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74 Owl End, Great Stukeley, Huntingdon, PE28

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74 Owl End, Great Stukeley, Huntingdon, PE28 DEVELOPMENT MANAGEMENT COMMITTEE 22 JUNE 2020 Case No: 19/02611/FUL (FULL PLANNING APPLICATION) Proposal: ERECTION OF DETACHED DWELLING Location: 74 OWL END GREAT STUKELEY PE28 4AQ Applicant: MR RYAN AND DR LASMAN Grid Ref: 522256 275001 Date of Registration: 03.01.2020 Parish: THE STUKELEYS RECOMMENDATION - REFUSE Having regard to HDC’s current scheme of delegation this application should normally be determined under delegated powers. However, this application is referred to Development Management Committee at the discretion of the Planning Service Manager (Development Management) for a decision, for the following reasons: 1. During the lifetime of the application the Agent acting on behalf of the Applicant had good reason to believe the application was already called-in by a Ward Councillor; and 2. As the application had been advertised as a Departure, Planning Officers at some point during the lifetime of the application told the Agent this application would be referred to the Development Management Committee. As such, there is a reasonable expectation (on behalf of the Agent and their client), stemming from communication from HDC, that this application will be reported to DMC. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 This site is located to the rear of No. 76 Owl End. However, although the site appears to be fully within the curtilage of No.74, it is noted that the land where the dwelling is to be situated was partially paddock and partially the extended garden area of No. 74, and it would appear that the boundary has been relocated without planning permission within the last couple of years (a change of use from paddock to residential curtilage requires planning permission). Therefore, the lawful use of the site in question comprises approximately half paddock and half residential curtilage. The boundary between the curtilage and paddock consists of post and rail fencing. 1.2 The site is laid to grass with a small timber shed and planting beds present. The eastern and western boundaries consist of post and rail fencing with soft landscaping including low hedging to the east and 11m high leylandii trees. Beyond the eastern boundary is the open countryside. The site is within Environment Agency Flood Zone 1. 1.3 The proposal is for a two-storey dwelling with an attached garage and first floor terrace accessed via an external staircase. Vehicular access for the dwelling is to utilise the existing access for No. 74 with minor improvement works. 1.4 The application is accompanied by plans and the following documents: * Design and Access Statement * Planning Statement * Character Appraisal * Ecological Assessment * Arboricultural Implications Assessment * Completed Wheeled Bin Unilateral Undertaking * Agent letter responding to initial officer comments 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (19th February 2019) (NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).' 2.2 The NPPF 2019 sets out the Government's planning policies for (amongst other things): • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment. 2.3 Planning Practice Guidance is also relevant and a material consideration 2.4 The National Design Guide (2019) is also relevant and a material consideration, specifically the following sections: • C1 - Understand and relate well to the site, its local and wider context • I1 - Respond to existing local character and identity • I2 - Well-designed, high quality and attractive • B2 - Appropriate building types and forms For full details visit the government website National Guidance 3. PLANNING POLICIES 3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP1: Amount of Development • LP2: Strategy for Development • LP4: Contributing to Infrastructure Delivery • LP9: Small Settlements • P10: The Countryside • LP11: Design Context • LP12: Design Implementation • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and vehicle movement • LP25: Housing Mix • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerow • LP37: Ground Contamination and Groundwater Pollution 3.2 Supplementary Planning Documents / Guidance: • Huntingdonshire Design Guide Supplementary Planning Document (2017): • Place Making Principles – Parts 3.5 Parking and Servicing, 3.7 Building Form, 3.8 Building Detailing • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Report – Part 1 (Housing) 2019 (October 2019) • RECAP CCC Waste Management Design Guide (CCC SPD) 2012 Local For full details visit the government website Local policies 4. PLANNING HISTORY 4.1 17/70053/PENQ – Erection of a dwelling – Response 03.04.2017 Officers were unsupportive of the proposal at pre-application stage as the site was considered to be in the countryside. 5. CONSULTATIONS 5.1 The Stukeleys Parish Council: Recommends approval (COMMENTS ATTACHED). 5.2 CCC Highways: I note with this application site, the adjacent highway is devoid of separate footways/ cycle ways, street lighting etc. and there is no local amenities within walking distance of the site. The proposal could be considered to be in an unsustainable location and HDC should consider if this is the correct location for further general need residential development. With regards to vehicle movements associated with a single dwelling they could not be considered as significant and even though the road is of a narrow nature there are incidental passing areas that can be utilised. Given this I would have no objections on highway safety grounds. I note that the access proposed will be of a shared nature and therefore will need to be improved in width to 5m in width to 10m in length to allow simultaneous vehicle movements from the site. This should be shown on an amended plan. Internal parking looks to work for cars relating to a residential and the visibility is adequate for the speed of the road. 5.3 Wildlife Trust: I have no specific comments to make regarding ecological impacts of the above planning application. The Ecological Assessment report has raised no significant ecological constraints, and has made suitable mitigation and enhancement recommendations, which should be implemented, should permission be granted. 5.4 Environmental Health: No objections. 5.5 HDC Landscape: No objection subject to conditions 5.6 HDC Trees: No objection subject to conditions 6. REPRESENTATIONS 6.1 A site notice was erected within the vicinity of the site on 15.01.2020 and a press notice also advertised the development as a Departure from the Development Plan. This was a precautionary approach, as had Officers sought to support the proposals, the development proposed would have constituted a Departure from the Development Plan. Notwithstanding this, the application has been publicised by means of a site notice and press notice. 6.2 Letters of support were received from 33 Church Road, 31 Owl End, The Snowdrops Owl End, Coach House Owl End, Stukeley Gardens Owl End and 17 Chestnut Grove who made the following comments: * Site is in the residential curtilage of No. 74 and distinct from the paddock * In proximity to other residential dwellings * Other applications granted prior to the latest Local Plan were approved in the countryside and therefore these set a precedent * No problems with the access which is already in use * Set back from the road in a quiet location at the rural end of Owl End * Because of the openness of the setting, adjacent farming fields, this is a sensible and environmentally friendly piece of land * The building would fit in with other houses along Owl End being off modern and eco-friendly design * Single dwelling is sustainable 6.3 Letters of objection were received from 86 Owl End and 76 Owl End raising the following concerns: * Loss of private view * Fear the builders and machinery access would disturb the environment and single-track lane * Would not blend or compliment the houses down this country lane and is aesthetically unpleasing * There was no Parish Council meeting * Pockets of Methane Gas within the site 7. ASSESSMENT 7.1 As set out within the Planning and Compulsory Purchase Act 2004 (Section 38(6)) and the Town and Country Planning Act 1990 (Section 70(2)) in dealing with planning applications the Local Planning Authority shall have regard to have provisions of the development plan, so far as material to the application, and to any other material considerations. This is reiterated within paragraph 47 of the NPPF (2019). The development plan is defined in Section 38(3)(b) of the 2004 Act as “the development plan documents (taken as a whole) that have been adopted or approved in that area”. 7.2 In Huntingdonshire the Development Plan consists of: *Huntingdonshire’s Local Plan to 2036 (2019) *Cambridgeshire & Peterborough Minerals and Waste Development Plan Core Strategy (2011) *St Neots Neighbourhood Plan 2014-2029 *Godmanchester Neighbourhood Plan (2017) *Houghton and Wyton Neighbourhood Plan (2018) *Huntingdon Neighbourhood
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