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Toynton St Peter) PROPOSAL FOR ONE DWELLING at Smithy's Yard (Toynton St Peter) 1. Originally The Smithy, Workshops & Yard consisted of 14 industrial workshops plus yard - industrial storage land OS part 52 (see VOA & ELDC Business rates PDF). The Smithy, Workshops & Yard now consists of 5 industrial workshops A,B,C,D & K (See VOA Plan of Industrial workshops in attachments page 4). The Western part of Smithy's yard has planning permission implemented for one dwelling (see existing block plan). 2. This proposal is for a Modern 4 bed Dormer Bungalow with impressive full-height entrance hallway that includes existing workshop (K) being turned into a single garage using the same external materials in keeping to the dwelling (timber cladding with red corrugated Modern bitumen roofing sheets), using original existing shared access. The external materials to the dwelling will be a red face brick with red/brown Double Roman tile, fully insulated, with grey UPVC double glazed windows, with medium brown timber cladding to frontage (south facing). The timber clad frontage of the dwelling reflects the local distinctiveness of the adjacent Smithy/workshops and the visual affinity of the design of the dwelling implemented on the western part of Smithy's yard. There are no windows East or West over-looking neighbours. Fowl water system Kingspan BioDisc domestic (see Leaflet PDF) position to be decided on. Wheelie Bin storage area by the garage (workshop K). Surface water to soak-a-ways. The house will be run on electric only no gas or fossil fuels with an electrical charging point for vehicles within the garage. The site has existing laurel hedging interspersed with trees and a wooden fence separating the dwelling implemented on the western side of Smithy's yard, North has mature native hedging, East has a wooden fence 5ft high with native hedging site side and Native hedging behind fence to the Forge dwelling side. South roadside has mature trees (see existing block plan). Electricity is already on site, and faster fibre broadband is available. 3. It has been agreed on numerous occasions by the council & planning inspectors that the land status of The Smithy's yard & workshops is Industrial Brownfield/Previously developed land, including the last appeal at Smithy's yard in 2018 dealt with under the old local plan 17/3192596 to be read in conjunction with the factual correction letter from the planning inspectorate (attachments page 1-3). The old local plan (1999) dealt with villages differently to that within the new local plan 2018. 4. Strategic Policy 1 (SP1) A sustainable pattern of places states the Settlement Pattern shall guide the distribution, scale and nature of future development. - Toynton St peter is a small village. The Council categorised villages having regard to the services/facilities they offer, this 1 was achieved by attributing point scores for the number & type of facilities/services, this was then used to decide the hierarchy of villages. Toynton St Peter is a village of two parts/settlements/clusters/developed footprint. The Smithy, Workshops & Yard is on the main roadway (Eastville Road) that links both parts/settlement/clusters/developed footprint of the village and is therefore within the village. The village services/facilities are in both parts/settlements/clusters/developed footprint of the village East & West of Smithy's yard. 5. The Assistant Director of planning recently confirmed in a communication that the West end of Toynton St Peter village part/settlement/cluster/ developed footprint (as per the location map) all but a few dwellings not being shown (this includes the village hall & Toynton Hill garage), is part of Toynton St peter village; But then claims that for planning purposes this part/settlement/cluster/developed footprint is being taken and added to Toynton All Saints village as this fits spatially better (See email attachment page 5). However Toynton St Peter’s village facilities/ services are in both parts/settlements/clusters/developed footprint East & West of the village, so when the process of the new 2018 local plan was being written/consulted on, made sound/adopted, the village had already been dealt with for planning purposes. There are no spatial villages or taking of one village and adding this to another in the local plan. But had there been such a scenario then Toynton St Peter would be a Hamlet and Toynton All Saints a large village accordingly to the points system that determined the village hierarchy. 6. The planning policy manager Simon Milson in July 2019 has already confirmed that the new local plan does not define Towns or Villages Spatially, that this was how the old local plan was defined (See e-mail attachment page 5). Simon Milson also confirms that two clusters of development can be classed as two developed footprints of a village and the roadway that joins the two clusters are part of the village. Therefore the council and the local plan confirms Smithy's Yard is within the village of Toynton St peter. 