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 Plan (2019)
7.3 Planning Practice Guidance states “The scope of what can constitute a material consideration is very wide and so the courts often do not indicate what cannot be a material consideration. However, in general they have taken the view that planning is concerned with land use in the public interest, so that the protection of purely private interests such as the impact of a development on the value of a neighbouring property or loss of private rights to light could not be material considerations.”
7.4 Having regard to the above and the nature of this development proposal, the principal, important and controversial issues to consider in the determination of this application are: • Principle of Development; • Layout and impact upon character and appearance of the area; • Impact upon Residential Amenity; • Biodiversity; • Highway Safety and Parking; • Other Matters; and • Infrastructure Requirements and Planning Obligations.
Principle of development 7.5 In terms of national planning policy, paragraphs 59 and 61 of the NPPF (2019) seek to significantly boost and deliver a wide choice of homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities.
7.6 Great Stukeley is classified as a Small Settlement within Policy LP9 the Local Plan to 2036. Policy LP9 outlines that a proposal within a built up area of Small Settlements will be supported where the amount and location of development proposed is sustainable in relation to the: a) level of service and infrastructure provision in the settlement; b) opportunities for users of the development to access everyday services and facilities by sustainable modes of transport; c) effect on the character of the immediate locality and the settlement as a whole.
7.7 The Policy also outlines that a proposal for development on land well-related to the built-up area may be supported where it accords with the specific opportunities allowed through other policies of this plan. The application site is not allocated for development within Huntingdonshire’s Local Plan to 2036.
7.8 The extents of the settlements' built-up areas are not defined on maps but are to be judged on a site-by-site basis. A definition of the ‘Built up Area’ is contained within the adopted Local Plan, alongside implementation guidance.
7.9 Huntingdonshire’s Local Plan to 2036 includes the following Built-up Areas definition: “A built-up area is considered to be a distinct group of buildings that includes 30 or more homes. Land which relates more to the group of buildings rather than to the surrounding countryside is also considered to form part of the built-up area”.
7.10 Pages 53-55 of the Local Plan to 2036 contain guidance on the interpretation of frequently arising situations when seeking determine the extent of the built-up area. This guidance states that the built-up area includes “individual plots and minor scale development opportunities which would provide infill and rounding off opportunities on land which is physically, functionally and visually related to existing buildings, taking account of any environmental development constraints subject to the exclusions below”. One of these exclusions (sites which are excluded from the built-up area) includes “Open spaces and sports and recreational facilities, allotments, caravan sites, churchyards and cemeteries which extend into the countryside and are not well contained by strong boundary features, or primarily relate to the countryside in their use, form or character”. The associated implementation guidance outlines that “Areas of open space, sports and recreation facilities, paddocks, allotments, caravan sites, churchyards and cemeteries provide a visual buffer between the built form and the open countryside, softening the visual impact and linking the built-up area with its context. Such land is generally considered to primarily relate to the countryside where it is surrounded by built development on less than two sides”.
7.11 The guidance outlines that another exclusion from the built up area are “Agricultural land, woodland, meadow, area of water and natural habitats that penetrate the built form or sections of large sections of large residential curtilage where the character of the land primarily relates to the countryside”. The implementation guidance notes that “these spaces can provide a visual buffer between the built development and the open countryside, softening the visual impact and linking the built up area with its rural context. Large curtilages with ground stretching away from the rest of the built up area are excluded to prevent sub-division of the plot for new development. The built-up area will include elements of the grounds that relate closely to the buildings, for instance formal gardens, ancillary parking and hard tennis courts but not those parts with a more natural, rural character”.
7.12 Having regard to this guidance, the application site is considered to fall outside the built up area of the village of Great Stukeley and is considered to relate more closely to the surrounding countryside. Development on the site would extend built form into the countryside and result in development which is physically and visually detached from the built form of the village. The site is not considered to comprise an individual plot / minor scale development opportunity that would provide infill and rounding off, given the character and form of development in the locality along this part of Owl End.
7.13 Even if the site were to be considered well-related to the built up area, the dwelling is proposed as market housing and is not proposed as accommodation for a rural worker, or as a rural exceptions housing or the provisions of any of the other policies set out within paragraph 4.107 of the Local Plan to 2036. As such, the proposal would not accord with any of the specific opportunities for housing development, as supported by other policies within the Huntingdonshire Local Plan to 2036; as required by Policy LP9 of the Local Plan to 2036.
