Planning Statement
Replacement Dwelling
Stonewick, Offwell, Honiton, Devon EX14 9SB
March 2021
Project Code: 20-085
Contents Page
1.0 Introduction 2.0 Site and Surrounding Area 3.0 Design and Access Statement (Proposal) 4.0 Policy and Impact 5.0 Conclusion
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 2
1.0 Introduction
1.01 This statement has been prepared in support of a full application seeking planning approval for a new chalet style bungalow in replacement of an existing bungalow at Stonewick, Offwell, Honiton, Devon EX14 9SB.
1.02 The role of this statement is to illustrate the process that has led to this application, and to explain and justify the proposal in a structured way.
In illustrating this process, the Statement sets out and describes the vision for the site, considers the issues inherent to the site and its wider context, the relevant design guidance, planning requirements and policies, and importantly the design principles and parameters that have informed and guided the final design solution.
1.03 DOCUMENTS AND DRAWINGS: This statement is accompanied by the following plans and information that together form the planning application:
• 20-085 E100 Location Site Plan • 20-085 E101 Existing Site Plans • 20-085 P102 Proposed Site Plan • 20-085 P200A Proposed Ground and First Floor Plans • 20-085 P300A Proposed Elevations
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 3
2.0 Site and Surrounding Area
2.01 LOCATION: Stonewick is located to the north east of the village of Offwell. The village of Offwell is set within the East Devon AONB, in a rural area characterised by a varied landscape of rolling hills, small woods and hedges. The village itself benefits from a mix of dwellings; predominately bungalows, two storey dwellings and cottages with predominant materials being flint, render and slate.
2.02 SETTLEMENT: Offwell is positioned 3.5 miles east of the town of Honiton, and 8 miles west of the town of Axminster. Offwell is a well serviced village benefiting from the follow facilities.
• St Mary’s Church • Primary School • Sports Field • Social Club • Village Hall
2.03 PROPERTY: The existing 1960s bungalow is situated in a generous L-shaped plot which is positioned on the edge of the village settlement adjacent to the village hall and sports field. The bungalow is accessed from the road which links the centre of Offwell to the A35.
2.04 ORIENTATION: The primary elevation faces south and the road from which the property is accessed. The bungalow benefits from an elevated position above the road with opportunities for far reaching views over open countryside. There is parking to the front of the plot in the south east corner which is further supported by a large garage/garden store positioned between the bungalow and eastern boundary.
The bungalow benefits from a generous front and back garden which also wraps around to the western side of the plot. The eastern boundary is formed by a mature bank with hedge over and the north and western boundaries constructed with domestic garden fencing. The front of the plot is delineated at the highway with a flint stone retaining wall with domestic hedge planting over.
2.05 STATUTORY DESIGNATIONS: The site is positioned in the East Devon AONB and a Flood Zone Area 1 which denotes land and property with a low probability of flooding.
2.06 PLANNING HISTORY: The following planning history was identified on the EDDC planning search.
• 17/2875/FUL – Approved 19/01/2018 • Construction of side extension and raising of roof height to enable addition of fist floor
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 4
2.07: AERIAL IMAGE: The aerial image below denotes the application site, and the following photos denote the south elevation, view from the south west and rear north facing elevation.
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 5
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 6
3.0 Design and Access Statement (Proposal)
3.01 PROPOSAL: Having previously secured a planning approval to considerably enlarge the bungalow to a chalet bungalow, including raising of the eaves and ridge, the applicant has subsequently decided that it would be a better investment to construct a new build dwelling which would meet current Building Regulations and as such provide a much more sustainable home.
3.02 USE: Whilst the proposed dwelling will provide a 4/5-bedroom dwelling, it has been designed to provide integrated annex accommodation to the western end for the applicant’s elderly mother who will be residing with the applicant and her partner.
3.03 AMOUNT: The proposed chalet bungalow will provide the following gross internal floor area. • Ground Floor 140m² • Garage/store 53m² • First Floor 75m² (floor areas over 1.8 meters in head height)
3.04 LAYOUT: As noted above, this dwelling has been designed to accommodate a degree of shared living with integral annex accommodation. The arrangement has however been designed to ensure flexibility for the applicant and any future custodians, who may wish to utilise the house differently. The principles of lifetime homes have been adopted with spacious circulation and an internal arrangement that provides all the facilities for living on the ground floor.
The main entrance is positioned centrally within the south facing elevation much like the existing bungalow. This leads to a central hall which provides access to the ground floor accommodation which includes the following. • Annex accommodation (kitchenette with dining, bedroom, ensuite and snug) • Study • Bedroom • Utility room • WC with shower room • Open plan kitchen dining and living area
At first floor within the roof space, the proposal will accommodate a master bedroom with dressing and ensuite and a further bedroom with ensuite. The master bedroom has been positioned to benefit from the south facing views over the open countryside to the south, and as such benefits from a small balcony area.
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 7
3.05 SCALE: Whilst it is acknowledged that the replacement dwelling is larger than the existing bungalow and previously approved attic extension (application no. 17/2875/FUL), we would note that this is largely as a result of incorporating the garage and garden store into the footprint of the dwelling.
