Planning, Design and Access Statement Table of Contents 1.0 Executive Summary...... 2 2.0 Site Location...... 3 3.0 Planning History and Relevant Cases...... 3 4.0 Planning Policy Assessment...... 4 4.1 Design Context...... 4 Applicant: Mr Taylor 4.2 Planning Policy...... 4 Project: Proposed Construction of Replacement Dwelling, Annexe & Outbuildings 4.2.1 St Agnes Parish: Neighbourhood Development Plan...... 4 Address: Pentreath, Downs, St Agnes TR5 0PY 4.4.2 Local Plan - Strategic Policies 2010 - 2030...... 4 4.4.3 National Planning Policy Framework...... 5 4.5 Design Response to Relevant Policy...... 6 4.6 Other Relevant Guidance...... 6 5.0 Design and Access...... 7 5.1 Proposed Use...... 7 5.2 Amount...... 7 5.3 Layout...... 7 5.4 Scale...... 7 5.5 Appearance...... 7 5.6 Landscaping...... 7 5.7 Access...... 7 6.0 Evaluation...... 7 1.0 Executive Summary

Planning permission is sought for the proposed demolition of dwelling, annexe and outbuildings and the construction of replacements at Pentreath, Mithian Downs, St Agnes.

The site lies within Mithian Downs to the south of the village of Mithian. The single storey dwelling and annexe are to the south end of the site, with the barn, garage/workshop and associated storage buildings located around the centre of the site. A further large storage shed, storage buildings and timber store are located in the northwest of the site.

The site does not lie within any ecological, landscape or heritage designated areas.

The dwelling and associated outbuildings have no architectural merit and do little to enhance their surroundings. The existing dwelling is of poor quality as are the existing outbuildings. As such, it is proposed to demolish the existing structures on site and replace them with a similar but modernised development. This development includes a 3 bedroom dwelling to replace the existing bungalow. It also includes a workshop/studio space to replace the existing barn/workshop, with the annexe space located below. A replacement outbuilding is also proposed to house the owner's compact tractor and tools, currently stored in the barn, which are used to maintain their adjacent land. This is a self-build project.

The development has been designed sensitively in such a way as to preserve the existing orchard and mature trees within the site. This development would result in a much more attractive site and would enhance its immediate surroundings.

The design has been considered so that the proposal is consistent with national planning policy as set out in the NPPF, together with development plan policies contained within the Cornwall Local Plan and St Agnes Parish Neighbourhood Development Plan.

Existing site plan (NTS) 2.0 Site Location 3.0 Planning History and Relevant Cases

The site lies within Mithian Downs to the south of the village of Mithian. There are scattered dwellings and The following cases are relevant to this application. farmsteads to the south, east and west of the site. There are more closely spaced dwellings immediately north of the site along the C0101 toward Mithian. PA19/05851 - Demolish existing dwelling, including the garage and outbuildings, and erect a new 2 storey dwelling with garage/store and carport – Approved 26/07/2019 The land immediately south, east and west of the site is agricultural as is the majority of the surrounding This application is very relevant being both nearby, approximately 1km, and very similar to the landscape. The site does not lie within any historical, landscape or ecological designated areas. proposed application. The existing dwelling and outbuildings referenced above were of a very similar age and condition to those within the proposed application.

PA17/06022 - Demolition of existing buildings and dwelling, and construction of a replacement dwelling, workshop/office building and stable block, with associated landscaping – Approved 01/09/2017 This application provides another example of an existing dwelling and outbuildings being replaced with a higher quality development, in this case even of a larger scale. 4.0 Planning Policy Assessment Policy 6 - Village Character, and Policy 10 – Landscape and Coast “ensure that development takes place in the most appropriate areas, to a scale which is in keeping with the settlement and contributes to preserving and enhancing the identity of St Agnes Parish landscape and villages”.

