Planning Statement
Sunnings Lodge, Ibstone, High Wycombe, HP14 3XY
On behalf of Mr Stuart Bird
NOVEMBER 2020
Walsingham Planning Bourne House Cores End Road Bourne End Buckinghamshire SL8 5AR
Telephone 01628 532244
[email protected] www.walsinghamplanning.co.uk
Sunnings Lodge, Ibstone | Planning Statement
CONTENTS
1 INTRODUCTION...... 1
2 SITE AND SURROUNDINGS ...... 3
3 THE PROPOSAL ...... 7
4 PLANNING POLICY ...... 9
5 REASONED JUSTIFICATION ...... 14
6 CONCLUSION ...... 21
7 APPENDIX ...... 22
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR KN0087/16 / Hartwells Garage / August 2020 Sunnings Lodge, Ibstone | Planning Statement
1 INTRODUCTION
1.1 Walsingham Planning has been instructed by Mr Stuart Bird to submit an application for planning permission to Buckinghamshire Council (Wycombe Area) for the demolition of the existing dwelling (“Sunnings Lodge”) and the construction of two new replacement dwellings. The description of development is as follows:
“Demolition of existing dwelling and construction of two new dwellings, including landscaping, access and associated works.”
1.2 The application follows a pre-application enquiry held with Wycombe District Council in July 2019 and an application being withdrawn in January 2020 for a similar development.
1.3 This report has been prepared following a review of the planning history for the site and for similar developments in the village, and provides background information on the site and an assessment of the proposals in relation to planning policy and other material considerations, and is set out under the following sections:
1. Chapter 2 provides the factual background to the site;
2. Chapter 3 sets out the proposals;
3. Chapter 4 sets out the relevant planning policy and guidance;
4. Chapter 5 discusses the planning issues and considerations; and
5. Chapter 6 sets out our conclusions.
Supporting information
1.4 This Planning Statement should be read in conjunction with the following information submitted in support of the application:
• Site location plan
• Full suite of existing and proposed drawings
• Design & Access Statement, prepared by Carroll Architects
• Bat Survey, prepared by GS Ecology
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
1 Sunnings Lodge, Ibstone | Planning Statement
• Biodiversity Impact Assessment letter, prepared by GS Ecology
• Arboricultural and Planning Integration Report, prepared by GHA Trees
• Tree Protection Plan, prepared by GHA Trees
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
2 Sunnings Lodge, Ibstone | Planning Statement
2 SITE AND SURROUNDINGS
2.1 Sunnings Lodge is a single-storey bungalow situated on a large plot on the east side of the Oxford Road in the heart of the village of Ibstone.
2.2 The building is of no particular architectural merit or value. The garden within which it sits contains mature vegetation and trees around its borders, principally at the front and rear of the property providing extensive screening. Vehicular access is achieved directly from Oxford Road via a gateway and driveway.
2.3 The immediate surrounding area is characterised by two storey semi-detached or detached residential properties, set back from the road but forming a linear pattern of development running north-south. The neighbour to the north is a large detached property orientated at an angle to the road with only a small set back, whereas the neighbour to the south is a small terrace of 3 properties (Old Dairy Cottages) with a larger set back. Due to the high mature boundary hedges, plot sizes and building orientations, there is no defined building line on this part of the frontage.
2.4 The site is washed over by the Chilterns Area of Outstanding Natural Beauty (AONB). The site does not lie in a Conservation Area, the building is not listed, and there are no listed buildings near to the application site. The site lies within Flood Zone 1, the lowest area of risk. There are no other policy designations or nearby constraints which could affect the site.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
3 Sunnings Lodge, Ibstone | Planning Statement
2.5 Ibstone is a ‘Tier 6’ settlement classified as a hamlet, the lowest order of settlements in the settlement hierarchy. The village benefits from a public house, primary school, church, and daily bus service into High Wycombe. The Oxford Road provides easy access to the M40 to the north, and High Wycombe, Marlow and Henley which are all a short drive away.
Relevant Planning History
2.6 A pre-application enquiry was undertaken with Wycombe District Council in July 2019.
2.7 A planning application was withdrawn in January 2020 (ref. 19/07694/FUL) for the “demolition of existing bungalow and erection of two detached dwellings and alterations to vehicular access.”