With this in mind, we would suggest it is commensurate with the size of the plot and the nature of surrounding dwellings, where a variety of bungalows and sizeable two storey dwellings can be seen within the immediate proximity.
3.06 APPEARANCE: The proposal follows a traditional form with a pitched roof and front facing gable. Much like the existing bungalow, the proposal will have a brick plinth with render over with the roof finished in slate. To accentuate the front facing gable, slate will also be returned part way down the walls, stopping at the adjoining eaves level, which will also align with the glazed balcony. The proposed dormer will be finished with a combination of render and timber cladding.
To compliment the traditional materials, the panels of timber cladding have been incorporated alongside a contemporary approach to fenestration. This combination of modern delineation of the elevations and traditional forms and materials will deliver a dwelling which has a modern appearance, whilst remaining sympathetic to the village setting.
3.07 LANDSCAPING AND ACCESS: As the proposal sits largely over the existing footprint, it will not significantly affect the domestic curtilage. The proposal does however seek to improve the existing vehicular access, by widening the entrance and repositioning the eastern flint wall which forms the entrance drive. This will improve visibility and ease of access up the sloped entrance drive.
The existing garage and store are partially built within the existing bank and hedgerow to the eastern boundary, and as such suffer from damp penetrating the single leaf walls. With the removal of this structure the bank and hedge can be fully reinstated, with access provided to the rear garden to enable maintenance of this space.
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 8
4.0 Policy and Impact
4.01 NATIONAL AND LOCAL POLICY: The following, National and Local planning policies are applicable to the application site; • National Planning Policy Framework (NPPF) • Adopted East Devon Local Plan 2013 – 2031
Policy of particular relevance to this application site includes; • H6 Replacement of Existing Dwellings in the Countryside • Strategy 38 Sustainable Design and Construction • Strategy 48 Local Distinctiveness in the built environment • D1 Design and Local Distinctiveness
4.02 H6 - Replacement of Existing Dwellings in the Countryside sets out criteria which replacement dwellings will need to satisfy;
• There is an existing, permanent, habitable dwelling located on the site, which is not a dwelling specifically granted planning permission under the agricultural or forestry exceptions policy. • The replacement dwelling is located on, or adjacent to, the footprint of the existing dwelling, or elsewhere within the curtilage of the building where a clear planning or environmental benefit will be achieved. • The replacement dwelling does not detract from the appearance and character of the landscape, and within the East Devon and Blackdown Hills Areas of Outstanding Natural Beauty harm the natural beauty of the landscape. • The dwelling to be replaced is not of architectural importance (whether Listed or not) or important in terms of contributing to landscape character or quality or local distinctiveness.
We believe the proposal satisfies all of the above criteria for the following reasons;
• The existing dwelling is habitable and in permanent use • The proposal is positioned largely over the existing buildings footprint • The proposal has been sympathetically designed, incorporating local materials and forms and as such will not have any detrimental impact on the AONB or character of the setting • The dwelling to be replaced is not listed, within a conservation area or of particularly architectural merit
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 9
4.03 STRATEGY 38 - Sustainable Design and Construction encourages development to demonstrate sustainable design and construction methods. As such the proposal will offer a significant betterment over the existing dwelling with a thermal envelope in accordance with current building regulations opposed to uninsulated floors and cavity walls. Renewable technologies in the form of air source heat pumps will be incorporated along with larger windows to maximise the favourable south facing plot and maximise opportunities for natural light and solar gain.
The proposal will also look to reuse the existing footings and slab where possible and if conditions on site allow.
4.04 STRATEGY 48 - Local Distinctiveness in the built environment states that villages should retain their intrinsic physical built qualities through the use of local materials and forms. As outlined in item 3.05 and 3.06 above the proposal has implemented traditional forms with the use of pitched roofs and gables, alongside traditional materials already present on the site and seen throughout the village.
4.05 D1 - Design and Local Distinctiveness outlines a wide-ranging set of criteria, some of which duplicate areas covered under the previous items. However, of particular relevance under item 4a the policy denotes ‘Secure and attractive layouts with safe and convenient access for the whole community, including disabled users’. The proposal provides an inclusive layout which would facilitate many types of users with the option for ancillary accommodation and ground floor living, along with generous circulation spaces which would accommodate wheelchair users.
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 10
5.0 Conclusion
5.01 Stonewick is positioned on the edge of Offwell, a well serviced village. The replacement dwelling will provide much improved housing stock in line with current building regulations, and as such offering considerable betterment in terms of performance and CO2 emissions.
5.02 The proposal is of commiserate scale with the surrounding dwellings and the plot within which it is positioned. It seeks to incorporate materials which are in keeping with the prevailing characteristics of the village setting and will not adversely impact the AONB.
5.03 It is considered that the proposals comply with the relevant policies of the Local Plan and the aims and objectives of the NPPF and does not give rise to any impacts which would significantly and demonstrably outweigh the benefits.
5.04 We do not believe there is any policy or material objection to approval and the applicant therefore respectfully requests East Devon District Council’s support.
Registered Office: NDM Collins Architects Ltd No.8-10 Queen Street Seaton Devon EX12 2NY | Company Incorporated in England & Wales. Company No. 11869766 11