PLANNING STATEMENT Tame Homes Limited Overton Farm, Overton Lane, , WS7 0LT

Planning Statement

1.0 INTRODUCTION 1.1 This Planning Statement has been prepared to accompany a planning application submitted to District Council on behalf of Tame Homes Limited. The application seeks approval for the partial demolition of existing buildings and the conversion of retained buildings to create 7 no. dwellings, landscaping, access and associated works.

The Proposals 1.2 The planning application seeks to demolish part of existing development on site and convert the remaining to create 7 no. dwellings and 1 no. garage. The application includes the creation of a new vehicular access on to Coppy Nook Lane and alterations to the existing access on to Overton Lane. The existing access on Coppy Nook Lane which is currently shared by the neighbouring dormer bungalow will remain (outside the applicant’s ownership) and will continue to serve the neighbouring premises.

1.3 The proposals will create 3 no. separate buildings; each accommodating terraced or semi detached housing. 3 no. plots are located within one building to the northwest. Car parking is situated to the southeast (side) with gardens to the rear.

1.4 To the southeast is a block containing a pair of semi detached properties. Plot 4 has parking to the northwest (side) and plot 5 has parking to the front. Gardens are provided to the rear.

Tame Homes Limited 2 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

1.5 To the south is a third block containing a pair of semi detached properties. The two plots (6 and 7) are set to the back of the site such that their gardens are forward of the building. The garden will be enclosed by brick walling to provide screening and privacy. Car parking is to the east (side).

1.6 The image below shows the extent of demolition proposed coloured red. The white sections being the buildings retained and converted.

1.7 The existing brick and tile building at the junction of Coppy Nook Lane and Overton Lane will be converted into garaging.

Relevant Planning History 1.8 19/01452/FUL – Demolition of existing buildings (Use Class B2/B8) and erection of 9no dwellings, garages, access and associated works. Refused 16 June 2019.

Tame Homes Limited 3 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

1.9 The above planning application is subject of an appeal which, as of writing, is yet to be determined (ref. APP/K3415/W/20/3263751).

Site Location 1.10 The application site is known as Overton Farm and has been operating lawfully as a series of workshops (B2 Use Class) for a considerable number of years. The site sits at the corner of Coppy Nook Lane and Overton Lane, a short distance to the north west of Hammerwich.

1.11 The image below shows an aerial of the site. The 3 no. groups of existing buildings can be seen, one to the southwest of the junction, a large group within the middle of the site and building to the west. The buildings are mainly constructed in block work with corrugated fibre cement roof sheeting.

1.12 The buildings are set behind open areas of hardstanding; the larger open area being situated to the east alongside Overton Lane. Ground levels rise across the site from a low point to the east (close to Overton Lane) to a high point on the western part of the site.

Tame Homes Limited 4 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

1.13 There exists 2 no. vehicular access points into the site. 1 no. is located to the northwest end of the site and is currently shared with the neighbouring dormer bungalow. This access falls outside the application site and would not therefore be utilised as part of the development. The second access is on to Overton Lane and is gated approximately 6 metres rear of the highway boundary.

1.14 The existing buildings vary in height and design but none are considered to be heritage assets worthy of retention. The brick built building towards the junction of Coppy Nook Lane and Overton Lane is perhaps the oldest building on site.

1.15 The site is washed over by Green Belt and is located outside of a recognised settlement. It is therefore within open countryside. The site is not within a Conservation Area and there are no designated or non-designated heritage assets within the vicinity of the site. The site is not within an Area of Outstanding Natural Beauty, SSSI or the subject of any other ecological, geological or landscape designation. It does however fall within the ‘zone of influence’ for the Chase Special Area of Conservation (SAC). The site lies within Flood Zone 1 and is therefore in an area least at risk of flooding.

1.16 There are 2 no. dwellings located close to the site, a dormer bungalow to the north/northwest and a two storey detached dwelling to the south.

Tame Homes Limited 5 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

2.0 PLANNING POLICY The Development Plan 2.1 The Development Plan includes the Lichfield Local Plan Strategy (LPS) that was adopted in February 2015 and the Local Plan Allocations Document (LPAD) that was adopted in July 2019.

2.2 The following policies of the Local Plan Strategy (LPS) are considered relevant to the determination of this current planning application and will be discussed in greater depth, where relevant, in the following sections of this Statement:-

 Core Policy 6 – Housing Delivery  Policy NR2 – Development in Green Belt  Policy NR3 - Biodiversity, Protected Species and their Habitats  Policy NR7 - Cannock Chase Special Area of Conservation  Policy BE1 – High Quality Development  Core Policy 14 – Our Built and Historic Environment

2.3 With regard to the Local Plan Allocations Document (LPAD), there are no relevant policies that are considered to be material to the application proposals.