2.8 This current planning application follows this pre-application enquiry and subsequent withdrawn application, responding to the comments and advice therein.
Old Dairy Cottages
2.9 Elsewhere within Ibstone, the adjacent terrace of 3 properties at 1-3 Old Dairy Cottages have all been the subject of applications for extensions at ground floor level and first floor level:
• 1 Old Dairy Cottages: householder application for single storey rear extension granted consent in January 2020 (ref. 19/07847/FUL), and a subsequent non-material amendment was permitted in March 2020; permission granted in April 1999 for erection of first floor rear extensions (ref. 99/05410/FUL).
• 2 Old Dairy Cottages: consent granted in June 2008 (ref. 08/06007/FUL) for the construction of a part single part two storey rear extension; application withdrawn in February 2008 (ref. 08/05001/FUL) for the construction of part two storey part single storey rear extension and insertion of two rear dormer windows to replace existing first floor window.
• 3 Old Dairy Cottages: householder application for two storey rear extension granted consent in November 2011 (ref. 11/07056/FUL), and a non-material amendment to this permission was refused in 2014; consent refused (ref. 02/07354/FUL) and appeal dismissed (split decision) in October 2003 for the construction of a single storey rear extension and new detached garage.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
4 Sunnings Lodge, Ibstone | Planning Statement
Cholsey Grange Farm
2.10 We are aware of a recent appeal and subsequent planning application at Cholsey Grange Farm, a short distance to the north of the application site within Ibstone.
2.11 In December 2018 planning permission was refused (ref. 18/07602/FUL) for the “erection of a terrace of two storey three 3-bed dwellings with one attached single garage and one two storey 3-bed detached dwelling with integral garage (4 in total), associated landscaping, bin stores, car parking and creation of new access.” There were 5 reasons for refusal:
1. Location, inappropriate development, not “infilling”, impact on AONB
2. Intensification of unsuitable access
3. Inadequate turning for vehicles
4. Access itself is inadequate
5. Flooding and surface water drainage
2.12 The subsequent appeal was dismissed in October 2019 (ref. APP/K0425/W/19/3226658). However, the Inspector found it to be acceptable with regards to location within the AONB and impact on the AONB, highway safety, and ecology. The appeal was dismissed for one reason relating to flooding and drainage:
“Having regard to the lack of harm that would be caused by the development to the character and appearance of the area, including the AONB, I have found that the site is an appropriate location for development. I have furthermore found that the development would not have an unacceptably adverse effect on highways safety, or ecology. A potential risk of localised flooding arising from inadequate drainage cannot however be ruled out. Therefore, for the reasons set out above, and having regard to all other matters raised, I conclude that the appeal should be dismissed.”
2.13 A revised application was refused in March 2020 (ref. 19/07695) for the “erection 4 x 3-bed, 2- storey, traditional dwellings comprising a terrace of 3 cottage style properties and a single detached dwelling, associated soft and hard landscaping.”
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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2.14 The application dealt with the flooding & drainage issues raised by the Inspector, this wasn’t a reason for refusal. Instead, there was a single reason for refusal relating to highways.
2.15 Regarding location and impact on the AONB, the officer’s report states:
“Although in the Council’s opinion the proposed development did not constitute ‘infilling’ within a defined village, hamlet or identifiable ribbon of development and would be considered harmful to the open and spacious character of this rural location to the detriment of the special landscape qualities and scenic beauty of the Chilterns Area of Outstanding Natural Beauty, these objections were overruled by the Inspector who considered an appeal for the same development last year.”
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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3 THE PROPOSAL
3.1 It is proposed to demolish the existing single storey bungalow and construct two new replacement dwellings. The family-sized homes are 4-bedroom (House A) and 3-bedroom (House B) respectively, and each has a large private garden and private off-street parking.
3.2 The properties will be detached and have been designed to have the appearance of being 1½ storeys in height, with an eaves line which is broken by dormer windows. The pitched roof space within each building will be fully utilised to allow each building to have two storeys internally.
