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14/00350/FULL Location: Bellman Hanger Shurlock Row Re

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14/00350/FULL Location: Bellman Hanger Shurlock Row Re MAIDENHEAD DEVELOPMENT CONTROL PANEL 7 May 2014 Item: 3 Application 14/00350/FULL No.: Location: Bellman Hanger Shurlock Row Reading RG10 0PL Proposal: Erection of 4 dwellings with associated access and landscaping following the demolition of the existing buildings and hardstanding Applicant: Mr Craker- Shanly Homes Limited Agent: Not Applicable Parish/Ward: Waltham St Lawrence Parish If you have a question about this report, please contact: Fiona Jones on 01628 796355 or at [email protected] 1. SUMMARY 1.1 The proposed development would be perceived as more urbanising impact and the buildings would be seen as sprawling over a greater area than the existing hanger building. It would therefore have a greater impact on the openness of the Green Belt than the existing development on the site and would thus cause harm due to its inappropriateness, its impact on the openness of the Green Belt and its harm to the amenity of the Green Belt and the rural character of the site and its countryside setting. 1.2 The site is in an isolated location and would not represent a sustainable form of development within this rural location. 1.3 Overall, it would conflict with the overall aims of the Council’s Green Belt policies of the Local Plan and the National Planning Policy Framework NPPF. It is recommended the Panel refuses planning permission for the following summarised reasons (the full reasons are identified in Section 10 of this report): 1. Notwithstanding the reduction in the footprint and total volume of buildings on the site, the proposal by reason of the disposition of buildings across the site frontage would have a greater impact on the openness of the Green Belt than existing development on the site. The proposed development therefore represents inappropriate development in the Green Belt contrary to the provisions of saved Policies GB1 and GB2 of the Royal Borough of Windsor and Maidenhead Local Plan (Incorporating Alterations adopted June 2003) and paragraph 89 of the National Planning Policy Framework (NPPF), and the Local Planning Authority is not persuaded that very special circumstances exist which would justify approval in the context of established policies for controlling development in the Green Belt. 2 The proposal by reason of the size, siting and layout of the proposed houses coupled with the entrance gates and refuse/recycling stores, would introduce development of a suburban style and layout, out of keeping with the rural scale, style and character of properties within this part of Shurlock Row and the wider sylvan character of the countryside in this part of the Green Belt, which would be harmful to the visual amenities and character of the area. The proposal is therefore contrary to saved Local Plan Policies GB2, N7, H10, H11 and DG1. 3. The site is in an isolated location and a significant distance from public transport and local amenities and the future residents would be totally reliant on their cars to reach essential day to day items; the proposal thus represents an unsustainable form of development contrary to paragraph 55 of the National Planning Policy Framework (NPPF). 3 In the absence of a completed planning obligation to secure such provision, the proposal fails to make provision for affordable housing, off-site infrastructure and 22 amenity improvements directly related to the development in accordance with the Council's adopted Supplementary Planning Document on Infrastructure and Amenity Requirements. Accordingly, the proposal fails to comply with Local Plan Policies IMP1, R3, H3, and T6. 2. REASON FOR PANEL DETERMINATION • At the request of Councillor Kellaway, in the public interest, to review the application in the context of the Borough Local Plan and Neighbourhood plans. 3. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS 3.1 Bellman’s Hanger is a 1940s, 2600sqm hanger originally used for storage in connection with the nearby airfield. It is now used as a permanent storage facility. The hanger sits in a site approximately 7200sqm (0.72ha) in size with the building measuring 6.1m high at its lowest point and 8.1m at its peak, 54m long and 39m wide. It is located on the east side of Shurlock Row, outside of the village of Shurlock Row. The site is surrounded by fields and woodland with Crockford’s Copse directly adjoining the site to the north. Mature and very tall trees border the site to the north and south and a small pond exists within the site. Adjoining the site to the south is a house and agricultural buildings in association with a smallholding. The area is rural in nature with a few residential properties in large plots sporadically located either side of the road in proximity to the Hanger. 3.2 Shurlock Row is a classified unnumbered road (C8732) that is subject to a varying speed limit, with the speed limit at the site being 60mph. 3.3 The site is located in Flood Zone 3. 