2.4 In relation to Supplementary Planning Documents (SPDs), the authority has adopted the following which are considered relevant to the proposals.

 Trees, Landscaping & Development  Biodiversity & Development  Rural Development

Tame Homes Limited 6 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

 Sustainable Design

National Planning Policy Framework (the Framework) 2.5 The Government’s policies concerning appropriate forms of development in the Green Belt are contained in paragraphs 145 and 146. Paragraph 143 states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.

2.6 Paragraph 145(g) explains that the, "limited infilling or the partial or complete re-development of previously developed land, whether redundant or in continuing use" , is an appropriate form of development in Green Belt where it would not have a greater impact on the openness of the Green Belt than the existing development.

2.7 The term, ‘previously developed land’ is defined within Annex 2 of the Framework as meaning,

“Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was

Tame Homes Limited 7 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape.”

2.8 Paragraph 146 of the Framework sets out that certain other types of development are not inappropriate in the Green Belt provided that they preserve its openness and do not conflict with the purposes of including land within in. This includes at paragraph 146(d) the re-use of buildings provided that the buildings are of permanent and substantial construction.

2.9 The five purposes of Green Belt are set out within paragraph 134 of the Framework. They are:

 to check the unrestricted sprawl of large built-up areas;  to prevent neighbouring towns merging into one another;  to assist in safeguarding the countryside from encroachment;  to preserve the setting and special character of historic towns; and  to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

2.10 Paragraph 133 underlines the importance the Government attaches to Green Belt outlining that the “fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open”. It reads on to state that the essential characteristic of Green Belts is “their openness and their permanence”.

Tame Homes Limited 8 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

2.11 If development is deemed to be inappropriate development in Green Belt, paragraph 143 states that it will, by definition, be harmful to it and should not be approved except in very special circumstances. Such circumstances will not exist unless the, “potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations” (paragraph 144).

2.12 Paragraph 79 relates to rural housing and states that planning decisions should avoid the development of isolated homes in the countryside unless one or more of a series of listed circumstances apply.

2.13 The Court of Appeal judgment (the case of Braintree District Council v Secretary of State for Communities and Local Government and Others [2018] EWCA Civ 610 – Appendix 1) has clarified the meaning of “isolated” in the context of paragraph 55 (old NPPF) and thus that set out in paragraph 79 of the NPPF 2019.

2.14 The judgment clarified that the term “isolated” in the context of NPPF policy meant, very simply, a dwelling that is physically separate or remote from a settlement.

2.15 Paragraph 84 sets out that the use of previously developed land, and sites that are physically well-related to existing settlements, should be encouraged where suitable opportunities exist.

2.16 Section 12 of the Framework relates to design. Paragraph 127 lists how decisions should ensure that development achieves good design, stating inter

Tame Homes Limited 9 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

alia , that they should function well and add to the overall quality of the area; should be visually attractive and be sympathetic to local character.

2.17 Paragraph 117 requires policies and decisions to promote an effective use of land to meet the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions.

2.18 Paragraph 170 deals with how policies and planning decisions should contribute to and enhance the natural and local environment. The paragraph reads on to set out how this should be achieved, including, inter alia “remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.” (paragraph 170(f)).

2.19 Paragraphs 178 and 179 deal with contaminated land and seek to ensure that a site is suitable for its proposed use taking into account ground conditions (paragraph 178(a)) and underlining that the responsibility of ensuring a site is safe for the proposed use (in contamination or land stability terms) rests with the developer and/or landowner (paragraph 179).

Tame Homes Limited 10 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

3.0 PLANNING CONSIDERATIONS 3.1 Planning applications are determined in accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004 which requires that they are determined in accordance with the Development Plan, unless material considerations indicate otherwise.

Issue 1 : Principle of Development 3.2 The site is situated within the Green Belt and open countryside. It is therefore necessary to consider whether the development represents an appropriate form of development in the Green Belt (and if not whether very special circumstances exist).

Appropriate Development in Green Belt? 3.3 Policy NR2 of the LPS relates to Green Belts. It states that opportunities to enhance the beneficial use of the Green Belt will be supported and this may include opportunities for inter alia retaining and enhancing landscape, visual amenity and to improve damaged and derelict land.

3.4 The policy is to be read in the context of Green Belt policy, set out fully within the Framework. It does however establish the proactive approach of the Local Planning Authority (LPA) to manage and enhance the local environment. It is that positive approach with which planning applications should be considered.

3.5 Whilst the existing buildings are not derelict, they are nonetheless unattractive, incongruous and unkept. Their industrial use and character, coupled with the large areas of hardstanding and its use for external storage and servicing, does not sit comfortably with the rural character. The land is

Tame Homes Limited 11 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

considered “damaged” in the terms set out in Policy NR2 of the LPS and an opportunity exists to enhance the landscape and visual amenity of the area.

