appear that the affordable houses to the designed with reference to the site contours, the south of the new road are single storey, as can be buildings have been designed to sit low within the seen in the image left. landscape which generally reduces the scale of the proposals. In fact, from the existing road it The site accommodates a variety of densities, from the highest density for the affordable

3D aerial view of the site demonstrating the scale and distribution, with the advantage of the slope clearly visible

housing, gradually decreasing in density towards the south of the site. This has allowed existing densities within the villages of Doddington & Hopton Wafers to be mimicked on site, to ensure it sits well in context. The highest densities in the area are in the caravan park just to the south of the site in Doddington, however this was felt to be too dense, given the proportionately lower densities surrounding the site, therefore a lower ‘high- density’ proportion from Hopton Wafers was utilised, which provides adequate amenity space for the tenants, whilst not creating overly large plots which may be unmanageable for the occupants. Images illustrating this to the right compare excepts from Google Maps at the same scale as the excerpts from site:

3.05 Landscaping bare patches in the remainder of the hedgerows above, and reduce the few glimpses of the will be replanted, as well as replanting a properties further. hedgerow behind the line of the vision splay, both Drainage swales and bunds have been employed with a native mix species hedge, which when fully Due to the rural nature of this scheme, the on this site at the south eastern boundary, which grown will mean the net loss of hedgerow is landscaping proposals seek to minimise the in addition to their drainage properties, introduce restricted to the width of the new access point. quantity of tarmac used in the development, to a quirky feature and provides a wider habitat for Furthermore, the new plots will incorporate be more in keeping with existing locale. In order wildlife. native mix hedgerows at the boundary of many of to provide a balanced approach, the proposals incorporate tarmacked adoptable roads, with a the plots, further increasing the number of paved private drive at the far extent of the hedgerows within the site, and enhancing southern road, and permeable paving to available habitats. These proposals will ensure driveways. This ensures access for refuse and fire that any initial loss of hedgerow habitat is more vehicles, whilst reducing the use of black tarmac than balanced by the new provisions within the where it is not necessary. site. Roads within the site will generally be classed as Several new trees are proposed around the site, ‘access roads’ due to their length with a footpath distributed in groups rather than scattered, at the to one side and a service strip to the other. advice of the ecologist, as it will maintain clear air Gradients have been designed to work best with corridors for flying animals. This planting has the contours of the site and to minimise earth been kept to the boundary in order to be in movement. Where each of the roads join the keeping with the existing tree distribution, and A4117, the footpath will be returned onto the also to mitigate any future chance of main road, to provide a safe crossing point to the overshadowing, with all at a good distance from footpath opposite. As these locations will offer habitable rooms of houses. There is also a new 90m visibility splays in either direction, this tree band proposed to the west site boundary, for should greatly increase the safety of village hall two reasons, the first is privacy, the second is users, as well as of the residents, or any reduction of visual impact. By planting these pedestrians crossing the road. The position of trees to the boundary of plot P1 and the road, it these access roads, and crossovers between this gives the occupiers more visual privacy than the and the plot’s driveways is fixed, and is to be as augmented slope down from the main road can Thomas Consulting’s designs. on its own. As during the visual impact assessment this was the section of the site most In order to provide the necessary vision splays, often visible from above (though the views were two sections of hedgerow, approximately 80m & none-the-less extremely restricted, as is 60m long will be removed from the west side of indicated in section 4) it was also felt that this the site. To offset this loss of hedgerow, existing would soften the views of the site from the AONB

3.06 Appearance This will be utilised in combination with render the materials are native to the area they will and timber boarding to the walls of the houses, reinforce the link between the site and its local The proposal is to utilise materials and forms similar to these local examples: context. from within the village and surrounding areas, and to incorporate more modern elements. The In many of the proposed houses, a change of materials which have been chosen form a visually materials from timber to render is used to signify ‘soft’ materials palette: timber, render, and slate the entrance of the property, which visually effect tiles. These materials are proposed across breaks up the façade to prevent any one material the development and will help to provide a sense becoming overbearing, and also would provide a of ‘unity’ across the site of distinctly different visual cue for partially sighted occupants or buildings. When these schemes were presented visitors to easily navigate to the main entrance. to the client it has always been in the tones which the wood will weather to, rather than its initial colouring as it will quickly alter from brown to silver.

