Stainthorpe Row, South Otterington
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Residential Development on land at Stainthorpe Row, South Otterington August 2020 Contents 01 EXECUTIVE SUMMARY 3 02 SITE INTRODUCTION 4 03 SITE ANALYSIS 8 04 LANDSCAPE AND VISUAL ANALYSIS 10 05 SCHEMATIC DEVELOPMENT PROPOSALS 12 06 SUMMARY AND BENEFITS 14 1771111111111 01. EXECUTIVE SUMMARY This promotional document has been prepared to highlight the suitability and availability of land at Stainthorpe Row, South Otterington. In particular it will highlight the level of services and facilities already in the locality which contribute to making the site sustainable. A desk based assessment has been adopted to establish the constraints and opportunities for the site. This has informed the production of an indicative masterplan to show how the site could be laid out and to demonstrate that a high quality housing development can be comfortably integrated within the surrounding area. It is considered that the site detailed in this report would make an ideal location for residential development and would accord with the Framework on Housing in the following regard: Available – The whole of the site is available now; Suitable – The site is in a sustainable location and is well related to the existing built form; Achievable – Delivery of housing and employment can be achieved within 5 years. Overall this report demonstrates that the site can be considered to be both deliverable and a viable location for future housing development. VISION FOR THE DEVELOPMENT The Vision for the site is to provide a high quality residential led development which fully considers the existing constraints and takes advantage of the potential opportunities of the site. In particular the proposed development will provide the following benefits: • A varying range of quality family houses will be provided to complement the needs of the locality • A well spaced out design where properties look outwards, thereby improving external views and avoiding aspects showing gable ends and back gardens • The site is well related to the existing Primary School and Village Hall • Pedestrian and cycle access through the site. • Retention of existing landscape features ensuring no ecological harm is created by the development. • The site is not in a Flood Plain and will have no adverse effect. The site will have attenuation for storm water run off and will allow for climate change. PROMOTION DOCUMENT / STAINTHORPE ROW, SOUTH OTTERINGTON PAGE 3 02. INTRODUCTION THE SITE The site is locally known as Peggy’s Field and lies in the southern half of the village on the western side of the A167. The site is approximately 1.5ha in size and is surrounded by modern housing to the north, west and east with an open field to the south. The site has a public footpath running east-west along its southern boundary and is at a height of c.27m OD (NGR SE37405 87404). The site is generally level but contains a series of pronounced earthworks and is currently used for grazing. The site is in South Otterington civil parish in the Hambleton District of North Yorkshire. The site is shown to be located entirely within Flood Zone 1 (Low Probability) therefore the site is considered to be low risk of flooding. Flood Zone 1 is defined as land assessed as having less than a 0.1% annual probability of flooding from fluvial and tidal sources. Copyright Google Images PROMOTION DOCUMENT / STAINTHORPE ROW, SOUTH OTTERINGTON PAGE 4 02. INTRODUCTION PHOTOGRAPHIC ANALYSIS The images below provide view points from within the development site and identifies existing uses immediately surrounding the site. Existing 2 storey houses on Mayfield View across the site facing north Existing houses gable along the western boundary Extended garden to the eastern boundary Paddock immediately to the south of the site View into the site from Stainthorpe Row PROW connection to south west corner Existing buildings to be removed. PROMOTION DOCUMENT / STAINTHORPE ROW, SOUTH OTTERINGTON PAGE 5 03. POLICY CONTEXT National Planning Policy Framework, 2019 Paragraph 130: This document replaces the first National Planning Policy Framework published in March 2012. Permission should be refused for development of poor design that fails to take the opportunities available for The National Planning Policy Framework sets out the Government’s planning policies for England and how improving the character and quality of an area and the way it functions, taking into account any local design these should be applied. It provides a framework within which locally-prepared plans for housing and other standards or style guides in plans or supplementary planning documents. Conversely, where the design of a development can be produced. development accords with clear expectations in plan policies, design should not be used by the decision-maker as a valid reason to object to development. Paragraph 8 states the overarching objectives of the planning system is to achieve sustainable development. The objectives are interdependent and need to be pursued in mutually supportive ways (so that opportunities National Design Guide, 2019 can be taken to secure net gains across each of the different objectives): The National Planning Policy Framework makes clear that creating high quality buildings and places is fundamental a) an economic objective – to help build a strong, responsive and competitive economy, by ensuring that to what the planning and development process should achieve. The National Design Guide published 1st October sufficient land of the right types is available in the right places and at the right time to support growth, innovation 2019, by the Ministry of Housing, Communities & Local Government seeks to illustrate how well-designed places and improved productivity; and by identifying and coordinating the provision of infrastructure; that are beautiful, enduring and successful can be achieved in practice. It forms part of the Government’s collection of planning practice guidance and should be read alongside the separate planning practice guidance b) a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number on design process and tools. 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 The focus of the design guide is on good design in future needs and support communities’ health, social and cultural well-being; and the planning system, so it is primarily for: c) an environmental objective – to contribute to protecting and enhancing our natural, built and historic • Local authority planning officers, who prepare environment; including making effective use of land, helping to improve biodiversity, using natural resources local planning policy and guidance and assess prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to the quality of planning applications; a low carbon economy. • councillors, who make planning decisions; Achieving well-designed places • Applicants and their design teams, who prepare applications for planning permission; Paragraph 124 states in respect of achieving well-designed places that: and • People in local communities and their The creation of high quality buildings and places is fundamental to what the planning and development process representatives. 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. Being clear about design expectations, and The 10 characteristics of well-designed places how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process. The design guide introduces 10 characteristics for well designed places as set out in the diagram and Paragraph 127: explained in depth in the design guide. Planning policies and decisions should ensure that developments: The Design Guide states that a National Model a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of Design Code, will be published setting out detailed the development; standards for key elements of successful design. b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; This will be subject to consultation and consider c) are sympathetic to local character and history, including the surrounding built environment and landscape the findings of the Building Better, Building setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); Beautiful Commission who are due to publish their d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and final report in December 2019. 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 The National Model Design Code will set a baseline (including green and other public space) and support local facilities and transport networks; and standard of quality and practice across England f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high which local planning authorities will be expected standard