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Planning Justification Statement Planning Justification Statement Including Design & Access Statement Location: Land at Croftlands, Broadmeadow, Chipping Proposal: Erection of three dwellings Applicant: Ms J Seed & Ms I Seed Rural Solutions Heritage House The Home Park Broughton Hall Skipton Yorkshire BD23 3AE t 0845 302 4766 | 0845 302 4767 [email protected] www.ruralsolutions.co.uk Registered in England No. 6839914 VAT registration No. 972 8082 90 2 Planning Justification Statement 3 Contents 1. Introduction 3 2. Site Description and Development Proposal 4 3. Planning History 7 4. Appraisal of Local Planning Policy 11 5. Appraisal of National Planning Policy 18 6. Conclusions 26 Design and Access Statement 27 Contents 7. Design 27 7.1 Context 27 7.2 Use 27 7.3 Amount 28 7.4 Layout 28 7.5 Scale 29 7.6 Appearance 30 7.7 Landscaping 30 7.8 Sustainability 31 8. Access 32 9. Summary 33 3 Planning Justification Statement 1. Introduction 1.1 This planning justification statement has been produced to support the planning application for the erection of three dwellings at land to the sides of Croftlands, Broadmeadow Drive, Chipping. 1.2 Section two of the statement provides more details on the proposed development. 1.3 Section three sets out the planning history of the site. 1.4 Section four includes an appraisal of relevant local plan policy. 1.5 Section five includes an appraisal of relevant national planning policy. 1.6 Conclusions to the statement are provided at section six. 1.7 This Planning Statement is then followed by the Design & Access Statement at sections 7-9. 4 2. Site Description and Development Proposal 2.1 The development site lies within the small village of Chipping, within the Ribble Valley District of Lancashire. Chipping also lies within the Forest of Bowland AONB. 2.2 The application site is two parts of a paddock area which sit either side of an existing bungalow – Croftlands – at the top of a residential close, Broadmeadow Drive. To the east side of Broadmeadow are a row of dormer bungalows built in the 1960s; to the west side the village recreation ground. To the top of Broadmeadow sit two detached properties, Hawthorns and Croftlands. The application site effectively completes a loose row of dwellings alongside these existing dwellings to the top of Broadmeadow and in terms of density broadly reflects the pattern and density of existing development in this area of the village alongside the top of the recreation ground. 2.3 The land to the east of Croftlands was previously garden area associated with the dwelling known as ‘The Field’ which is sited to the north of the proposed development site. It was later acquired by the owners of Croftlands. A fence which followed the line of the footpath that crosses this field was removed in the 1980s and the land used by the occupiers of Croftlands as additional garden and paddock area in conjunction with the wider field/paddock land which surrounds the property. The land to the west of Croftlands is disused paddock area associated with the dwelling Croftlands. Both areas are currently rough grassland and not presently in any active domestic or agricultural use. 2.4 The proposal is for the erection of three dwellings to land to either side of Croftlands. Croftlands was built for the Seed family in the late 1950s and the parents of the applicants still live there now. Beyond this, the family have historic links with the village going back hundreds of years. One of the proposed dwellings is intended 5 for one of the applicants to live in next door to the parents to allow her to support her elderly parents. The other two bungalows are proposed for sale as open market dwellings to meet some of the identified need in the village for small family homes. 2.5 The Design and Access section of this statement describes the proposal in more detail however all three dwellings are three bedroomed, modestly sized bungalows or ‘in roof’ one storey dwellings, with the majority of accommodation at ground floor and with some bedroom(s) at first floor within the roof space. Materials will be of a simple palette as appropriate to the local context. 2.6 The dwellings would be accessed via Broadmeadow Drive which runs off Garstang Lane into the centre of the village. The dwelling to the west of Croftlands would be accessed via a new private driveway off Broadmeadow; the two dwellings to the east of Croftlands will be accessed from a new shared driveway to both dwellings which will exit off Broadmeadow alongside the existing turning head, off which private drives provide private parking spaces and access to integral garages. 