Planning, Design and Access Statement Incorporating Heritage Statement

Full Planning Permission for Erection of a Fixed Canopy

The Shrubbery Croft Street Great Hatfield East Riding of Yorkshire HU11 4UR

Mr M Allon

December 2020

Gemma Owston Associates Ltd. Fold Yard Offices Molescroft Grange Grange Way Beverley East Yorkshire HU17 9FS

[email protected] www.owstonassociates.com

Contents

1. Introduction ...... 3 2. Description of Site and Proposed Development ...... 4 3. Planning History ...... 4 4. Planning Policy ...... 5 National Planning Policy Framework (NPPF) (2019)...... 5 East Riding Local Plan (ERLP) (2016) ...... 7 5. Planning Considerations ...... 8 Design Assessment ...... 8 6. Conclusion ...... 15

1. Introduction

1.1. This Planning, Design and Access Statement is submitted to support a full planning application for a proposed extension for a canopy extension.

1.2. The planning application is made on behalf of Mr M Allon.

1.3. There is a specific requirement under the Town and Country Planning (General Development Procedure) Order 2015 for applications of this type, located within a Conservation Area to be accompanied by a Design and Access Statement. The purpose of this part of the Application submission is, therefore, to provide an assessment and evaluation of the Site and proposal in conjunction with a review of local and national planning policy, giving due consideration to all material planning considerations.

1.4. As the property is located within a designated Conservation Area there is also a requirement for a Heritage Statement to be provided. This is contained within this document in Section 6.

1.5. The site boundary is identified below in Image 1.

Image 1: Location plan showing application site boundary.

2. Description of Site and Proposed Development

2.1. The property known as ‘The Shrubbery’ is located within the settlement of Great Hatfield inside the defined development limits and lies within the Conservation Area.

2.2. The Shrubbery is a detached residence with extensive grounds, located on the eastern side of the village. There are residential properties to the south, north and west with grass paddocks to the immediate north and east.

2.3. The proposal comprises the extension of the property with a wooden side return canopy as shown on the Proposed Plans and Elevations drawing 2017-20/P200.

3. Planning History

3.1. Based on information available on East Riding of Yorkshire Council’s Public Access website, a planning history search of the application site has been carried out. The following applications are the only known planning history relevant to this site:

 Ref: 19/04181/PLF - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Erection of a 2m high boundary wall following removal of existing post and rail fence  Ref: 18/40135/NONMAT - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Non-Material Amendment to Planning Approval 17/03219/PLF - Alterations to openings on eastern, northern and southern elevations, additional opening on the northern elevation  Ref: 18/03899/TDD - The Cottage Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - GREAT HATFIELD CONSERVATION AREA: Tree (species unknown): Fell tree as dead  Ref: 18/30156/CONDET - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Submission of details required by Conditions 2 (Archaeology), 3 (External Materials) and 4 (Joinery Details) of planning permission 17/03219/PLF  Ref: 18/01355/PLF - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Reconstruction of garage and wall, and erection of a garden store  Ref: 17/03219/PLF - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Erection of two-storey extension to side of existing dwelling with basement accommodation, external alterations including alterations to existing openings and increased eaves height, and construction of single-storey extensions and alterations to existing garage Approved 14 November 2017  Ref: 15/03677/PLF - The Shrubbery Cross Street Great Hatfield East Riding Of Yorkshire HU11 4UR - Erection of two-storey extension with balcony to rear and sides and alterations

4. Planning Policy

4.1. Applications are to be determined in accordance with the policies in the Development Plan. Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states, ‘if regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise.’ This is recognised in Paragraph 11 of the National Planning Policy Framework (NPPF), with Paragraph 12 stating that the Framework ‘does not change the statutory status of the development plan as the starting point for decision making’.

National Planning Policy Framework (NPPF) (2019)

4.2. The National Planning Policy Framework (‘NPPF’) published in February 2019, sets out the Government’s planning policies for England and advises how these are expected to be applied. It sets out the national requirements for the planning system, but only to the extent that it is relevant, proportionate, and necessary to do so. Paragraph 38 of The National Planning Policy Framework is of key importance with reference to the consideration of planning applications and states:

“Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social, and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible.”