7. The Assistant Director of planning agrees in another communication that Smithy's yard is on the roadway that links the two settlements of Toynton St Peter allowing access to the services in both, albeit he then claims the settlement west is being added to Toynton All saints spatially for planning purposes. The Director of planning also agrees Smithy's yard status as Industrial Brownfield/previously developed land. 8. Toynton St peter village is much the same as Little Steeping small village, where the village has two parts/settlements/cluster/developed footprint with a dispersed pattern on the main road linking the two parts. Application passed in Little Steeping S/104/01676/18 although this application for a Greenfield infill site under clause 2, the planning officer 2 states: the site was in the village of Little Steeping but recommended refusal as this Greenfield Infill site was not within the developed footprint as clause 2 requires. It was also passed at committee as being within the village, a village of two parts. And again much the same as a more recent application N/161/01687/20 South Reston small village for a Greenfield infill site stated by officer in the report: “it is considered that the defining village form is that of two distinct loose knit groupings/ clusters straddling the A157, but with notable greenfield separation over a 500m distance. The application site lies within a distinct southern most grouping, of more dense, tighter grained character than the built cluster to the north. It is also noted that the village pub facility is close to the site” (200m) This was passed as appropriate location within the village. 9. Smithy's yard is a minutes walk to the Village Hall (Westend) Toynton St Peter and 5 minutes walk to the primary & pre-school in Toynton All Saints, in walking distance to the commuter bus stop at the top of Main Road (Toynton All Saints) on the A16 for Spilsby, Boston and other main towns & villages. Toynton St Peter also has Call connect bus services and a weekly shoppers bus service to Boston. Local employment at the school/pre-school and Toynton All Saints Special Needs Educational college, the market town of Spilsby 2 miles away providing the main facilities/services for work/health or social, which is within walking and cycling distance. The School Buses operate in the area for access to secondary schools with various collection points in the village. All major supermarkets operate deliveries to Toynton St Peter village. 10. The proposal complies with:- paragraph 78 of the Framework (NPPF): To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services. Where there are groups of smaller settlements, development in one village may support services in a village nearby. 11. As per the NPPF paragraph 78, the core policy of the local plan identifies opportunities for small & medium villages to grow in the form of policy SP4. SP4 primarily seeks to develop Brownfield sites Clause 1, and then Clause 2 permits small scale infill Greenfield sites that conform to specific criteria, (see attachments page 6-7). 12. The Assistant Director of planning claims that Developed footprint & village are the same, (See e-mail attachments page 5), But Simon Milson the policy Manager states and confirms the terms Village & developed footprint are two different things (See e-mail attachment page 5). In Policy SP4 both clauses 1 & 2 have to be within the village, But only clause 2 Greenfield infill has to be in the developed footprint, (See core strategy policy SP4 in attachments page 6-7). If village & 3 developed footprint were the same thing as the assistant Director contends, then there wouldnot of been the need to define clause 2 to be within the developed footprint. 13. The Smithy's yard is industrial Brownfield/Previously developed land and therefore comes under SP4 Clause 1 for Brownfield: Policy SP4 also makes clear that Brownfield definition is as per the definition of the NPPF. The NPPF makes clear Brownfield is the same as per Previously Developed land definition. Strategic Policy 4 (SP4) - Housing in Inland Medium and Small Villages. Clause 1. Within the medium and small villages, the conversion and redevelopment of sites for housing will be supported, where those sites are Brownfield or have agricultural buildings on them that have become disused. The following criteria will need to be complied with: • It must be demonstrated that the site has been actively marketed for either a community, economic or leisure use at an appropriate price for a period of 12 months; and • Only that part of the site considered as brownfield should be reused or redeveloped and should not include areas of open countryside or adjacent open space.
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