2.7 A public right of way currently crosses the site from the top of Broadmeadow running across the field and exiting down to the top of the lane opposite the hamlet of Old Hive. The proposed development will not affect the route of the right of way however where the path passes in front of the proposed two bungalows it is proposed to create a two metre wide pathway which would be separated from the private driveways by a simple post and wire fence. This is to ensure the safety of the public using the path by ensuring vehicular traffic is kept separate from pedestrians and also to ensure that users of the footpath were not dissuaded from using the footpath as it passed over what would visually be perceived as private space. 6 Pre-application Advice 2.8 Pre-application advice was sought prior to the submission of this application from the Planning Policy Department of Ribble Valley BC Planning Department (Diane Cafferty May 2013) regarding the principle of a small residential development outside but adjacent to the settlement boundary, in the context of the current adopted Local Plan being out of date. Giving consideration to the provisions of the NPPF the advice was given that subject to other material considerations the principle of the development could be acceptable. 7 3. Planning History of Site 3.1 The application site is effectively two plots of land sited either side of the existing bungalow Crotftlands. The planning history is therefore discussed separately below in relation to each ‘plot’ of land. 3.2 Regarding the plot to the east of Croftlands, planning permission was refused and a subsequent appeal dismissed for the erection of a dwelling on this site in 2008/9. This proposal was for the erection of a significantly taller two storey house and the Inspector’s conclusions in particular focussed around the fact that this proposal was incongruous with surrounding development, which mainly comprises smaller bungalows, and that the resultant visual impact and impact on the character of the countryside and AONB from this two storey dwelling was unacceptable, and much greater than the visual impact of the surrounding smaller bungalows. As such, this current application proposes two much smaller single storey dwellings for the plot which are considered to better respect the site and its setting. 3.3 Regarding the plot to the west of Croftlands, planning permission was granted in 1974-5 for a new detached dwelling on this plot. This planning permission was never implemented, however the principle of a development on this site remains established, in terms of an assessment of the visual impact of development on this site in the context of its surroundings, including the wider AONB. During the applicant’s discussions with the Council during the 2008 application for the other plot (discussed above), support for development on this plot was re-established. 8 Recent Residential Permission in Chipping 3.4 Whilst every planning application must be accessed on its own merits, consideration of other planning decisions can help understand the context of the application and the Council’s current approach to assessing housing applications in its currently challenging policy environment of having an out of date local plan. 3.5 In January 2013 approval for a scheme of seven dwellings was approved by the Council’s planning committee following a recommendation for approval by the Planning Officer. The scheme was similar to this current application in respect of being a site outside but adjacent to the village boundary. 3.6 The Planning Officer’s assessment set out an assessment of the principle of the development in the context of the NPPF and the current local plan, firstly regarding the issue of five year housing land supply: “The NPPF requires LPAs to consider housing applications in the context of the presumption in favour of sustainable development and that relevant policies for the supply of housing should not be considered up to date if the LPA cannot demonstrate a five-year supply of deliverable sites. As at 1 October 2012, Ribble Valley can demonstrate a 6 year supply of housing…but (with) no detailed site adjustments for deliverability of the sites” 3.7 Furthermore, the Officer acknowledges that this 5 year supply position is based on targets (161 dwellings per year) established in the Regional Strategy which has now been revoked (May 2013). An emerging figure of 200 dwellings per year, agreed at a special meeting of the Planning and Development Committee on 2 February 2012 as the future annual housing requirement has been accepted by the Council and is being pursued for adoption through the Core Strategy which is at 9 submission/examination stage. The context of this emerging higher housing target as well as a question on the robustness of the five year housing supply given the acknowledgement that this has not been tested for deliverability, calls into doubt whether the Council can demonstrate a robust deliverable five year housing supply.
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