4.3. Planning law requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise (Paragraph 47). Decisions should be made as quickly as possible and within statutory timescales unless a longer period has been agreed by the applicant in writing.

4.4. Paragraph 7 of the NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraphs 10-14 of the NPPF refer the presumption in favour of sustainable development. Paragraph 14 confirms that the presumption in favour of sustainable development is at the heart of the NPPF. With reference to decision-taking, paragraph 11 advises:

c) approving development proposals that accord with an up-to-date development plan without delay; or

d) where there are no relevant development plan policies or the policies which are most important for determining the application are out-of-date, granting permission unless: i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in this Framework taken as a whole.”

4.5. Paragraph 38 of the NPPF states that:

‘Local planning authorities should approach decisions on proposed developments in a positive and creative way. They should use the full range of planning tools available….and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision- makers at every level should seek to approve applications for sustainable development where possible’

4.6. Section 12 sets out the Government’s aspirations for the design for new development and Paragraph 124 places great importance on the design of the built environment, stating that good design is a key aspect of sustainable development.

4.7. Protecting and enhancing the historic environment is an important component of the National Planning Policy Framework’s drive to achieve sustainable development. Paragraph 193 of the NPPF states that:

“When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.”

4.8. Paragraph 196 states that:

“Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.”

4.9. The Development Plan comprises the East Riding Local Plan Strategy Document (ERLP) adopted in April 2016 and the Allocations Document that was adopted in July 2016. This is the set of documents used to determine planning applications. The relevant parts of the Strategy Document which forms part of the East Riding Local Plan are addressed below.

East Riding Local Plan (ERLP) (2016)

4.10. The relevant policies are as follows:

 Policy S1 – Sustainable Development - This Policy reflects the requirements of the NPPF to take a positive approach to sustainable development.  Policy S4 –Supporting development in villages and the countryside – recognises the importance of a working, living and attractive countryside.  Policy ENV1 – Integrating high-quality design - seeks to achieve a high-quality design, safeguarding and reflecting the distinctiveness of the local area, while seeking to reduce carbon emissions and make prudent and efficient use of natural resources.  Policy ENV3 – Valuing our heritage – considers how best to manage the conflict between the pressure for development and the need to preserve our heritage assets, alongside supporting opportunities to better reveal the significance of assets.

5. Planning Considerations

Principle of Development

5.1. Policy S4 of the ERLP sets out the forms of development which will be supported within development limits of villages where it does not detract from the character and appearance of the village.

5.2. None of the criteria listed in Policy S4 is considered to relate specifically to the proposal, therefore, Paragraph 11 d) of the NPPF applies. Where there are no relevant development plan policies, permission should be granted unless the application of policies in the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or that any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF taken as a whole.

Design Assessment

5.3. One of the core planning principles of the NPPF is that planning should seek to secure high- quality design and a good standard of amenity for existing and future occupants of land and buildings. National planning policy recognises the role that high-quality design plays in creating sustainable places. Good design is a key aspect of sustainable development and should contribute positively to making places better for people.

5.4. Relevant policies in respect of design and impact on the character and appearance of the area include Policies ENV1 and ENV2.

5.5. Policy ENV1 relates to integrating high-quality design and respecting the character and appearance of the area. The policy sets out that development will be supported where it has regard to the specific characteristics of the site’s wider context and the character of the surrounding area.

5.6. Policy ENV2 states that development proposals should be sensitively integrated into the surrounding landscape and ensure that important hedgerows and trees are retained unless their removal can be justified in the wider public interest in which case replacements will usually be required.

5.7. The NPPF in Section 12 relates to achieving well-designed places. Paragraph 127 b) states planning policies and decisions should ensure that developments “are visually attractive as a result of good architecture, layout and appropriate and effective landscaping.”

