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Land at Sunny View, 2 Grassthorpe Road, Sutton on Trent

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Land at Sunny View, 2 Grassthorpe Road, Sutton on Trent COMMITTEE REPORT - 5 MARCH 2019 Application No: 18/02292/FUL Erection of Dwelling, Demolition of Two Existing Outbuildings, Removal of Proposal: Front Wall and Realignment of Front Boundary to Create Visibility Splay Location: Land at Sunny View, 2 Grassthorpe Road, Sutton on Trent Applicant: Mr & Mrs Chris & Sarah Pike 13.12.2018 Target Date: 07.02.2019 Registered: Extension of time agreed until 08.03.2019 This application is being presented to the Planning Committee in line with the Council’s Scheme of Delegation as Sutton-on-Trent Parish Council has supported the application which differs to the professional officer recommendation. The Site The application site relates to a parcel of land between Sunny View at no. 2 Grassthorpe Road and no. 6 Grassthorpe Road. The site lies within the defined built up part of the village, within the designated Conservation Area and within Flood Zone 2 according to the Environment Agency maps. The site is level in nature and predominately laid to grass, although there is an area of hard standing close to the boundary with 6 Grassthorpe Road. The site is currently used as a garden area associated to Sunny View and also contains a number of cars. There are 2 outbuildings positioned hard on the boundary with the highway as well as a traditional stone wall running along the frontage. A block work wall runs along the boundary with 6 Grassthorpe Road and a hedgerow runs along the rear boundary of the site, with open countryside beyond. This section of Grassthorpe Road is characterised by detached dwellings, set within generous size plots and vary in the depth that they are set back from the adjacent highway. The existing property of Sunny View at no.2, is a traditional property which is orientated with the side gable facing the highway with a large garden that wraps around the property. Relevant Planning History No relevant planning history. The Proposal The proposal seeks planning permission for the erection of one 3-bedroom detached dwelling and a detached workshop/outbuilding to the rear of Sunny View. The proposed development would utilise the existing vehicular access to the site. The existing outbuilding close to the entrance into the site would be demolished, and the outbuilding close to the north-western corner would be part demolished as well as a section of the existing front boundary wall in order to create a visibility spay at the entrance point. Following discussions with the case officer over the plan form of the proposed dwelling, revised plans have been submitted during the course of the application. The plans now show the proposed dwelling to be single storey with a U-shape plan form, with a footprint that would measure 190m² in total area. The roof design would be dual pitched and measure 5m to the ridge. The external finish would be red facing brickwork on the elevations and clay pantiles on the roof. The proposed associated workshop building would measure 5.5m in depth and 8.3m in width. The roof design would be dual pitched and measure 5m to the ridge. A large glazed door and a pair of double timber doors would be positioned within the north elevation. Submitted Documents For the avoidance of doubt, the following appraisal is based on the plans listed below; Revised Block Plan Ref. 1804.A.2B Revised Elevations and Plan Ref. 1804.A.1 Site Location Plan Visibility Splays – Ref. 1804.A.3 Tree survey plan Ref BA5335TS Survey of relevant Features GR060418-001 Flood Risk Assessment by Town-planning.co.uk dated December 2018 Planning Statement, Design and Access Statement and Heritage Impact Assessment by Town-planning.co.uk dated December 2018 Public Advertisement Procedure Occupiers of four properties have been individually notified by letter. A site notice has also been displayed near to the site and an advert has been placed in the local press. Planning Policy Framework The Development Plan Newark and Sherwood Core Strategy DPD (adopted March 2011) Spatial Policy 1 - Settlement Hierarchy Spatial Policy 2 - Spatial Distribution of Growth Spatial Policy 3 - Rural Areas Spatial Policy 7 - Sustainable Transport Core Policy 3 - Housing Mix, Type and Density Core Policy 9 - Sustainable Design Core Policy 10 - Climate Change Core Policy 12 – Biodiversity and Green Infrastructure Core Policy 14 – Historic Environment Allocations & Development Management DPD Policy DM5 - Design Policy DM7 - Biodiversity and Green Infrastructure Policy DM9 – Protecting and Enhancing the Historic Environment Policy DM12 - Presumption in Favour of Sustainable Development Other Material Planning Considerations National Planning Policy Framework (NPPF) 2019 National Planning Policy Guidance (NPPG) 2014 Housing Market Needs Sub Area Report (2014) Newark and Sherwood Amended Core Strategy DPD Section 72 of the Planning Act Consultations Sutton on Trent Parish Council – ‘I write to advise that at a meeting of the Sutton on Trent Parish Council last night all members voted to support this application. Thank you for extending the deadline on this one.’ NCC Highways Authority – ‘The applicant has followed pre-application advice to provide adequate and safe access. Therefore there are no objections subject to the following conditions: The shared private driveway shall be laid out to a width of not less than 4.25m for at least 10 metres back from the nearside edge of carriageway and surfaced in a bound material for this length as a minimum. Reason: To ensure that vehicles entering and leaving the site may pass each other clear of the highway, and; to reduce the possibility of deleterious material being deposited on the public highway (loose stones etc.). The dwelling hereby approved shall not be occupied until the 2.4m x 43m visibility splays shown on drawing no. 1804.A.3 are provided. The area within the visibility splays referred to in this condition shall thereafter be kept free of all obstructions, structures or erections exceeding 0.6 metres in height. Reason: In the interests of highway safety.’ Environment Agency – ‘Thank you for your consultation which was received 16th January 2019. This proposal is located in flood zone 2 and classed as a 'more vulnerable' use in the planning practise guidance. Therefore this development falls within the Environment Agency's Standing Advice which the applicant should follow to ensure the development is secure in the event of a flood, please follow the below link for more information. https://www.gov.uk/guidance/flood-risk-assessment-standing-advice’ NCC Flood team - ‘Thank you for inviting the Lead Local Flood Authority (LLFA) to comment on the above application. Having considered the application the LLFA will not be making comments on it in relation to flood risk as it falls outside of the guidance set out by Government for those applications that do require a response from the LLFA. As a general guide the following points are recommended for all developments: 1. The development should not increase flood risk to existing properties or put the development at risk of flooding. 2. Any discharge of surface water from the site should look at infiltration – watercourse – sewer as the priority order for discharge location. 3. SUDS should be considered where feasible and consideration given to ownership and maintenance of any SUDS proposals for the lifetime of the development. 4. Any development that proposes to alter an ordinary watercourse in a manner that will have a detrimental effect on the flow of water (eg culverting / pipe crossing) must be discussed with the Flood Risk Management Team at Nottinghamshire County Council.’ Conservation Officer – (Comments received on the 5th February 2019) ‘The amended plans have reduced the footprint of the proposed dwelling, however it is still deemed as an inappropriate form of development due to the scale and plan form. There have been a number of modern developments in Sutton-on-Trent, including to the north of this site, the fact it is a modern development is not the concern. However it is due to its location, scale, bulk and form. This part of the conservation area is low density, with a range of long vistas, generally towards the open countryside to the north. Sutton-on-Trent is a rural settlement and its connectivity with the open countryside that surrounds is a significant characteristic of the conservation area. In regards to this site in particular, when viewing north along Grassthorpe, you are drawn to the cottage, Sunnyside, and the open site to the northeast and glimpses of the open countryside beyond. Although the ‘U’ shape plan form is typical for a traditional agricultural building, it is not at the correct orientation. The open elevation would be orientated to towards the farmyard and farmhouse. In this case, you would expect it to be orientated to the west, not as proposed. The proposed scale of the development will greatly impact this view and connectivity with the open countryside, along with the inappropriate plan form it is considered that the proposal contradicts Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the ‘Act’), desirability of preserving or enhancing the character and appearance of the conservation area. In addition policies CP14 and DM9 of the Council's LDF DPDs that seeks to protect the historic environment and ensure that heritage assets are managed in a way that best sustains their significance.’ Original Comments received 8th January 2019 ‘The application is a backland development within the setting of a non-designated heritage asset and within the boundary of Sutton-on-Trent Conservation Area. Legal and policy considerations Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the ‘Act’) requires the Local Planning Authority (LPA) to pay special attention to the desirability of preserving or enhancing the character and appearance of the conservation area.
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