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Case Officer: Sarah Kay File No: CHE/16/00171/OUT Tel. No: (01246) 345786 Plot No: 2/235 Ctte Date: 30Th August 2016

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Case Officer: Sarah Kay File No: CHE/16/00171/OUT Tel. No: (01246) 345786 Plot No: 2/235 Ctte Date: 30Th August 2016 Case Officer: Sarah Kay File No: CHE/16/00171/OUT Tel. No: (01246) 345786 Plot No: 2/235 Ctte Date: 30th August 2016 ITEM 6 PROPOSED OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT AND CREATION OF NEW SITE ACCESS (ALL MATTERS RESERVED SAVE FOR ACCESS) – ADDITIONAL INFORMATION RECEIVED 26/04/2016, 27/06/2016, 08/07/2016, 11/07/2016, 08/08/2016 AT THE FORMER BOAT YARD, 955 SHEFFIELD ROAD, SHEEPBRIDGE, CHESTERFIELD, DERBYSHIRE, S41 9EJ FOR ELECTRAPLAS LTD Local Plan: Economic Growth CS13 Ward: Old Whittington 1.0 CONSULTATIONS DCC Highways Comments received 14/04/2016, 13/05/2016 and 12/07/2016 – see report Environmental Services Comments received 19/04/2016 and 12/08/2016 - see report Design Services Comments received 28/04/2016 – see report Economic Development No comments received Forward Planning Comments received 28/04/2016 – see report Housing Comments received 27/04/2016 – see report Leisure Services No comments received Environment Agency Comments received 09/05/2016 – see report Lead Local Flood Authority Comments received 27/06/2016 – see report Yorkshire Water Services Comments received 03/05/2016 – see report North East Derbyshire DC No comments received Crime Prevention Design Advisor Comments received 04/05/2016 – see report DCC Strategic Infrastructure Comments received 19/05/2016 – see report Chesterfield Cycle Campaign No comments received Network Rail Comments received 03/05/2016 – see report Tree Officer Comments received 18/05/2016 – see report Derbyshire Wildlife Trust Comments received 10/06/2016 and 15/08/2016 – see report Derby & Derbyshire Archaeologist Comments received 26/04/2016 and 18/07/2016 – see report NHS No comments received Ward Members No comments received Site Notice / neighbours One letter of representation received 2.0 THE SITE 2.1 The proposed application site is a Former Boat Sales Yard situated on Sheffield Road at the southern edge of the settlement of Unstone, Chesterfield. The application site is located approximately 200 metres south of Unstone Green. The local centre / village of Dronfield lies 3.5km to the north-west with Chesterfield town centre being approximately 5km to the South. 2.2 The site may be described as a parcel of land which is roughly square in shape measuring approximately 110m north-south by 120m east-west. The overall site area is 1.2987ha as measured on plan. The site is located between the main Midland railway lines on its eastern boundary, and the B6057 Sheffield Road along its western boundary. To the north lies a small stream that joins the river Drone at the north western corner of the site this stream is edged with mature trees. The river Drone passes under Sheffield Road (Brierley Bridge) and runs south to the west of the site. The southern boundary of the site adjoins a single residential property which has a dilapidated smallholding to the rear. 2.3 Within the site there are a number of former buildings that once served the former boatyard: these comprise a former portacabin- style office, an open-fronted but covered boat sales area with concrete base, a former engine workshop, a shop/ chandlery and a residential bungalow. The existing buildings on site are a mix of temporary structures and more substantial brick buildings none of these are in a useable / habitable state and all are showing signs of distress and vegetation invasion. 2.4 The majority of the site is open un-surfaced ground that was used for the storage of boats, areas of tarmac and hardstanding being evident across the site. Due to the site being left unattended it is at risk of being covered by self-seeded brambles and other scrub. 2.5 Topographically levels appear to be fairly consistent across much of the site, it is noted that a rise in level occurs towards the eastern boundary this is more noticeable within the eastern part of the site where features a step-change in ground level due to an area of raised ground. Overall, ground levels along the western site boundary are at approximately 82m AOD, but rise gently to between about 85m AOD (south-eastern site corner) and 87m AOD in the north-eastern corner. 3.0 RELEVANT SITE HISTORY 3.1 CHE/0784/0390 - Permission for change of use of office use to a dwelling together with the use of the balance of the site for boat repairs and sales. Approved 13/09/1984. 3.2 CHE/1284/0765 - Permission for carport for the storage of boats. Approved 13/02/1985. 3.3 CHE/0288/0090 - Permission for residential development. Approved 22/04/1988. 3.4 CHE/0488/0269 – Permission for extension of boat sales and repairs area. Approved 04/07/1988. 3.5 CHE/0596/0274 - Alterations to fence to improve access. Approved 10/07/1996. 3.6 CHE/07/00696/COU - Change of Use to secure storage of caravans, motorhomes, horseboxes and boats. Withdrawn 09/10/2007. 