7.14 The site is not considered to be isolated, as per paragraph 79 of the NPPF (2019) and within the application submission, it is not suggested that the proposals have been designed such to accord with nature of development supported by this paragraph of the NPPF (2019).
7.15 Policy LP2 ‘The Strategy for Development’ sets out the overarching strategy for development in Huntingdonshire and states that the development strategy for Huntingdonshire is to: * Concentrate development in locations which provide, or have the potential to provide, the most comprehensive range of services and facilities; * Direct substantial new development to two strategic expansion locations of sufficient scale to form successful, functioning new communities; * Provide opportunities for communities to achieve local development aspirations for housing, employment, commercial or community related schemes; * Support a thriving rural economy; * Protect the character of existing settlements and recognise the intrinsic character and beauty of the surrounding countryside; * Conserve and enhance the historic environment; and * Provide complementary green infrastructure enhancement and provision to balance recreational and biodiversity needs and to support climate change adaptation.
7.16 The site is considered to form part of the countryside and Policy LP10 ‘The Countryside’ of the Local Plan to 2036 states that development in the countryside will be restricted to the limited and specific opportunities as provided for in other policies of the Local Plan to 2036. The proposed development does not align with any of the of the ‘limited and specific opportunities as provided for in other policies of the Local Plan to 2036, and therefore fails to comply with this policy.
7.17 Policy LP10 of the Local Plan to 2036 goes on to outline that “all development in the countryside must: a. seek to use land of lower agricultural value in preference to land of higher agricultural value: i. avoiding the irreversible loss of the best and most versatile agricultural land (Grade 1 to 3a) where possible, and ii. avoiding Grade 1 agricultural land unless there are exceptional circumstances where the benefits of the proposal significantly outweigh the loss of land; b. recognise the intrinsic character and beauty of the countryside; and c. not give rise to noise, odour, obtrusive light or other impacts that would adversely affect the use and enjoyment of the countryside by others.
7.18 Grade 3 agricultural land. There is no requirement for the land to be developed for housing, given that the policies within the Local Plan to 2036 are up to date and a 5 year housing land supply can be demonstrated. Therefore, whilst the loss of best and most versatile agricultural land would be on a limited scale, the irreversible loss of this land could be avoided.
7.19 Given the location of the application site outside of the built up area of Great Stukeley, the proposed dwelling would represent significant encroachment of residential development into the countryside which would be at odds with the prevailing pattern of development in the area, would fail to recognise the intrinsic character of the countryside and would cause harm to the rural character and appearance of the application site and the nearby area.
7.20 Given the residential nature of the proposed development, whilst dwellings on this site would be visible to those enjoying the countryside, it is not considered that proposal would give rise to any undue impacts through noise, odour or obtrusive light to an extent that would adversely affect the use and enjoyment of the countryside by others. However, it would detract from the character and appearance of the area as discussed within the proceeding section of this report.
7.21 Overall, the principle of the proposed development is therefore not acceptable, and the proposed development is considered to be contrary to polices LP2, LP9 and LP10 (criterion b) of the Huntingdonshire Local Plan to 2036 (2019).
Layout and impact upon character and appearance of the area: 7.22 As noted above, section 12 of the NPPF (2019) seeks to achieve well-designed places, noting that 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. Paragraph 130 of the NPPF notes that permission should be refused for development of poor design.
7.23 The National Design Guide (2019) sets out the characteristics of well-designed places and demonstrates what good design means in practice. It covers the following: context, identity, built form, movement, nature, public spaces, uses, homes and buildings, resources and lifespan. Of particular note to the current proposals is guidance relating to design and how this understands and relates well to the site within its local and wider context, how a proposal responds to existing local character and identity, whether proposals are well-designed, high quality and attractive and whether they are of an appropriate building type and form.