3.3 The buildings are simple and elegant in their design and appearance, featuring clean lines, defined eaves, traditional pitched roofs, traditional materials, and lacking grand architectural flourishes or features. At the same time, they are not pastiche but rather incorporate contemporary features such as a full height glazed gable end. The intent is for them to sit low and comfortable in their plot, avoiding grand architectural statements.
CGI of the proposed development with House A on the left and House B on the right
3.4 The relationship of the two properties with each other sit at 90 degrees, concentrating the built form in a single location as opposed to spread out across the site. It is a typical farmyard or courtyard arrangement, sitting close to each other and forming a pair of buildings which are read together and relate well to one another and their rural setting.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
7 Sunnings Lodge, Ibstone | Planning Statement
3.5 The position of the pair of properties on the plot has been carefully considered, and informed by the respective massing and building lines of the neighbouring properties to the north and south, sitting between the two and connecting the group of buildings in a loosely staggered arrangement.
3.6 The existing access is widened to allow for a double-width driveway to be created, serving both dwellings. Each dwelling has dedicated off-street parking and sufficient space for vehicle manoeuvring within the site.
3.7 Dedicated bin stores are provided to each dwelling towards the front of the site within the driveway area, from there it is a short distance to wheel a bin kerbside on collection days.
3.8 Existing mature trees around the site boundaries at the front, south, and rear (east) are retained. Indeed, the development has been designed to position the dwellings and the access away from these trees.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
8 Sunnings Lodge, Ibstone | Planning Statement
4 PLANNING POLICY
4.1 Section 38(6) of the 2004 Planning & Compulsory Purchase Act requires that determination of any planning application must be in accordance with the development plan, unless material considerations indicate otherwise.
4.2 In this instance for the purposes of determining the application the Development Plan comprises the Wycombe District Local Plan 2019, the Delivery and Site Allocations Plan 2013, and the Policies Map.
4.3 The National Planning Policy Framework (NPPF) and associated Guidance is also of relevance.
Wycombe Local Plan
4.4 Appendix C of the Local Plan ‘Settlement Hierarchy’ categorises Ibstone as a Tier 6 Hamlet.
4.5 Policy CP3 ‘Settlement Strategy’ states The Council will direct development within the District in the following way: Tier 5 and 6: Small villages and hamlets through rural exceptions affordable housing schemes where the settlement has some local services
4.6 The supporting text to Policy CP3 states at 4.32
“At the smaller villages and hamlets, significant development in these settlements would not be sustainable due to the limited facilities and reliance on the private car for transport. Development here will therefore often conflict with environmental and policy constraints and affect the character of the settlements. However very limited development – such as rural exception housing – could benefit the social and economic wellbeing, particularly where small villages do have some local facilities.”
4.7 Policy CP9 concerns sense of place and states how “the Council will deliver a distinctive high- quality sense of place within the District through:
1. Conserving the natural and historic environment and implementing measures for their enhancement;
2. Requiring development to achieve a high quality of design which contributes positively to making places better for people and which takes the opportunities available for improving the character and quality of an area and the way it functions;
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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3. Directing development to areas of lower environmental value;
4. Optimising the development of previously developed land;
5. Optimising the density of development to make best use of land whilst respecting the distinctive character of the area.”
4.8 Policy DM21 ‘location of new housing’ states that “housing will be supported at Windfall sites within settlement boundaries as shown on the Policies Map or in accordance with a made Neighbourhood Plan.”
4.9 The supporting text to Policy DM21 states at paragraphs 6.13 and 6.14:
“Appropriate windfall sites for housing are sites suitable for housing within existing settlements but which have not been allocated in the plan. Proposals for housing will not be supported on sites which have either been allocated for other uses, or which are affected by other policies, such as for example, policies protecting scattered employment sites (DM5) or community facilities (DM29).
Windfall sites will include smaller sites, usually on previously developed land, or within existing garden areas. Past trends indicate that small windfall sites make a notable contribution to providing new homes.”