4. DESCRIPTION OF THE PROPOSAL AND ANY RELEVANT PLANNING HISTORY 4.1 The application seeks planning permission for the demolition of the existing buildings and hardstanding and erection of 4 no. x 5 bedroom dwellinghouses with integral garages (for plots 1, 2, and 3) and separate detached garage for plot 4 with associated access, parking, turning and landscaping. The calculations given by the applicants show the differences in floorspace between that existing and proposed: Existing Proposed Overall floorspace 2,684 sq. m GIA 1,674 sq. m GIA Building footprint 2170 sq. m 1,023 sq. m Hardstanding 2672 sq. m 1,289 sq. m 4.2 The access is maintained in its existing position but through 2m high entrance gates with brick piers which will be set off the main road by 9m. Either side of the gates will be two brick built refuse and recycling stores measuring 6m long x 3m wide and 4.3m high with pitched roofs. Plot 1 is orientated to face the road and access to Plots 2 and 3 is via an internal access road. The houses of plots 2 and 3 will face onto the fields and woodland (north). Another access road running south along the site leads to plot 4 with this house facing west. The sizes of the houses are as follows: Plot 1 – 8.2m high, 20.2m wide and 15.5m deep Plot 2 – 8.2m high, 19.3m wide and 15.5m deep Plot 3 – 8.2m high, 15m wide and 21.5m deep Plot 4 – 8.2m high, 14.8m wide and 14.8m deep 4.3 A separate double garage with accommodation in the roof is proposed for plot 4 in a building measuring 7.3m high, 8.5m wide and 6.7m deep. The houses on plots 3 and 4 will be located to 23 the rear of the site, 1000m from the entrance to the site. All properties would benefit from rear gardens and space for parking 3no. vehicles. 4.4 The appellant’s design and access statement states that the “dwellings are designed to take on a relatively simple and traditional appearance comprising the use of hipped roofs set under a plain clay tile and gable features (with accompanying half hips) set over a wholly brick superstructure finished in a high quality red multi stock brick”. 12/01734/CLU Certificate of Lawfulness to determine whether an Granted existing external storage area is lawful 20.08.12 12/00418/CLU Certificate of Lawfulness to determine whether an Refused existing external storage area is lawful. 11.04.12 99/34780/VAR Variation of Condition No. 1 of 429330 to allow Permitted permanent use of premises for storage purposes. 31.05.2000 98/33395/FULL Demolition of existing warehouse and replacement Withdrawn with three detached houses and associated 16.06.1999 garages. 95/01606/TEMP Storage use (renewal of permission 423475) Permitted 03.11.1995 95/01605/FULL Demolition of existing warehouse and erection of 4 Refused x five bedroom houses and associated parking. 22.08.1997 95/01604/FULL Demolition of existing warehouse building and yard Refused and construction of three detached houses and 20.03.1995 detached double garages and access road. 94/01499/FULL Demolition of existing warehouse building and yard Refused and construction of three detached houses and 30.08.1994 triple garages and access road. 92/01315/OUT Replacement of storage/ warehouse building with 5 Refused detached houses 22.02.1993 92/01314/OUT Erect five detached houses and double garages. Withdrawn Demolition of existing building. 08.04.1992 92/01312/FULL Permanent consent to utilise B8 building for Refused storage purposes. 29.07.1992 4.5 Planning application reference 92/01315/OUT was refused for the following reasons: 1) The site lies within the Green Belt wherein there is a general presumption against any development other than that essential for agriculture or that falling within any of the exceptions set out within Policy EN3 of the Replacement Structure Plan for Berkshire or Policy 1 of the Green Belt Local Plan for Berkshire. In the opinion of the LPA the proposals do not accord with those policies nor are there any exceptional circumstances or reasons to justify overriding the policies. 2) In the opinion of the LPA, having regard to the number and configuration of dwellings and character of the surrounding area, the proposals would result in a relatively cramped and intrusive form of development with an urban appearance, which is harmful to the open, rural character of the area. As such, the proposals are considered to be contrary to Policy 8 of the Green Belt Local Plan for Berkshire. 4.6 Planning application reference 94/01499/FULL was refused for the following reasons: 1) The site lies within the Green Belt wherein there is a general presumption against any development other than that essential for agriculture or that falling within any of the exceptions set out within Policy EN3 of the Replacement Structure Plan for Berkshire; Policy C4 of the 24 Berkshire Structure Plan 1991 – 1996 (Proposed Modifications); Policies 1 and 8 of the Green Belt Local Plan for Berkshire and policies GB1, GB2 and GB4 of the Royal Borough of Windsor and Maidenhead Local Plan, Deposit Draft.
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