3.6 In respect of whether the proposed re-use of the buildings represents appropriate development in the Green Belt, Paragraph 146(d) explains that the re-use of buildings is appropriate provided that they are of a permanent and substantial construction and their re-use preserves the openness of the Green Belt and does not conflict with the purposes of including land in it.

3.7 The image below shows the extent of conversion versus the extent of demolition. The parts to be demolished are shaded red. The sections to be re- used have been the subject of a structural report which is submitted as an application document. The appraisal identifies areas where some maintenance and repair will be necessary but none of the work is structural in nature and none amounts to substantial re-building. The appraisal concludes that the buildings are permanent and substantial and capable of conversion.

Tame Homes Limited 12 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

3.8 In light of the above, it is submitted that the proposed re-use of the existing buildings, which have been assessed as being of permanent and substantial construction capable of conversion, is an appropriate form of development in the Green Belt subject to openness and the purposes of including land in the Green Belt.

Impact of the Visual Amenity of the Green Belt 3.9 The existing buildings dominate the application site. Separated into 3 no. groupings, they are visible from both Coppy Nook Lane and Overton Lane. The building fronting Coppy Nook Lane is also close to the road and presents an industrial aspect to the lane.

3.10 The view from Overton Lane presents a similarly industrial character but in a more open and visible way. The larger building, though set back from the road, is in effect a collection of buildings and extensions arranged and constructed out of convenience rather than planned in a coherent way. Whilst this is not unexpected with historic uses such as this, it is nonetheless a view that detracts from the visual amenity of the Green Belt.

3.11 The proposed development, in comparison, would remove substantial parts of the existing buildings and re-configure the buildings such to present a more balanced and appropriate scale and mass more appropriate to its setting.

3.12 The associated activities and external storage would be replaced with sensitively designed, bespoke residential accommodation. The frontage to Coppy Nook Lane would present a less dominant and overbearing frontage.

Tame Homes Limited 13 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

3.13 The Overton Lane frontage will present a more domestic/residential character, more in line with the character of this lane where the settlement boundary sits a short distance to the south.

3.14 The development also provides opportunities to enhance the green environment, with landscape planting and new boundary treatments replacing large areas of hardstanding.

3.15 Given the substantial parts of the building that will be demolished, coupled with the removal of large areas of untidy external hardstanding, it is submitted that the proposed development will not only preserve the openness of the Green Belt but it will enhance it.

3.16 The proposed development is therefore considered to have a beneficial impact on the visual amenity of the Green Belt and thus accords with Policy NR2 of the LPS and the Framework.

Purposes of including land in the Green Belt 3.17 In terms of the purposes of the Green Belt, it is submitted that the proposed development, which includes part demolition and part conversion reduces the current sprawl of development on the site.

3.18 It does not result in towns merging into one another and the countryside is protected from the encroachment of built form. The proposal is not close enough to an historic town to have an adverse affect. The proposed development represents the redevelopment/re-use of a previously developed site and in these terms does not undermine the purpose of

Tame Homes Limited 14 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

encouraging the recycling of derelict land in urban areas. The proposed development is not therefore considered to conflict with the purposes of including land in Green Belt.

Appropriate location for residential development? 3.19 The application site is located outside the settlement boundary of Hammerwich, denoted below by the white land (image extracted from Inset Plan 3 of the LPAD). The application site is approximately edged red.

3.20 Core Policy 6 of the LPS addresses housing development in rural areas. It lists a series of developments that will be permitted including applications for change of use.

3.21 Given that the application comprises the re-use of existing buildings, the application proposals fit squarely with this policy. It is also the form of development, one that re-uses a previously developed site close to an existing settlement, that is the type that is encouraged in paragraph 84 of the

Tame Homes Limited 15 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

Framework. It is also the type that paragraph 103 of the Framework acknowledges might be appropriate given that “opportunities to maximise sustainable transport solutions will vary between urban and rural areas, and this should be taken into account in both plan-making and decision-making.”

3.22 Having regard to paragraph 79 of the Framework, case law (Appendix 1) clarifies that the word “isolated” in the phrase “isolated homes in the countryside” simply connotes a dwelling that is physically separate or remote from a settlement. Whether a proposed new dwelling is, or is not, “isolated” in this sense will be a matter of fact and planning judgment for the decision- maker in the particular circumstances of the case in hand. Given the proximity of the site to Hammerwich and Burntwood, coupled with the close proximity of existing dwellings that neighbour/adjoin the application site, it is submitted that the development does not introduce isolated homes in the countryside.

3.23 In any event, the case law (Appendix 1) also makes it clear that the phrasing of the paragraph uses terms such as “should” and “avoid” allowing the decision taker to apply a more balanced judgement; compared to the stricter wording of Green Belt policy, for example.

3.24 Having regard to Core Policy 6 of the LPS and its inclusion of change of use schemes as being those that are appropriate outside settlement boundaries, it is submitted that the location of the proposed development is acceptable.