4.10 Policy DM30 concerns the Chilterns Area of Outstanding Natural Beauty and states:
1. “The Council will require development within the Chilterns Area of Outstanding Natural Beauty to:
a. Conserve, and where possible enhance, the natural beauty of the Chilterns AONB
b. Be appropriate to the economic and social wellbeing of the local communities within the AONB, or to promote the understanding or enjoyment of the AONB
c. Deliver the highest quality design which respects the natural beauty and built heritage of the Chilterns and enhances the sense of place and local character
2. Planning permission for proposals which constitute major development within the Chilterns Area of Outstanding Natural Beauty will only be permitted in accordance with national policy, and will otherwise be refused.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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3. Development in the setting of the Area of Outstanding Natural Beauty must not have a significant adverse impact on the natural beauty of the Chilterns Area of Outstanding Natural Beauty.”
4.11 Policy DM35 is a broad policy concerning ‘placemaking and design quality’ and applies to all forms and scales of development. Amongst other things it requires “all development to improve the character of the area and the way it functions; Create positive and attractive buildings and spaces; Provide a level of privacy and amenity for future occupants appropriate to the proposed use; Prevent significant adverse impacts on the amenities of neighbouring land and property; and Demonstrate attractive and high quality design, and appropriate character in the scale, form, layout and detailed design of buildings, and the structures and spaces around them.”
4.12 Policy DM40 requires all new dwellings will be required to meet up-to-date nationally described technical housing standards for minimum internal space requirements
4.13 Policy DM44 concerns development in the countryside outside of the Green Belt. It states:
“Within that portion of the countryside outside of the Green Belt, and subject to other relevant policies, permission will only be granted for … the construction of additional dwellings and other buildings only within settlement boundaries identified in accordance with CP3 and DM21 as shown on the Policies Map.”
National Planning Policy Framework
4.14 The National Planning Policy Framework sets out the Government’s intention for the planning system to contribute to the achievement of sustainable development, performing an economic, social and environmental role.
4.15 At the heart of the NPPF is a presumption in favour of sustainable development (paragraph 11) which for decision-taking means that development proposals that accord with the development plan should be approved without delay.
4.16 Section 11 is concerned with making effective use of land, and paragraph 117 states how “planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions.”
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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4.17 Paragraph 118 continues, stating that planning policies and decisions should “give substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs”.
4.18 Housing applications should be considered in the context of the presumption in favour of sustainable development. Chapter 5 is focused on delivering a sufficient supply of homes, and paragraph 68 states how “small and medium sized sites can make an important contribution to meeting the housing requirement of an area”. Part (c) of paragraph 68 continues, stating how local authorities should “support the development of windfall sites through their policies and decisions – giving great weight to the benefits of using suitable sites within existing settlements for homes”.
4.19 Chapter 12 seeks to achieve well-designed places, and paragraph 124 states how “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.”
4.20 Paragraph 127 states that “planning policies and decisions should ensure that developments:
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,
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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and the fear of crime, do not undermine the quality of life or community cohesion and resilience.”
4.21 Paragraph 130 states:
“Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, taking into account any local design standards or style guides in plans or supplementary planning documents. Conversely, where the design of a 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.”
4.22 Chapter 15 concerns ‘conserving and enhancing the natural environment’ and paragraph 172 states:
“Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues. The conservation and enhancement of wildlife and cultural heritage are also important considerations in these areas and should be given great weight in National Parks and the Broads. The scale and extent of development within these designated areas should be limited. Planning permission should be refused for major development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest. Consideration of such applications should include an assessment of:
a) the need for the development, including in terms of any national considerations and the impact of permitting it, or refusing it, upon the local economy;
b) the cost of, and scope for, developing outside the designated area, or meeting the need for it in some other way; and
c) any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated.”
4.23 The application of the policies and guidance set out above is discussed in the next chapter.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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5 REASONED JUSTIFICATION
Principle of Development
5.1 The National Planning Policy Framework (NPPF) promotes sustainable development and places substantial weight on re-using sustainably located land and buildings. The proposed development is by its very nature sustainable. It would support these aims by utilising existing residential curtilage to create two new family-sized dwellings.
5.2 The site is precisely where small-scale infill residential development should be directed towards in order to provide homes and cater to the housing need in the rural area and the AONB. This demand would be particularly acute in villages such as Ibstone which are washed over by the AONB and are therefore subject to policy constraints.
5.3 Whilst Policy CP3 directs development to higher order settlements in the first instance, the supporting text to Policy DM21 is clear in setting out how windfall sites within existing settlements – on previously developed land or within existing gardens – have the potential to make an important contribution to providing new homes. Policy CP9 prioritises development on previously developed land, and optimising sites.