5.8. The existing dwelling is situated within an established residential area which is characterised by large individual detached properties on large plots. The property lies within the Great Hatfield Conservation Area.

5.9. Use: The Site currently forms the residential property known as The Shrubbery. The provision of domestic extensions within the curtilage of this existing property is acceptable in principle.

5.10. Scale: The proposal is a small-scale canopy which is 2.2m to the eaves and 3.3m to the ridge of the roof. The modest projection and single-storey nature of the roofs would ensure that it appears subservient to the existing dwelling.

5.11. Layout: The proposed canopy extends to the north and east of the existing dwelling. The orientation of the canopy in a larger garden plot would not cause any overshadowing or loss of outlook to neighbouring properties.

5.12. Appearance: The canopy has been designed to respect the character and appearance of the Conservation Area, being constructed with wood and roof tiles to match existing. The materials and design of the proposed canopy are considered to complement the appearance of the existing dwelling (see Image 2 below).

Image 2: Existing and Proposed (North Elevation)

5.13. Landscaping: The existing dwelling already has the benefit of landscaping and planting within its curtilage.

5.14. The proposed extension is a sensitive small addition to the existing dwelling and is appropriately scaled and formed in keeping with the character of the existing dwelling.

5.15. The proposal does not detract from the character of the area. Overall, it is considered that the proposal would be an acceptable form of development in this rural location.

5.16. Having regard to the above, it is considered that the proposal is acceptable and would not have a significant or detrimental impact on the character or the appearance of the area. The proposal is therefore considered acceptable in accordance with Policy 1 of the ERLP and the advice contained within the NPPF which ensures a high quality of design.

Access Assessment

5.17. The proposal relates to the extension of an existing dwelling and the nature of the proposal being a canopy side return does not have any access implications.

Heritage

5.18. The site is located within the Great Hatfield Conservation Area. As such, the application should be determined in accordance with Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Sections 12 and 16 of the NPPF and policy ENV3 of the ERLP.

5.19. The heritage assets of relevance to this proposal are the Conservation Area and Listed Buildings within the immediate vicinity of the site.

5.20. Paragraph 127 of the NPPF includes the policy that ‘decisions should ensure that developments

a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); and d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; etc.’.

5.21. The NPPF provides extensive advice on the determination of applications affecting heritage assets. Heritage assets are defined as a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. This includes designated heritage assets (World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area designated under the relevant legislation) and assets identified by the local planning authority (including local listing).

5.22. The NPPF requires that an assessment of the significance of any heritage asset that may be affected by the proposal is made, and this assessment should be taken into consideration when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset's conservation and any aspect of the proposal.

5.23. National planning policy recognises that the historic environment is an irreplaceable resource and should be conserved in a manner appropriate to its significance so that it can be enjoyed by future generations. Paragraph 192 of the NPPF states:

‘In determining applications, local planning authorities should take account of:

a. the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; b. the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and c. the desirability of new development making a positive contribution to local character and distinctiveness.’

5.24. Local Plan Policy ENV3 states that:

A. ‘Where possible, heritage assets should be used to reinforce local distinctiveness, create a sense of place, and assist in the delivery of the economic well-being of the area. This can be achieved by putting assets, particularly those at risk, to an appropriate, viable and sustainable use.

B. The significance, views, setting, character, appearance and context of heritage assets, both designated and non-designated, should be conserved, especially the key features that contribute to the East Riding’s distinctive historic character including:

1. Those elements that contribute to the special interest of Conservation Areas, including the landscape setting, open spaces, key views and vistas, and 2. important unlisted buildings identified as contributing to the significance of each Conservation Area in its appraisal; 3. Listed Buildings and their settings; 4. Historic Parks and Gardens and key views in and out of these landscapes; 5. The dominance of the church towers and spires as one of the defining features of the landscape, such as those of Holderness and the Wolds; 6. Heritage assets associated with the East Yorkshire coast and the foreshore of the Humber Estuary; 7. The historic, archaeological and landscape interest of the Registered Battlefield at Stamford Bridge; 8. The historic cores of medieval settlements, and, where they survive, former medieval open field systems with ridge and furrow cultivation patterns; 9. The nationally important archaeology of the Yorkshire Wolds; and 10. Those parts of the nationally important wetlands where waterlogged archaeological deposits survive. C. Development that is likely to cause harm to the significance of a heritage asset will only be granted permission where the public benefits of the proposal outweigh the potential harm. Proposals which would preserve or better reveal the significance of the asset should be treated favourably.’