4.0 THE PROPOSAL 4.1 The application seeks outline planning permission for the erection of up to 48 no dwellings on site with all matters except for means of access being reserved. Access is shown to be newly formed centrally to the application site boundary with Sheffield Road (in between the sites 2 no. existing access points). 4.2 The indicative site layout drawing (which shows a layout of 48 no. dwellings) demonstrates a potential engineering solution to the site specific constraints and the design and access statement indicates the development could comprise detached and semi-detached properties (2, 3, or 4 bed) which could be two, two and a half or three storey in scale. 4.3 The application is accompanied by the following plans / drawings and supporting reports: . Application Site Plan Drawing No. 753 Loc/001 . Site Plan As Existing Drawing No. 753 001 Rev C . Existing Site Sections Drawing No. 753 002 Rev A . Site Plan As Proposed Drawing No. 753 101 Rev E . Site Sections As Proposed Drawing No. 753 102 Rev A . Weddle Landscape Design Ecological Assessment Tree Survey 590 OBU 01 Tree Constraints Plan 590 OBU 02 Phase I Habitat Survey 590 OBU 03 . Design and Access Statement (by Haxton Koyander Architecture Ltd) . Flood Risk Assessment (by Sanderson Associates) . Transport Assessment (by Sanderson Associates) . Phase I Geo-Environmental Assessment (by Groundsmiths UK Ltd) 4.4 The following additional / revised documentation was received during the application process: Agent’s letter dated 26 April 2016 re: Environmental Services comments. Sanderson Associates letter dated 27 June 2016 and email dated 08 July 2016 re: DCC Highways comments. Bat and Nesting Bird Survey (by Whitcher Wildlife Ltd) received 11 July 2016 Archaeological Desk Based Assessment (by Trigpoint Conservation & Planning Ltd) received 14 July 2016 Bat and Nesting Bird Survey inc. Bat Emergence Survey (by Whitcher Wildlife Ltd) received 08/08/2016 5.0 CONSIDERATIONS 5.1 National/Local Planning Policy 5.1.1 The site the subject of the application is land allocated as employment land (the boundary of which was retained from the 2006 Local Plan) alongside the adoption of the Chesterfield Local Plan: Core Strategy 2011 - 2031. 5.1.2 Having regard to the nature of the application proposals and the allocation above policies CS1 (Spatial Strategy), CS2 (Location of Development), CS3 (Presumption in favour of Sustainable Development), CS4 (Infrastructure Delivery), CS6 (Sustainable Design), CS7 (Management of the Water Cycle), CS8 (Environmental Quality), CS9 (Green Infrastructure and Biodiversity), CS10 (Flexibility in delivery of Housing), CS11 (Range of Housing), CS13 (Economic Growth), CS18 (Design), CS19 (Historic Environment) and CS20 (Demand for Travel) of the Core Strategy and the wider National Planning Policy Framework (NPPF) apply. In addition the Councils Supplementary Planning Document on Housing Layout and Design ‘Successful Places’ is also a material consideration. 5.2 Spatial Strategy & Principle of Development National Planning Policy Framework 5.2.1 The NPPF requires stipulates that relevant policies for the supply of housing should not be considered up to date if the Council cannot demonstrate a 5 year supply of deliverable housing sites. 5.2.2 The latest published position (April 2015) is that the Borough can demonstrate a 4.1 year supply of housing, once the shortfall in delivery and a 20% margin for ‘persistent under delivery’ is taken into account. Monitoring of housing delivery for 2015-16 is currently underway. The Council is also currently preparing a review of the Local Plan with publication of a draft plan set for September/October 2016. At the present time however, the Council is not currently able to demonstrate the required 5 year supply of deliverable land for housing, and as such, other local and national policies come into consideration. 5.2.3 In relation to paragraph 49 of the NPPF, a recent Court of Appeal decision (Richborough Estates vs Cheshire East District Council) has determined that any development plan policy that restricts provision of housing is therefore a "relevant policy for the supply of housing". Policies rendered ‘out-of-date’ by Para 49 should not be ignored, but it is up to the Council to determine what weight should be placed on them, taking into account factors such as the councils’ actions to remedy any shortfall, the purpose of the particular policy, the extent of the shortfall and the circumstances of the application and other material considerations. Paragraph 14 of the NPPF states that where relevant policies are out-of-date; development should be approved unless the adverse impacts of doing so would outweigh the benefits or specific policies of the NPPF indicate that development should be restricted. 5.2.4 The NPPF also recognises that it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings public and private spaces, and wider areas development schemes (para 57) Existing Employment Land (Local Plan EMP7) 5.2.5 The site is allocated as existing employment land in the Local Plan (saved policy EMP7.
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