7.24 The HDC Design Guide 2017 (sections 3.7, 3.8 and 4.5) are particularly relevant to the application proposals. The guide states that the size, shape and orientation (the form) of a building can have a significant impact upon its surroundings. The form of new buildings should generally reflect traditional building forms found in Huntingdonshire. The scale, massing and height of proposed development should be considered in relation to that of adjoining buildings, the topography, pattern of heights in the area and views, vistas and landmarks. The guide notes that with regard to building detailing, the District has various architectural styles and materials which reflects the local vernacular. It is noted that new buildings should be designed in harmony and proportional, complimenting the overall street character of the place. Rhythm and harmony are important design considerations to ensure an interesting streetscape is created. Rhythm may be vertical, horizontal or balanced. Appropriate spaces between buildings helps to create an interesting streetscape. With regard to materials, these should complement the successful parts of any surrounding developments in order to conserve or enhance the distinctive character of the various parts of the district and to ensure that buildings sit comfortably within the landscape.
7.25 The application has been submitted in full and is therefore accompanied by a detailed site layout plan and full elevations and floorplans of the proposed dwelling.
7.26 Development at this end of Owl End primarily consists of fragmented development which becomes more sporadic towards the northern end of the road as it transitions to countryside. The dwellings in the immediate vicinity of the site are typically set in spacious plots fronting Owl End. Whilst there is not a uniform style to the dwellings along Owl End, they are of simple design and of traditional appearance materials.
7.27 The proposed development comprises a detached two-storey property with access from Owl End. Being positioned behind 76 Owl End, the unit has no street frontage and is instead orientated to face the rear garden area of 74 Owl End. The proposal will therefore have limited presence within the street scene. The proposal is to be of modern appearance with numerous tall openings set in vertical cladding and solid timber walls with the roof formed of a combination of metal and photovoltaic panels. The garage forms a subservient addition with a lower ridge line and is to utilise the same materials as the main bulk of the dwelling. A first-floor terrace is proposed with an external staircase access.
7.28 Given the rural location of the dwelling outside the built up area of Great Stukeley, the proposal is considered to be within the countryside for the purposes of the Development Plan. Policy LP10 of the Local Plan to 2036 outlines that development in the countryside must recognise the intrinsic character and beauty of the countryside. The proposal by virtue of its design and appearance, with external staircase, form, and choice of materials, is not considered to recognise the intrinsic character and beauty of the countryside as it does not respond positively to its context. The dwelling has not drawn inspiration from the key characteristics of the other dwellings along the northern end of Owl End, which the proposal will be read against. Overall, it is therefore considered that the proposed development does not respond positively to the areas character and identity and will not successfully integrate with the nearby dwellings or landscape. Given the above it is considered that the proposals fail to comply with part 12 of the National Planning Policy Framework (2019), parts C1, I1, I2 and B2 of the National Design Guide (2019), policies LP10 (b), LP11 and LP12 (a),(b) and (c) of the Huntingdonshire Local Plan together with guidance of parts 3.5, 3.7 and 3.8 of the Huntingdonshire Design Guide Supplementary Planning Document (2017).
Residential Amenity 7.29 The NPPF (2019) and Policy LP14 of Huntingdonshire’s Local Plan to 2036 seek to protect the amenity of neighbouring occupiers and ensure a high standard of amenity for future occupiers of new developments. Policy LP14 of Huntingdonshire’s Local Plan to 2036 also seeks to ensure that adverse impacts from a range of sources will be made acceptable through the proposal. These include noise, contamination, pollution amongst others.
7.30 Fenestration is concentrated to the north, east and south elevations with the west elevation, facing 76 Owl End, to be blank. However, whilst views towards 76 Owl End may be afforded from the terrace area, there is a separation distance of approximately 21.8m to the shared border with substantial planting along the border between the two sites. In accordance with the Huntingdonshire Design Guide, the recommended separation distance (generally applied to back-to-back distances) of 21m is achieved. The proposal has been orientated so the narrower gable end of the dwelling is to be facing the site of 76 Owl End reducing the visual impact of the development.
7.31 The proposal is not considered to result in a loss of residential amenity, overlooking, overbearing impact or loss of light to either existing neighbouring occupiers. It is considered that design of the proposed development would achieve a high standard of amenity for future occupiers. There are no sources of noise or pollution in the vicinity and contamination risk is considered to be low. The application has been reviewed by HDC Environmental Health who have confirmed that they have no comments to make with regard to land contamination, noise or air pollution.
7.32 Overall, it is considered that the application proposals would not have a significant detrimental impact upon the amenities of existing adjacent or future occupiers of the site. In this regard the development is considered to accord with Policy LP14 of Huntingdonshire’s Local Plan to 2036 and paragraph 127(f) of the NPPF (2019).