5.25. The site of the application lies within the Great Hatfield Conservation Area (see Image below). Conservation Areas exist to protect the special historical and architectural interest of a place, the features that make them unique and distinctive.

Image 3: Conservation Area Boundary.

5.26. The local planning authority has produced a Conservation Area Appraisal1 (CAA) for Great Hatfield. The CAA defines Great Hatfield’s special interest as follows:

“The special character of the Great Hatfield Conservation Area lies in the mix of small scale individually charactered dwellings which run along Cross Street and The Green and the natural environment reflected in the verges, trees and ponds.”

5.27. ‘The Shrubbery’ consists of a 19th Century dwelling with several extensions and alterations subsequently. The scale of the dwelling is in-keeping with the character and appearance of the area.

5.28. Within the curtilage and fronting Cross Street is a 19th Century single-storey outbuilding. Both the dwelling and the outbuilding are rendered in a white finish which contributes to the character of the area.

5.29. The proposal is a small-scale canopy on a detached dwelling in a large plot within the Conservation Area. Public views of the application site are generally restricted to those views seen when approaching the site from the north. Views from the south are screened by the neighbouring dwelling to the south.

1 https://www.eastriding.gov.uk/planning-permission-and-building-control/conservation-areas-and-listed- buildings/conservation-areas/conservation-area-appraisals-and-management-plans/

5.30. The nearest Listed Building to the proposal is the Wayside Cross, which is located on Cross Street, approximately 106m to the south-west of the application site shown in the image below.

5.31. The Wayside Cross is also a Scheduled Ancient Monument.

Application Site

Image 4: Listed Buildings (Source: Historic England)

5.32. The position of this monument/Listed Building and its distance from the site is such that it would not be affected by the proposal.

5.33. Having regard to the CAA, the minor works to the dwelling in the form of a small-scale canopy would not detract from the special interest of the Conservation Area.

5.34. The scale and form of the canopy have been designed sensitively to reflect its location within the Conservation Area. The canopy is considered to enhance the appearance of the existing dwelling and would not have any direct physical visual impact upon the special historical and architectural features of the Great Hatfield Conservation Area. Existing views within the Conservation Area would remain unharmed.

Other Material Considerations

5.35. The proposal will not have any impact on any known ecological habitat, nationally or locally designated conservation site or important landscape.

5.36. The site lies within Flood Zone 1 and would have no adverse impact in terms of flood risk.

5.37. There are no neighbouring properties close to the site. As such, the proposal would not have any impact on the amenities of any neighbouring occupiers.

5.38. There are not considered to be any other material considerations which would justify the refusal of planning permission for this proposal.

6. Conclusion

6.1. The proposal would represent a small-scale canopy extension to the existing dwelling.

6.2. The proposed development sensitively designed and is acceptable for the location and will not detract from the character or appearance of the Conservation Area.

6.3. It is considered that the size, siting and design of the proposed development is acceptable and would not detract from the visual amenity of the area, the character of the area or the appearance of the existing dwelling.

6.4. The NPPF introduces a presumption in favour of sustainable development and this is a key material consideration in planning decisions. In the absence of technical, environmental or any other issues which weigh against the development, the proposal should be considered acceptable. There are no significant adverse planning impacts which would outweigh the benefits of this proposal to justify the refusal of planning permission.

6.5. In respect of the provisions of both national and local planning policies and the material considerations relevant to the site, it is deemed that the site is acceptable for the proposed development and that this planning application should be approved.