Plot to the side of 17 Levensgarth, Haverthwaite, Ulverston, LA12 8AG

Erection of 3-4 bed detached dwelling with off road parking for 2 vehicles

Our informal planning advice to you

Our reference for this advice is 7/2019/E0288

1. First, some important information…

1.1 The information contained in this advice is an informal opinion only and based on the information provided and current policy position. The determination of a planning application is a formal public process, with inputs from a range of consultees. Any opinions given at this stage are wholly without prejudice to the determination of any application we may receive.

2. Summary of advice

2.1 The principle of a 3-4 bedroomed dwelling on the site is supported under local plan policies CS02, CS09 and CS18, subject to an appropriate local occupancy condition on the planning permission.

2.2 I provide on site specific issues within the report.

3. Summary of proposal:  Erection of 3-4 bed detached dwelling with off road parking for 2 vehicles

4. This advice statement addresses the following questions that you have asked within your advice request form:  Would the Lake District National Park Authority look favourably on the development of the plot for residential usage?  Would any restrictions be placed on the development if permitted?

5. Site

5.1 The proposed site is located on the land adjacent to No. 17 Levensgarth which is located in Haverthwaite.

6. Assessment

Policy Principle

6.1 The proposed site is located in Haverthwaite which is classified as a Rural Service Centre. Local plan Policy CS02 supports development within Rural Service Centres through the allocation of development sites, individual development opportunities and through the use of exceptions sites for affordable housing. Local Plan Policy CS09 gives priority to the provision of local affordable housing to help redress the housing imbalance, and Policy CS18 permits new dwellings where they contribute towards meeting an identified local need or affordable need.

6.2 It has been identified within the Strategic Housing Market Area Assessment that there is a need for 1, 2, 3 and 4 bedroomed dwellings for occupation by local residents within the local area.

6.3 On the information provided, the proposal would comply with Policy CS02, CS09 and CS18 for a new dwelling with a local occupancy restriction and would therefore be acceptable in principle. Please see below the link to the Housing Provision Supplementary Planning Document which explains local occupancy restrictions: http://www.lakedistrict.gov.uk/__data/assets/pdf_file/0007/1202938/Adopt ed-spd.pdf

Further details for consideration

6.4 The materials of the proposed dwelling should be similar to the existing houses on the street to minimise the impact on the character of the local area. Therefore a slate roof, roughcast rendered walls and white casement windows would be appropriate.

6.5 Consideration of the impact of the proposed dwelling on the amenity of the neighbouring properties of No.’s 17 and 16 Levensgarth would need to be considered. Design, scale and orientation of the dwelling should aim to minimise the potential overbearing impact, level of overshadowing, and potential overlooking of these neighbouring properties.

6.6 To conform with Cumbria County Council Parking Standards, two off street parking spaces would need to be provided for a three or four bedroomed property. This would need to be shown on the site plan for the planning application. Please see the link below to the Cumbria County Council Parking Standards: http://www.cumbria.gov.uk/eLibrary/Content/Internet/544/3887/431151456 36.pdf

6.7 The potential impact on the level of parking for No. 17 Levensgarth would also need to be considered in line with Cumbria County Council Parking Standards, if the proposal would replace the existing garage and develop part of the off street parking associated with No. 17.

6.8 Local plan Policy CS16 states that all new housing developments are required to generate energy from decentralised and renewable or low- carbon sources to reduce the predicted CO2 emissions of the development by 10 per cent or more. An application would therefore need to include provision of renewable energy generation to address this requirement.

6.10 A tree constraints plan would be required if any part of the development would be within 15 metres of a tree, and a tree survey would be required if any part of the development would be within the root protection area of any tree.

6.11 If the proposed dwelling would be attached to the extension of No. 17, and would affect the slate roof or the eaves, then a bat survey would be required to be submitted with a planning application. The demolition of the two garages would not require a bat survey as they are not constructed of a slate roof or stone walls, and therefore bats are unlikely to be roosting in, or be present within, the structures.

7. Next steps

7.1 Full planning permission is required for the erection of a local needs dwelling house on this site. The relevant forms and guidance can be found on our website by following the link provided in Appendix 2 below. Appendix 2 sets out the planning application requirements and Appendix 3 advises on pre-application engagement.

Advice prepared by: Chris Kempster (Planner)

Advice reviewed by:- David McGowan (Head of Development Management)

Date issued: 09/12/2019

Appendix 1

How do we assess planning applications? We will assess all planning proposals taking into account our policies (the Development Plan), representations we receive, and any other material considerations.

Our Policies Our Development Plan policies are all available to view online via our website (www.lakedistrict.gov.uk/planning/planningpolicies).

The current Development Plan comprises the following documents:  Local Plan Part One - Core Strategy  Local Plan Part Two - Allocations of Land  Local Plan Part Three – Minerals Safeguarding Areas  Saved Local Plan 1998 policies  Adopted neighbourhood plans

The Development Plan is supported by Supplementary Planning Documents:  Housing Provision SPD  Landscape Character SPD  Ambleside Campus SPD  Cumbria Wind Energy SPD

What else can we take into account? We can only take into account matters which are material to planning. This can include things like:  Our policies  The National Planning Policy Framework and National Planning Practice Guidance  Information in a community plan  The appearance and character of the area  The amenity of neighbouring residents (e.g. overlooking, loss of light or dominance)  Layout, design, density, materials, landscaping, access, parking, servicing  Heritage (e.g. Conservation Areas, Listed Buildings, Ancient Monuments)  Biodiversity – designations, habitats and species  The need for affordable housing

There are a few things which the courts have held are not material planning considerations, and which we therefore cannot take into account. These include:  Property values  The loss of a private view  The background, character or motives of the applicant  Land ownership  Private covenants and agreements  Neighbour disputes  Matters covered by other legislation Past decisions do not dictate what is decided now, particularly if our policies have changed over time. Precedent only really applies when there is a genuine risk of repeat circumstances.

Appendix 2

Planning application requirements

If you decide to make an application there will be a certain amount of information which must be provided as a minimum for us to be able to consider your application.

We will check whether your application includes the required information using our validation checklist. This and accompanying guidance are available on our website.

Based on the information you have provided so far, it looks like your application will probably need to include the following things:  Completed application form  Site location plan  Existing and proposed plans  Correct fee  Design and access statement  Tree constraints plan if the development would be within 15 metres of a tree and a tree survey if the development would be within the root protection area(s) of a tree(s)  Policy CS16 compliance statement  Construction method statement  Bat survey (only if the dwelling is to be attached to the existing dwelling of No. 17, and works are proposed to the slate roof or the eaves. If the dwelling would be separate then a bat survey would not be required).

Please bear in mind that the above list is an indication of likely requirements that has been produced at an early stage in the process. Until we have received an application which contains full details of the final scheme, we cannot conclusively confirm what information we will need to make a valid application.

You should also bear in mind that sometimes during the application process it becomes necessary to request more information, for example in response to the comments of Statutory Consultees (e.g. the Highway Authority, Environment Agency or Natural England).

Appendix 3

Pre-application engagement

Early engagement with the local community and interested parties is beneficial. The National Planning Policy Framework expects applicants to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community.

We recommend that applicants talk to other parties who may potentially be interested in the proposal, for example neighbours or the Parish Council, before submitting a planning application.

You can find contact details for your local Parish Council online via the Cumbria Association of Local Councils (CALC) website - http://www.calc.org.uk/.