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Plawsworth Hall Farm, Item 5A PDF 839 KB Planning Services COMMITTEE REPORT APPLICATION DETAILS APPLICATION NO: 2/13/0283 Erection of a 31 unit serviced apart-hotel (C1 Use Class) FULL APPLICATION DESCRIPTION : and associated access, car parking, landscaping and engineering works NAME OF APPLICANT : Mr Harry Johnson Plawsworth Hall Farm, Wheatley Well Lane, Plawsworth, ADDRESS : Chester-le-Street, Durham, DH2 3LD ELECTORAL DIVISION : Kimblesworth and Plawsworth Steve France Senior Planning Officer CASE OFFICER : Telephone: 03000 264871 [email protected] DESCRIPTION OF THE SITE AND PROPOSALS 1. Plawsworth Hall is an existing, established apart-hotel business in the village of Plawsworth, a small settlement adjacent the A167 between Durham City and Chester- le-Street. The village, a designated Conservation Area, is an attractive settlement that has grown up comparatively recently around three traditional farm groups. Reflecting this, the village is a mix of traditional and modern dwellings, wholly residential, with no commercial or community facilities other than the applicants. Both the older and newer parts of the village are covered by a Conservation Area designation, with a small buffer around it into the countryside, extending from the A167 in the west, to the fields surrounding Plawsworth Hall Farm in the east. The surrounding countryside, including the site, is designated Green Belt. A single road runs east/west through the village, which is set on elevated ground, with expansive views to the east and north in particular. With two dwellings detached from the settlement, 80m to the east of Plawsworth Farm, the elevated main farmhouse of the application site sits prominently on modern retaining walls to form the natural end of the village, doing much to contribute to it’s traditional appearance. 2. The built elements of the business that form the apart-hotel - effectively cottages and apartments that are serviced like a hotel - are sited in an arrangement reflective of a farm group to the rear of the traditional farmhouse, in a range of styles and materials that sit comfortably in mix of properties in the village. Three mature trees front the site from a lawned area, which is impeccably maintained, with the hotel subtly signed – the accommodation does not have the appearance of a business, and sits unobtrusively within the village. The hotel offers a diverse client base high quality short term rental accommodation, to contracting companies and longer staying business guests, along with holiday accommodation to guests ranging from families using Plawsworth as their base, to those visiting friends and relatives. The well-established business has strong links with significant investors in the County. 3. This application proposes a significant extension of the business to create an additional 31 units on the an area of countryside immediately adjacent the existing site. Following extensive pre-submission discussions, the new development is proposed to the north of the existing business, to preserve the existing entrance to the village and to use the landform to minimise the wider visual impacts of this large scheme. The scheme has been designed to appear as a logical extension of the existing farm group set out as a series of courtyards with individual character areas, with a mix of traditional and contemporary styles and materials. The development is designed to use the landform to sit under the existing hotel buildings, to both retain their amenity, and to minimise the visual impact on the public domain – the existing skyline of the village remains unaffected, with strengthened and reintroduced landscape features helping integrate the buildings into the landscape setting. 4. The application is reported to Committee both as a major development and as a departure from the local plan. PLANNING HISTORY 5. Since establishment in 1994, the building has extended and grown through development of new, additional units in 1998, 2003 and 2008, along with a small conversion in 2006, making up the current compliment of 27 units comprising cottages and apartments of between one and three bedrooms in size. PLANNING POLICY NATIONAL POLICY : National Planning Policy Framework, March 2012 6. In March 2012 the Government consolidated all planning policy statements, circulars and guidance into a single policy statement, termed the draft National Planning Policy Framework (NPPF). The overriding message from the Framework is that planning authorities should plan positively for new development, and approve all individual proposals wherever possible. It defines the role of planning in achieving sustainable development under three topic headings – economic, social and environmental, each mutually dependant. There is a presumption in favour of sustainable development. It requires local planning authorities to approach development management decisions positively, utilising twelve ‘core principles’ that should underpin both plan-making and decision taking, these being; empowering local people to shape their surroundings, proactively drive and support economic development, ensure a high standard of design, respect existing roles and character, support a low carbon future, conserve the natural environment, encourage re-use of previously developed land, promote mixed use developments, conserve heritage assets, manage future patterns of growth and take account of and support local strategies relating to health, social and cultural well- being. 7. NPPF Part 1 – Building a Strong, Competitive Economy – reinforces the Government’s commitment to securing economic growth to create jobs and prosperity, ensuring the planning system supports this aim – ‘significant weight’ is to be placed on this aim. Planning policies should seek to address potential barriers to investment, setting out clear economic vision and strategy which proactively encourages sustainable economic growth, identifies sites and inward investment, and identifies priority areas for economic regeneration. There is no specific advice on decision making. 8. NPPF Part 3 – Supporting a Rural Economy – Requires planning policies to support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development, supporting all types of business and enterprise, promoting development and diversification of agricultural and rural business and supporting tourism and leisure activities that benefit rural businesses, communities and visitors whilst respecting the character of the countryside. 9. NPPF Part 4 – Promoting Sustainable Transport. Notes the importance of transport policies in facilitating sustainable development and contributing to wider sustainability and health issues. Local parking standards should take account of the accessibility of the development, its type, mix and use, the availability of public transport, levels of local car ownership and the need to reduce the use of high-emission vehicles. 10. NPPF Part 7 – Requiring Good Design. The Government attaches great importance to the design of the built environment, with good design a key aspect of sustainable development, indivisible from good planning. Planning policies and decisions must aim to ensure developments; function well and add to the overall quality of an area over the lifetime of the development, establish a strong sense of place, create and sustain an appropriate mix of uses, respond to local character and history, create safe and accessible environments and be visually attractive. 11. NPPF Part 8 – Promoting Healthy Communities – the planning system is considered to have an important role in facilitating social interaction and creating healthy, inclusive communities, delivering social recreational and cultural facilities and services to meet community needs. Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities. 12. NPPF Part 9 – Green Belts. The five purposes of Green Belt land are set out thus; to check unrestricted urban sprawl, to prevent towns coalescing, to safeguard the countryside from encroachment, to preserve the setting and character of historic towns and to assist urban regeneration. Planning Authorities are required to ensure substantial weight is given to any harm to the Green Belt, with ‘very special circumstances’ required to over-ride Green belt policies. 13. NPPF Part 11 – Conserving and enhancing the natural environment. The planning system should contribute to and enhance the natural environment by; protecting and enhancing valued landscapes, recognizing the benefits of ecosystem services, minimising impacts on biodiversity and providing net gains in biodiversity where possible, preventing new and existing development being put at risk from unacceptable levels of soil, air, water or noise pollution or land instability, and remediating contaminated and unstable land. 14. NPPF Part 12 – Conserving and Enhancing the Historic Environment. Working from Local Plans that set out a positive strategy for the conservation and enjoyment of the historic environment, Local Planning Authorities should require applicants to describe the significance of the heritage asset affected to allow an understanding of the impact of a proposal on it’s significance. In determining applications LPAs should take account of; the desirability of sustaining and enhancing the significance of the asset and putting them to viable uses consistent with their conservation, the positive contribution conservation
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