In addition to timber boarding, pitched slate effect roofs are proposed, which will marry up with elements from the village:

Above: plot A1, Below: plot P2

By bringing together into a single palette materials found in and around the area, which are not often used together, we can create a more contemporary twist to the designs. But because

By using slate effect tiles to keep a very narrow As the main views being considered onto the site Due to both the contours of the site and the profile at the edges of the roof verges, it enables were from the direction of the A4117 and the desire to maintain a low profile to the north side, a crisp, clean line, indicative of both historic AONB beyond, this side of the buildings has been properties to the south of the access roads are usage of slate, and contemporary lines. designed to be more traditional in appearance (as ‘upside down’ houses with living at entrance level can be seen from the images), and because this and bedrooms at the garden level below. This Various options were considered for porches to faces towards the north-west the windows can be helps not only to give the appearance of the three properties intended for the current proportionally smaller to reduce heat losses. bungalows from the A4117 and AONB, but also landowning family members. It was generally Therefore the more contemporary features have minimises earth movement on and off of site, and felt that pitched gables would be more been focused on the south-east sides of the provides superior views from the ‘elevated’ living sympathetic to the area than any of the flat properties. As the houses are largely south spaces. roofed alternatives, and by designing these as facing, large expanses of glass have been utilised part of the main roof, it would avoid the 'stick- to maximise natural light, and heat gains, helping on' style porches often favoured by speculative to reduce energy bills through passive solar developers and which often degrade design design. To some of the plots corner glazing has quality. been used.

Above: plots A5 & A6 porches, Below: plot P1 with enclosed balcony Above: plot 5&6 rear with corner glazing Below: Plot P3 with open balcony

4.0 Accessibility

entryway. Busses here run from 08:10am to 6:10 4.01 Vehicular & Transport Links pm towards Ludlow, and 8:50-4:50 towards Kidderminster on a two hourly basis. The site is located off the A4117, which is a Following a highways assessment of the A4117 moderately well used route between adjacent to the site, speed recording was Kidderminster/Bewdley and Ludlow. undertaken and a visibility splay agreed with the Council’s highways officer of 90m in either There is a bus stop located just past the direction to both entrances. northernmost corner of the site, a 1 minute walk from the main site entrance , and a 3 minute walk from the private site entrance off the village hall

4.02 Inclusive Access

The proposed affordable rented homes within the Housing Association portion of the site are all designed to meet Lifetime Homes criteria, which ensure they are able to provide for the needs of residents as their health alters throughout their lives. There is on plot parking for all of the houses, and those that are for affordable rent incorporate widened parking and level thresholds to doors to ensure accessibility from the vehicle to within the home. As the site is severely sloping, measures taken to reduce the slopes on site as much as possible, include utilising ‘upside- down’ houses to the lower side of the road, which enables shallower gradients to be used, and therefore increases accessibility. Within the Private element of the site, the houses have been designed to meet the owners specific needs, with one incorporating an entry level bedroom. However it has not been possible to utilise a shallow gradient to the access road here, as the land falls sharply upon entering the site; therefore to minimise visual impact, and get as close to the natural contours as possible the road is, by necessity, steeply sloping. To the self-build plots it is not possible to be overly prescriptive within the bounds of the plot itself, and as this is accessed from the same road as the private houses, similar issues with the steep road gradient are encountered to best align with existing contours.

5.0 Visual Impact Assessment

Within the Pre-application advice it was recommended that a visual impact assessment be undertaken to demonstrate the extent of the impact of the propose works on the site as seen from the Adjacent Shropshire Hills AONB & Scheduled Ancient Monument SAM (surface mining remains). Following consultation with Tim Rogers it was agreed that indicating the site’s location on photographs taken from the nearby hillside forming part of the AONB & housing the SAM. This was undertaken on 13 th September 2018.