5.4 Paragraph 6.13 of the Local Plan defines “appropriate windfall sites for housing are sites suitable for housing within existing settlements but which have not been allocated in the plan.” Sunnings Lodge meets this definition, being embedded within the heart of the village and surrounded by dwellings and residential curtilages to the north, south, and west.
5.5 The NPPF is clear at paragraph 68(c) in stating how local authorities should “support the development of windfall sites through their policies and decisions – giving great weight to the benefits of using suitable sites within existing settlements for homes”.
5.6 Though a hamlet and a tier 6 settlement, Ibstone nonetheless benefits from local facilities such as a school, church, and a public house. The site lies within the heart of the village, it is not an isolated dwelling in the middle of the countryside.
5.7 It is a good opportunity to provide family-sized residential units. Ibstone comprises similar properties, therefore the proposed development will be in keeping with the character of the local area both in terms of composition and built form.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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5.8 Views into the site from the surrounding countryside and AONB will be very limited due to the extensive screening and mature vegetation on the property boundary at the rear. Any glimpses of the new buildings will be read as part of the village, since the site is situated within the heart of the Ibstone and is surrounded by buildings and residential curtilages on the north, south, and west. The new buildings – which sit as a pair – will be read as the same grouping of buildings in this part of the village, particularly the properties to the north and south. It is not introducing new built form or massing to a new location, for example.
5.9 Similar sentiments were expressed by the Inspector in their report dismissing the appeal at Cholsey Grange Farm (outlined in Chapter 2 of this report), and the appeal decision appends this document. The appeal was dismissed for reasons relating to flooding and drainage, however the Inspector concludes as follows with regards to the principle of development within Ibstone and within this part of the AONB:
I conclude that whilst the development would conflict with Policy DM44 of the Local Plan, which restricts development in the countryside, it would not harm the character or appearance of the area, including the AONB. Having regard to the development plan as a whole, the scheme would therefore comply with Policy CP10 and DM30 of the Local Plan which each seek to preserve, enhance an protect to AONB; Policy CP9 which requires development to achieve a high quality of design; and Policy DM35 which requires development to improve the character of the area and the way it functions. It would additionally help to support local and public transport services, consistent with advice in the Framework, and the supporting text of Policy DM44. Consequently, I conclude that the site is an appropriate location for the proposed development and thus consistent with Policy CP1 of the Local Plan, which seeks to secure sustainable development.
5.10 For all of the above reasons, the same conclusion should be reached on this site. The principle of providing a new dwelling in this location would not cause any harm to the landscape character or openness of the surrounding countryside or to the AONB, and would therefore not be in conflict with the objectives of the Local Plan or the NPPF. The site is well screened from local and longer distance views by extensive mature vegetation within the site and immediately beyond the site, and any limited glimpses into the site the two dwellings would be read and understood within the context of the existing surrounding buildings. It would support the function and viability of services in the village and would contribute to meeting rural housing need.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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The proposal is in accordance with the NPPF and specifically the Presumption in Favour of Sustainable Development and Paragraph 118, and policies CP9, DM21, DM30, and DM44 of the Local Plan.
Detailed Design
5.11 The site is currently a single storey bungalow on a large plot, bounded by two storey dwellings on either side which are at different setbacks and orientations relative to the street frontage.
5.12 The demolition of the building and construction of two new dwellings represents development which seeks to make the best use of land utilising a design-led approach that optimises the capacity of the site.
5.13 The constraints of the site are informed by the building line, heights, and general vernacular of the street, as well as the villages setting within the AONB and the need to protect the special character of the area.
5.14 The predominant vernacular within Ibstone – and certainly this part of the village – is linear in character with properties fronting the road, and this pattern will be continued and reinforced by the development.
5.15 The proposal is considered to represent a well-designed development which respects, reinforces and enhances the local character and this part of the Chilterns AONB more generally.
5.16 The approach of creating a farmyard / courtyard-style arrangement of buildings successfully achieves two family-sized homes on the site. The position of House A draws reference from the neighbour to the north, and the position of House B draws reference to the Old Dairy Cottages to the south. The position of the buildings on the site relates well to their neighbours, and to each other. They will be read as a pair, with the built form and massing concentrated within a single part of the site and reducing the perception of bulk and massing.