Biodiversity 7.33 Paragraph 170 of the NPPF states Planning policies and decisions should contribute to and enhance the natural and local environment. Policy LP30 of the Local Plan to 2036 states that development proposals should demonstrate that all potential adverse impacts on biodiversity have been investigated. Any proposal that is likely to have an impact, directly or indirectly on biodiversity will need to be accompanied by an appropriate appraisal, such as a Preliminary Ecological Appraisal (PEA). LP30 also states that all proposals must also demonstrate a net gain in biodiversity where possible.
7.34 In this instance an ecological assessment has been provided which concluded that no further surveys or assessments are required. Officers consider that the development can ensure no net loss in biodiversity and result in a net gain subject to a condition requiring compliance with the mitigation measures within the report, and subject to the recommended biodiversity enhancements being incorporated. Subject to conditions, the proposal is therefore considered to be in accordance with Paragraph 170 of the NPPF 2019 and Policy LP30 of the Huntingdonshire Local Plan to 2036.
Highway Safety and Parking 7.35 Paragraph 108 of the NPPF (2019) advises that in assessing applications for development, it should be ensured that ‘appropriate opportunities to promote sustainable transport modes can be – or have been – taken up, given the type of development and its location’ and that ‘safe and suitable access to the site can be achieved for all users’, and that any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.
7.36 Paragraph 109 goes on to state that development should only be prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.
7.37 Policy LP16 of Huntingdonshire’s Local Plan to 2036 encourages sustainable transport modes and Policy LP17 supports proposals where they incorporate appropriate space for vehicle movements and adequate parking for vehicles and cycles.
7.38 The main consideration (in terms of access and highway matters) is whether there would be any severe adverse impacts on highway safety or on the transport network, as a result of traffic flows arising from the proposed development. Given the limited scale of development proposed, it is considered that the traffic flows generated by the development would be limited and as such, would not have a severe impact on the road network.
7.39 The proposed dwelling takes vehicular access from Owl End through the existing access point used by 74 Owl End. The proposal provides for two covered off-street car parking spaces with additional space available on the driveway should this be required. With regard to the level of parking provision, the Local Plan to 2036 does not include set standards, but having regard to Policy LP17 of the Local Plan to 2036, two formal spaces for the dwelling is considered to be acceptable.
7.40 Cycle parking is proposed to be within the garage. The size of the garage complies with the standards set out within the Huntingdonshire Design Guide and it is agreed that there is sufficient space for the parking of four cycles in accordance with LP17 of the Local Plan to 2036.
7.41 Cambridgeshire County Council as Local Highways Authority have been consulted on the proposals and works to widen the access are proposed to satisfy their concerns.
7.42 It is noted that a neighbour believes the access contains a public right of way adjacent 76 Owl End. No record of a public right of way is found within our records or those available from Cambridgeshire County Council. Nevertheless, it is noted that the access is existing and already in use by 74 Owl End and no changes to the access are proposed in this location. As the access is proposed to serve an additional single dwelling, any intensification of use is considered minimal.
7.43 The neighbour comment regarding potential damage to Owl End as a result of trades vehicles is noted. However, this is a publicly adopted highway and there are no restrictions on its usage, therefore it is reasonable to assume trade vehicles and larger vehicles may utilise Owl End regardless of the proposed development. Therefore, in this instance, these concerns are not a material planning consideration that can be given weight and it is not necessary to restrict these during the construction process should planning permission be granted.
7.44 Having regard to the above, it is considered that a safe means of access could be achieved and that the traffic generated by the proposal would not have a severe impact upon the highway network. Therefore, in accordance with the NPPF (2019), the development should not be refused on transport grounds and subject to conditions, the proposal is considered to comply with policies LP16 and LP17 of the Local Plan to 2036 (2019).
Other Matters Housing Mix – accessible and adaptable homes:
7.45 Policy LP25 of the Local Plan to 2036 provides guidance on accessible and adaptable homes and states that all proposals for housing should include a commitment to design and build the whole proposed scheme to the M4(2) standards unless it can be demonstrated that site-specific factors make achieving this impracticable or unviable.
7.46 The agent for the application has confirmed that the proposed development will comply with the above standards, and a condition could be attached to secure this if the application were to be approved.