4.1 Design Context 4.4.2 Cornwall Local Plan - Strategic Policies 2010 - 2030

The proposed dwelling and studio / annexe would provide a greatly improved living environment for the Vision and objectives occupants, being designed and constructed to a high standard. The proposed dwelling would be far more energy efficient than the existing dwelling. The proposed development would reduce the number of The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for buildings as well as reducing the developed footprint within the site. The proposed arrangement would and how these are expected to be applied. It provides the framework within which local communities and also significantly improve the appearance of the site by replacing the existing exposed block buildings with councils can produce their own distinctive local and neighbourhood plans. The Cornwall Local Plan seeks to traditional natural stone and timber materials. The existing hedges are also proposed to be renewed and be fully consistent with the NPPF and does not repeat national policy but sets out a clear approach for thickened with native species where they have become over mature or storm damaged. The site lies dealing with proposals. adjacent to an unclassified rural road with the closest neighbouring dwelling located ~150m to the north. The site is well screened from the road and neighbours by either large hedges or mature trees. Given the Policy 1: Presumption in favour of sustainable development current residential use of the site the proposed redevelopment would not result in harm to amenity and the re-planting would only offer an improvement in terms of visual impact of the site. When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework and set out by the policies of the Cornwall Local Plan. 4.2 Planning Policy When considering whether a development proposal is sustainable or not, account will be taken of 4.2.1 St Agnes Parish: Neighbourhood Development Plan its location, layout, design and use against the three pillars of economic development, social development and environmental protection and improvement. Section 6. of the St Agnes Parish: Neighbourhood Development Plan (NDP) sets out three objective themes who's relevant parts are: Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision the Council will grant permission unless material considerations A) Housing and Community Facilities Objectives indicate otherwise – taking into account whether: a) Any adverse impacts of granting permission • Provide housing that meets the needs of our community would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b) Specific policies in that Framework B) Landscape, Natural and Built Environment Objectives indicate that development should be restricted. ◦ Protect and Enhance the character of our villages and hamlets ◦ Protect and enhance the natural beauty and character of the landscape Policy 7: Housing in the countryside

New dwellings will be restricted to: 1. Replacement dwellings broadly comparable to the size, scale C) Business, Economy, Transport and Infrastructure Objectives and bulk of the dwelling being replaced and of an appropriate scale and character to their location; ◦ Promote sustainable living

2.34 The replacement of existing lawful dwellings will be supported, but these should be broadly Within section 7. St Agnes Parish Housing Statement, “Delivering the St Agnes Parish Housing comparable to the size, scale and bulk of the dwelling being replaced, and not impact negatively on Requirement” a specific requirement is identified to enable local people to meet their housing need the character of the surrounding area. through self build. This will be delivered through Policy 4: Self Build and Custom Build.

Policy 12: Design Whilst the proposals within this application are for replacement, rather than a new build, the above demonstrates the Parish's support for local people to meet their housing requirements through self build. The Council is committed to achieving high quality safe, sustainable and inclusive design in all developments. Development must ensure Cornwall’s enduring distinctiveness and maintain and enhance its distinctive natural and historic character. Development should demonstrate a design ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, process that has clearly considered the existing context, and how the development contributes to when assessed against the policies in this Framework taken as a whole. the social, economic and environmental elements of sustainability through fundamental design principles. For decision-taking this means:

1. As part of a comprehensive place-shaping approach, proposals will be judged against c) approving development proposals that accord with an up-to-date development plan without delay; fundamental design principles of: or d) where there are no relevant development plan policies, or the policies which are most important for a. character – creating places with their own identity and promoting local distinctiveness while not determining the application are out-of-date, granting permission unless: preventing or discouraging appropriate innovation. Being of an appropriate scale, density, layout, i. the application of policies in this Framework that protect area or assets of particular importance height and mass with a clear understanding and response to its landscape, seascape and townscape provides a clear reason for refusing the development proposed; or setting; and ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole. b. layout – provide continuity with the existing built form and respect and work with the natural and historic environment. Section 11 supports that planning policies and decisions should promote the effective use of land in meeting the need for homes. It states that strategic policies should set out a clear strategy for accommodating objectively assessed needs, in a way that makes as much use as possible of previously- 4.4.3 National Planning Policy Framework developed land.

The National Planning Policy Framework (NPPF) sets out the requirements of the planning system providing a framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities. It sets out that applications are required to be determined in accordance with the development plan unless material considerations indicate otherwise, with the NPPF being a material consideration in the decision making process.

Paragraph 7 states that the purpose of the planning system is to contribute to the achievement of sustainable development. This is summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs. Paragraph 8 considers that the planning system has three overarching objectives for sustainable development: economic, social and environmental all of which are interdependent. Paragraph 11 sets out that at the heart of the NPPF is a presumption in favour of sustainable development.

For plan-making this means that:

a) local planning authorities should positively seek opportunities to meet the development needs of their area; b) Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: i. the application of policies in this Framework that protect area or assets of particular importance provides a strong reason for restricting the overall scale, type or distribution of development in the plan area; or 4.5 Design Response to Relevant Policy

The proposal has taken account of these policies throughout the design process and decisions have demonstrably been made in line with the St Agnes Parish NDP and the Cornwall Local Plan. The principle of the development is to meet the housing need of a local person by re-building on the existing developed land. The proposal for a self-build in this location makes possible an otherwise unaffordable aim to meet their present and future housing needs without moving from their lifelong local area. The proposed replacement is very similar to the size, scale, bulk and layout of the existing development. The proposed design and materials chosen will fit well with the character of the surrounding area and offer an improvement from the current dwelling and outbuildings. The proposed layout also minimises impact to the natural environment and surrounding landscape. This is achieved by closely matching the existing developed footprint, designing around the existing mature trees whilst improving and re-planting the surrounding hedgerows, maintaining the rural character of the area.