5.17 Being 1½ storeys in height with simple pitched roofs allows a 2-storey dwelling to be achieved whilst reducing the appearance of bulk and massing by lowering the shoulder height of each dwelling and having a lower eaves height. The buildings do not have the appearance of being 2 storeys.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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5.18 Their design and appearance takes inspiration from rural architecture, with House A having the appearance of a simple barn-style dwelling utilising materials drawn from the local area. At the same time, it is incorporating contemporary touches such as the glazed window to the gable end.
5.19 The overall height, scale, and massing of the buildings are in keeping with their neighbours and the village, including the eaves and the ridge line. The design of the buildings – whilst contemporary – fit in well to the village setting in terms of their proportions, scale, pattern of fenestration, and overall appearance.
5.20 The new buildings are considered to be an architectural and aesthetic improvement on the existing dwelling, which is unremarkable and of little architectural merit. At the same time, it will provide an additional dwelling in an area that is constrained by the AONB and only offers limited opportunities for well-designed, appropriate small-scale development on sites such as this.
The development is in accordance with paragraphs 127 and 130 of the NPPF and Policies CP9, DM35, and DM40 of the Local Plan with regards to the layout, scale, appearance, and overall design of the new dwellings.
Amenity
5.21 In terms of their position on the plot and orientation of the windows, the buildings have been designed to ensure that adequate neighbour amenity is maintained, and the position of the dwellings will ensure there will be no overshadowing of neighbouring properties or gardens.
5.22 The buildings have been designed so that they do not directly overlook their neighbours or each other’s gardens. House A does not feature windows to any habitable rooms in the south or north elevation (which would overlook neighbours) but instead utilises two large gable end windows to provide natural light.
5.23 Any overlooking is limited to oblique views at an angle and then only over the driveway area or garden, a typical arrangement within a village and on a courtyard/farmyard-style arrangement such as this.
5.24 Internally, the dwellings and the individual rooms exceed the minimum nationally prescribed space standards. The rooms will all receive a good level of natural daylight and sunlight. Externally, each dwelling benefits from a large private garden.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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The new dwellings will provide good quality living conditions and ensure privacy to neighbouring dwellings and their gardens, and the development will avoid any adverse impact on nearby residential amenity. Accordingly, the development is in accordance with policies DM35 and DM40 with regards to the amenity impact and sunlight and daylight impact of the proposals.
Transport and Parking
5.25 Each new dwelling will have off-street parking within a driveway area at the front of the site. The site is large enough to accommodate vehicle turning and manoeuvring within the site. The existing access will be widened to be double-width to accommodate an additional driveway entrance, however the location of the access onto the highway network remains in the same location.
5.26 This is not a development which will give rise to adverse highway impacts or on-street parking issues as the addition of one more dwelling on to the site will not generate sufficient vehicle movements to have any noticeable impact on the local road network.
5.27 Each dwelling has their own dedicated secure refuse and recycling store at the front of the site within the driveway area, and on collection days refuse and recycling bins can be wheeled/carried to the kerbside.
The development is in accordance with the NPPF and the Local Plan with regards to highway impact, parking, and refuse and recycling arrangements.
Trees
5.28 The new dwellings will be constructed within the centre of the site in a similar location to the existing dwelling being demolished and away from the existing mature trees and hedgerows which line the boundaries of the site, particularly at the front, side (south), and rear.
5.29 The proposal will require the removal of a small number of relatively insignificant trees and shrubs, however their removal will not significantly impact the local or wider landscape.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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5.30 Importantly, the scheme has been specifically designed and laid out to protect trees of amenity value and ensures no trees or amenity or landscape value will be lost or damaged as a result of development proposals. This is particularly important with regards to retaining screening of the site from wider longer distance views from the AONB and surrounding countryside towards Ibstone and the application site.
5.31 An Arboricultural and Planning Integration Report has been prepared by GHA Trees which concludes:
• The principal arboricultural features within the site can be retained and adequately protected during development activities;
• Subject to measures and recommendations set out in the report, the proposal will not be injurious to trees to be retained; and
• There will be no appreciable post development pressure, and certainly none that would oblige the council to give consent to inappropriate tree works.