Water Efficiency:
7.47 Policy LP12, Criteria j, of the Local Plan to 2036 requires all new dwellings to be in compliance with Building Regulations approved document G, which sets out standards for water efficiency.
7.48 The agent for the application has confirmed that the proposed development will comply with the above standards, and a condition could be attached to secure this if the application were to be approved.
Infrastructure requirements and CIL 7.49 For this proposed development of one dwelling the only infrastructure requirement is for the provision of wheeled bins. A Unilateral Undertaking under Section 106 of the Town and Country Planning Act 1990 has been provided, securing a financial contribution towards the provision of wheeled refuse bins. The proposal would generate a need for such facilities, the amount of the contribution is appropriate to the proposed development and is supported by planning policy. The contribution is considered necessary to make the development acceptable in planning terms.
7.50 The Community Infrastructure Levy will generate funding to deliver a range of District-wide and local infrastructure projects that support residential and economic growth, provide certainty for future development, and benefit local communities. It allows the District Council to work with infrastructure providers and communities to set priorities for what the funds should be spent on and provides a predictable funding stream so that the delivery of infrastructure can be planned more effectively.
Conclusion 7.51 Taking the above into account and having regard to all relevant planning policies and other material planning considerations, is it considered that planning permission for the proposed dwelling be refused for the following reasons.
8. RECOMMENDATION - REFUSAL for the following reasons
1. The proposed residential dwelling would represent an encroachment of built development in the countryside outside the built-up area of Great Stukeley. The proposal does not meet any of the other specific opportunities identified within Huntingdonshire's Local Plan to 2036 which restricts residential development in the countryside to protect the intrinsic character and beauty of the countryside. The proposal would therefore be contrary to the National Planning Policy Framework (2019) paragraph 170(b), and Policies LP2, LP9 and LP10 of Huntingdonshire's Local Plan to 2036.
2. The proposed dwelling, by virtue of its design and appearance, is not considered to recognise the intrinsic character and beauty of the countryside as it does not respond positively to its context. The dwelling has not drawn inspiration from the key characteristics of the other dwellings along the northern end of Owl End, which the proposal will be read against. The proposed development does not respond positively to the areas character and identity and will not successfully integrate with the nearby dwellings or landscape. As such, it is considered that the proposals fail to comply with part 12 of the National Planning Policy Framework (2019), parts C1, I1, I2 and B2 of the National Design Guide (2019), policies LP10 (b), LP11 and LP12 (a), (b) and (c) of the Huntingdonshire Local Plan together with guidance of parts 3.5, 3.7 and 3.8 of the Huntingdonshire Design Guide Supplementary Planning Document (2017).
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CONTACT OFFICER: Enquiries about this report to Karina Adams Development Management Officer [email protected]
From: DMAdmin Sent: 11 February 2020 08:30 To: Control, Development (Planning) Subject: FW: Planning Permission Consultation - 74 Owl End Great Stukeley Huntingdon (ref 19/02611/FUL)
From: Clerk - TSPCN6
Dear Karina, The Stukeleys Parish Council recommend Approval to the above planning consultation. Many thanks Ramune
Ms Ramune Mimiene Clerk to The Stukeleys Parish Council 14 Low Road Little Stukeley Huntingdon Cambs PE28 4BA 01480 535265 [email protected] https://www.thestukeleys-pc.gov.uk/
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From: [email protected]
Dear Parish Clerk,
Please find correspondence from Development Management at Huntingdonshire District Council attached to this email in relation to the following application for planning permission.
1 Proposal: Erection of detached dwelling
Site Address: 74 Owl End Great Stukeley Huntingdon
Reference: 19/02611/FUL
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2 Development Management Committee
Scale =1 :2,090 Application Ref: 19/02611/FUL
Date Created: 08/06/2020 © Crown copyright and database rights 2020 o Location:Gt Stukeley Ordnance Survey HDC 100022322
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3 6 ! Cartwright's Farm
D N OWL END E
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Pond
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3 6 1
Pond
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House 21 Coach House Gardens
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9 D 2 Torkington House N E 1 1 5 17 L 1
W O Stukeley Park
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VE a RO 18 H G Ha UT TN ES CH 1 Key 2 2 Conservation Area ta Listed Buil dSing ub S TheE Sl ite
7 1