Tame Homes Limited 16 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

Issue 2: Design 3.25 The existing buildings have a strong utilitarian character and appear more akin to industrial/workshop buildings than agricultural buildings. The proposed development has drawn cues from this character. The image below shows the elevations that front Coppy Nook Lane.

Tame Homes Limited 17 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

3.26 The buildings will be overclad in timber, rendered in parts and a new roof skin will be applied (standing seam). Windows will have a strong workshop character. The proposed external appearance is considered to represent an appropriate design response and in keeping with the immediate site context.

3.27 The layout is evidently constrained by the existing buildings. It does however provide an improved scale and mass to both aspects with plots 6 and 7 set back with their gardens to the front. Whilst an unusual arrangement, it is not one that causes harm to character with the gardens enclosed with boundary walling constructed in a design to match the character of the buildings.

3.28 The layout provides a substantial amount of new landscape planting in prominent parts of the site which will have a significant greening effect when viewed from both Coppy Nook Lane and Overton Lane.

3.29 The design of the dwellings and the associated parking and landscaping is sympathetic to the character of the area and represent a demonstrable enhancement compared to the existing industrial development. The bespoke design is of high quality and is considered to be consistent with the objectives set out within the Framework and Policy BE1 of the LPS.

Issue 3: Highways 3.30 The proposed access arrangements includes the existing access on to Overton Lane and a new access on to Coppy Nook Lane. The existing access to the north on Coppy Nook Lane will be retained for sole use by the neighbouring bungalow. It will not serve the proposed development.

Tame Homes Limited 18 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

3.31 The access points are the same as that proposed under the previous scheme which County Council raised no objections subject to conditions. Given this proposal is for 2 no. fewer properties and proposes the same access arrangements, it considered that the proposal is acceptable in highway safety terms.

Issue 4: Ecology 3.32 The application is accompanied by a bat and bird survey which has assessed all the buildings to be demolished. The findings of the report, carried out by Tamworth Property Services, conclude that the proposed demolition and redevelopment will not give rise to harm to bats or nesting birds.

Issue 5: Neighbouring Amenity 3.33 Insofar as the proposed development will remove an active and lawful industrial and warehouse use (Use Class B2 and B8) which is situated close to 2 no. dwellings, the proposed development will reduce the noise and disturbance that can be generated on site.

3.34 The proposed development has had regard to neighbouring properties in terms of overlooking, loss of light and outlook. Garden sizes have also been considered alongside the LPA’s standards set out in the Sustainable Design SPD. The layout and design of the proposed development accords in all respects and no harm is caused to neighbouring amenity.

Issue 6: Contaminated Land 3.35 The application is accompanied by a detailed site investigation which has assessed the condition of the land and identified remediation where necessary.

Tame Homes Limited 19 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

Subject to conditions, it is not considered the site represents any danger to the health or well-being of future residents or neighbouring occupiers.

Tame Homes Limited 20 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

4.0 CONCLUSIONS 4.1 The existing buildings are currently in B2 and B8 use and therefore represent previously developed land in the Green Belt.

4.2 The proposed development represents the re-use of permanent and substantial buildings which have been assessed by a qualified structural engineer. The works to convert the buildings does not amount to re-building. The demolition of parts of the existing buildings, along with the replacement of hardstanding with landscaping will preserve and enhance openness. Furthermore, the proposed development does not conflict with the purposes of including land in the Green Belt.

4.3 The proposed development is considered to amount to an appropriate form of development in the Green Belt.

4.4 The application does not introduce isolated homes in the countryside with the site located close to Hammerwich and Burntwood and a short walk or cycle ride to their services and facilities. The proposed development also results in a significant reduction in the vehicular trips that can lawfully be generated from the existing site. The proposal is for the re-use of an existing group of buildings and is therefore consistent with Core Policy 6 of the LPS.

4.5 The proposed design and layout is a sympathetic and high quality design that is reflective of the local vernacular and is a significant improvement than existing development.

Tame Homes Limited 21 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

Planning Statement

4.6 No other harm, including on matters of ecology, contaminated land, highways, and amenity have been identified.

4.7 The proposed development is consistent with the requirements of the Framework and Development Plan and, subject to conditions, the Local Planning Authority are asked to approve the application.

WAB/JAG/5535 22 December 2020

Tame Homes Limited 22 Overton Farm, Overton Lane, Hammerwich, Burntwood WS7 0LT

PLANNING STATEMENT Tame Homes Limited Overton Farm, Overton Lane, Hammerwich, Burntwood, WS7 0LT Our Reference: WAB/JAG/5535 Date: 22 December 2020

CT Planning Limited Three Spires House, Station Road, Lichfield, Staffordshire WS13 6HX Tel: 01543 418779 Email: [email protected]