4.6 Other Relevant Guidance

Although an annexe is already established on the site, 's Annexe Guidance Note has been considered during the design process.

The proposed annexe maintains a functional link with the principal dwelling sharing its foul drainage (package treatment plant), water and power supply. It also shares it facilities for waste collection, recycling and post.

The proposed annexe shares the vehicular access and parking area with the dwelling.

The proposed annexe is below 50% of the footprint of the principal dwelling. Whilst the proposed annexe is detached from the principal dwelling it remains well related to it. It was not possible to include the annexe as an extension of the principal dwelling without either removing existing mature trees and hedges or severely compromising the quality of both dwelling and annexe. The need for the separate studio building, a principal requirement of the design, would result in further increase the developed footprint were the annexe to be an extension of the dwelling. The proposed design combines the two (studio and annexe) to re-use the footprint of the existing barn. The building utilises a shallow pitch roof and partial sinking of the structure below existing ground level in order to minimise its impact on the site and maintain sunlight to the orchard.

Proposed Site Layout Showing Existing Building Outlines (NTS) 5.0 Design and Access inspiration from local vernacular architecture, both traditional and modern agricultural buildings. A mixture of traditional natural stonework and board on board timber cladding is proposed, both common to many local buildings. The shallow pitched metal roof also reflects the style of more modern agricultural 5.1 Proposed Use buildings common in the area. The buildings within the site would be largely screened from surrounding view by the existing trees and large hedges.

The proposal is the demolition of the existing poor quality dwelling and structures and the construction of high quality replacements. The proposed use of the dwelling is to remain the same as the existing use, with 5.6 Landscaping the annexe maintained for future use by friends and relatives. The studio space, replacing the workshop and barn, is to be combined with the annexe in order to minimise footprint on the site. The outbuilding will No specific landscaping of the site is proposed other than the re-planting and renewal of existing hedges. provide tool storage space and dry storage for the owners tractor, used to maintain their adjoining land.

5.7 Access 5.2 Amount

The site would be accessed using the existing access from the highway via the private lane. The proposal would result in a decrease of the number of structures on site from eleven to three, a reduction of 81m2 of developed footprint. There would be a single 3-bed dwelling, a combined studio/annexe and a machinery/tool store.

5.3 Layout

6.0 Evaluation The layout of the proposed development is shown in PTR01-MT-P-03. This shows the three buildings consisting of the dwelling, the studio/annexe and the machinery/tool store. The proposed site layout including positions of the existing buildings to be demolished is also included on the previous page. Policy 7 of the Cornwall Local Plan supports replacement dwellings and Policy 21 states that particular preference will be given to sites on previously developed land. The proposed replacement dwelling, annexe and associated buildings will utilise previously developed land to provide a high quality, attractive 5.4 Scale development that provides a significant enhancement to the appearance of the site over the existing situation. The proposal would result in a reduction of 81m2 of built development footprint on the site, The scale of the proposed development would reduce the total development footprint on the site by which results in a reduction in built form and further enhancements to the rural setting. 81m2. The number of buildings on the site would decrease by five. The existing barn and outbuildings to be demolished are single storey, so the proposed studio/annexe would represent an increase in height of 1/2 The site is served by two existing safe access points from the highway, has off road parking and all turning a storey. The existing dwelling is a single storey bungalow and the proposed dwelling is two storey. arrangements will be contained within the existing site. Therefore the proposal will have no adverse impact However, the shallow pitched roof proposed means that the increase in ridge height would be less than on the landscape character of the area by intruding into open countryside. 1m. This scale is also in keeping with the closest surrounding dwellings, all of which are two storey. Given that the principle of the development is acceptable, policies 12 and 13 of the Cornwall Local Plan are relevant. The specification and scale of the buildings is designed in accordance with the rural setting. The 5.5 Appearance proposed development would enhance the site in accordance with national and local planning policy.

The proposed development maintains a layout very similar to the existing in order to minimise impact on the mature gardens and orchard. The dwelling and annexe are situated around the central parking area, accessed from the highway via the private lane. The outbuilding is situated in the current timber storage area, in the gap between existing trees. In keeping with it's surroundings, the proposed development takes