The map adjacent indicates the locations the images are taken from with the buildings marked in blue (adjacent farm building), turquoise (residence on the hillside) and yellow (caravan park) used as visual markers on the photographs to enable the reader to orient themselves in the photographs. The grey shading applied to the map indicates the approximate zone, from which the site cannot be seen.

Photographs 1 through 8 were taken from the line of a ‘ridge’ in the hillside, after which the gradient tapers off significantly, and little of Doddington can be seen

Image 1 – The site is completely hidden behind the ridge/treeline Image 2 – The site is completely hidden behind the ridge/treeline

Image 3 - only a small section at either end of the site is visible at a distance. Image 4 - only a small section in each of the affordable housing, self build and Much of the site is obscured by the hillside. An approximate ground level private areas are visible at a distance. Much of the site is obscured by the boundary has been shown in faded red, with the visible portions of site hillside. An approximate ground level boundary has been shown in faded red, indicated by solid red lines. with the visible portions of site indicated by solid red lines.

Image 5 - More of the site is visible from this angle, but at such a distance that Image 6 - More of the site is visible from this angle, but at such a distance that it would not look dissimilar to the rest of the conurbation from this point. In it would not look dissimilar to the rest of the conurbation from this point. In both images an approximate ground level boundary has been shown in faded both images an approximate ground level boundary has been shown in faded red, with the visible portions of site indicated by solid red lines. red, with the visible portions of site indicated by solid red lines.

image 7 - more of the site is visible from this point, and so would be visible image 8 - only a small portion of the private element of the site is visible from from the dwellings adjacent to this location, however much of it is still here with the rest completely obscured by the earthworks (SAM) obscured by trees & buildings between the site & here. An approximate An approximate ground level boundary has been shown in faded red, with the ground level boundary has been shown in faded red, with the visible portions visible portions of site indicated by solid red lines. of site indicated by solid red lines.

Image 9 - the site is not visible and is completely obscured by trees. Image 10 - the site is not visible and is completely obscured by trees.

Image 11 - the site is not visible and is completely obscured by trees & the Image 12 - the site is not visible and is completely obscured by trees & the hillside. hillside.

Image 13 - only a small portion of the site is visible from this location, mostly Image 14 - only small portions of the affordable and private areas are visible within the private area, most of the site is obscured by trees. An approximate from here, most of the site is obscured by trees. An approximate ground level ground level boundary has been shown in faded red, with the visible portions boundary has been shown in faded red, with the visible portions of site of site indicated by solid red lines indicated by solid red lines.

Image 15 - the site is not visible from this location and is completely obscured Image 15 - the site is not visible from this location and is completely obscured by trees and the hillside. by trees and the hillside.

In summary, based on the visual analysis conducted both during and following the visit to the AONB & SAM, the site is visible only from a narrow area of the adjacent hillside. Additionally, when it is visible, only small portions of the site are generally visible. Furthermore, in views where portions of the site can be seen, there are almost always glimpses of other buildings in Doddinton, and many of them include the large agricultural building adjacent to the site.

The proposed housing on the site would therefore have a very minimal impact on the AONB & SAM, and would even help to shield the unsightly metal clad agricultural building adjacent, which we pose is a positive, rather than negative impact.

We would reinforce this by suggesting planting a number of trees along the north-west boundary of the site, within the private plots, to both provide them with privacy from the road, and obscure further the already extremely limited views of the site from above .

6.0 Design Brief for Self-Build Properties

It is proposed to apply the following criteria to the self-build plots on the site:

6.02 Scale 6.01 Materials  ‘upside down’ designs encouraged to Materials restricted to : plot SB5  Ridge height restricted to 9.3m  white/off white (grey tones) render, maximum above ground floor level  natural timber/timber effect boarding,  For flat roofed elements, eaves height either horizontal or vertical restricted to 5.6m  slate or slate effect tiles to any pitched  A minimum of 22m between facing roofs habitable rooms from other buildings  Flat roofs permitted on the site

 Plots cannot be sub-divided into smaller plots unless for affordable housing