Existing trees within the site area retained, and the development will not give rise to any impact on these existing trees.
Ecology
5.32 The existing building on the site is to be demolished. A bat survey has been prepared by GS Ecology comprising a preliminary bat roost assessment, two dusk emergence surveys, and one dawn re-entry survey to search for and identify any bat species at the site.
5.33 The survey confirmed that the existing building hosts a common pipistrelle day roost, therefore works to demolish the house cannot commence until a licence for development works affecting bats has been obtained from Natural England or the site has been registered under the Bat Mitigation Class Licence WML-CL21 (Bat Low Impact).
5.34 The bat survey report includes mitigation comprising the provision of bat boxes and tiles, and the careful removal of the features used by roosting bats, that will ensure that bats are not harmed and there will not be a detrimental impact on the favourable conservation status of bats.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
19 Sunnings Lodge, Ibstone | Planning Statement
5.35 The report concludes that, subject to imposing a condition preventing works to the building from proceeding without the prior acquisition of a licence, the proposals would comply with bat (and other wildlife related) planning policy.
5.36 The Council’s biodiversity officer has advised that the development needs to demonstrate a net gain (as measured using the DEFRA 2 metric), in addition to providing other ecological enhancements within the development such as bird and bat boxes. A Biodiversity Impact Assessment Calculation has therefore been undertaken for the scheme, and a letter prepared by GS Ecology concerning the BIA calculation and ecological enhancement plan accompanies this application.
5.37 To achieve the required number of biodiversity units, the following recommendations are made:
• Mange the small strip of woodland along the north eastern boundary to maximise its value for wildlife;
• Enhancement measures to a number of hedgerows around the boundaries of the site, including 3 sections of new native hedgerow;
• Install 4 bird boxes, and 4 roof line bat access tiles;
• Post and rail fencing to allow mammals to pass through the site;
5.38 The BIA Calculation letter concludes and confirms that if these recommendations are adhered to there will be a net gain of more than 10% in biodiversity units.
Accordingly, subject to acquiring the necessary licence and providing appropriate mitigation as recommended by the report, the development would not give rise to ecological harm and would therefore be in accordance with the NPPF and the Local Plan. A biodiversity net gain of more than 10% can be achieved by following the recommendations of GS Ecology.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
20 Sunnings Lodge, Ibstone | Planning Statement
6 CONCLUSION
6.1 Full planning permission is sought for the demolition of ‘Sunnings Lodge’ and the construction of two new family-sized homes on the same site.
6.2 The NPPF and Local Plan policies highlight how windfall sites can make an important contribution to meeting housing need particularly in rural areas. The site is previously developed land and is therefore by definition sustainable development – residential curtilage comprising a large garden – and two dwellings would represent better site optimisation.
6.3 At a recent appeal an Inspector has held that Ibstone could be a suitable location for limited small-scale development within the AONB, subject to the detailed design of the dwellings. Simply being located within an AONB is not in itself sufficient reason to justify a refusal.
6.4 The site is well-screened by existing mature vegetation, and this will be retained. The buildings are positioned to relate well to one another and to their neighbours. The design and appearance of the dwellings have been carefully considered to reflect local character and materials.
6.5 The dwellings can be constructed without any adverse impact on existing nearby residential amenity, having regards to privacy, overlooking, sunlight & daylight, or sense of enclosure.
6.6 One additional dwelling and widening the access to the site would not give rise to vehicle movements which would have an adverse impact on highway safety.
6.7 The development will not result in the loss of trees of value, and subject to appropriate mitigation and licences the development would not give rise to ecological harm.
6.8 For all the above reasons, it is considered the proposal accords with the policies and objectives of the Development Plan and the National Planning Policy Framework, and it is respectfully requested that planning permission is granted.
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
21 Sunnings Lodge, Ibstone | Planning Statement
7 APPENDIX
Cholsey Grange Appeal Decision
Walsingham Planning, Bourne House, Cores End Road, Bourne End, Buckinghamshire, SL8 5AR B0106/20 / Sunnings Lodge Ibstone / November 2020
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