Mrs Victoria Holland 71 Peppering High Barn, Burpham, Arundel, West Sussex BN18 9RN 4 November 2020 Dear Mrs Victoria Holland PR
Total Page：16
File Type：pdf, Size：1020Kb
Mrs Victoria Holland Our Ref: SDNP/20/02546/PRE 71 Peppering High Barn, Burpham, Contact Officer: Karen Wooden Arundel, Tel. No.: 01730 819267 West Sussex BN18 9RN 4 November 2020 Dear Mrs Victoria Holland PRE-APPLICATION ADVICE Proposal: A Pre-Application Enquiry for a Proposed Porch and Single Storey Extension to the North Elevation (similar to that of adjoining neighbour (ref SDNP_17_02860_HOUS) Site Address: 32 The Street, Houghton, Arundel, West Sussex, BN18 9LW Thank you for your correspondence received 23 June 2020 seeking pre-application advice. Executive Summary The design of the proposal would be considered to be acceptable in this location, especially as it proposes to mirror that of the adjoining property. However, importantly, the extension, when considered with previous extensions, is likely to result in an increase in the floorspace of the original property (as of 18 December 2002) of more than 30%. Consequently, this will result in the loss of a small/medium size dwelling and which would be contrary to planning policy SD31 of the South Downs Local Plan 2019 (which would be used to assess any future application) and is therefore unlikely to be acceptable in the absence of any justified exceptional circumstances. Please note that the advice contained within this letter constitutes an informal Officer's opinion and does not prejudice, nor is binding upon, any future decision taken by the South Downs National Park Authority. Planning Policy Any future application will be determined in accordance with the Development Plan, which comprises of the South Downs Local Plan (SDLP) 2014-2033 and the 'made' Findon Neighbourhood Development Plan 2016-2035. Both plans should be read as a whole, but, the relevant policies of the SDLP are included in Appendix 1 whilst the pertinent policies of the FNDP are outlined below. The individual merits of proposals need to be considered against relevant policies relating to the conservation and enhancement of the landscape, design, impact on neighbouring amenities, highway safety and traffic, ecology, ecosystems services for example. In summary, the SDLP in particular is a 'landscape-led' plan which has a strong emphasis on landscape and environmental considerations when considering new development. Policy SD25 sets out the strategy for new development which limits new dwellings in designated countryside, outside of defined settlements, unless there are exceptional circumstances. However, given that your proposal involves an extension to an existing dwelling policy SD31 is of key consideration. This policy permits replacements dwellings in principle, subject to satisfactory compliance with criterion 1(a) and (b). These are considered in more detail in this advice. South Downs National Park Authority, South Downs Centre, Midhurst, GU29 9DH Tel: 01730 814810 Email: [email protected] PRPREZ Policies SD4 and SD5 relate to landscape character and design respectively. They require development to conserve and enhance the landscape, whereby proposals need to be informed by landscape focused considerations within the design. Also in regard to landscape, policy SD8 seeks to conserve dark night skies, as the National Park is an internationally designated Dark Night Skies Reserve. Policy SD7 also seeks to conserve and enhance the relative tranquillity of the park. These policy considerations should inform the design and are considered in more detail in this advice. Policies SD2 & SD9 are also particularly relevant. SD2 is a key principle policy in the SDLP. It relates to 'ecosystems services' which considers how development can make a positive impact upon the natural environment through the design process. This could include, for example, a new landscape scheme for the grounds which seeks to enhance the local landscape character whilst also improving biodiversity and making space for nature requires ecosystems services relate to the conservation and enhancement of biodiversity and Geodiversity, giving particular regard to ecological networks and areas with high potential for priority habitat restoration or creation. There is a Technical Advice Note on the SDNPA website for further guidance on this policy. Turning to policy SD9, all proposals are required to achieve net biodiversity gains on site. This could include aspects such as bird and bat boxes within the site for example. In regard to the Findon Neighbourhood Development Plan, the following policies listed below are particularly relevant. Policy HD7 requires a high quality design to be proposed which seeks to ensure that the characteristics of the village and its surroundings are conserved, protected or improved. Other policies below should be considered in regard to the particular considerations they identify. Some of these policies complement those in the SDLP such as dark night skies and the sustainability of new development. Planning Assessment 32 The Street is a semi-detached Victorian cottage located on the northern side of The Street in Houghton. The house is located within Houghton Conservation Area and is within the Indicative Dark Skies Reserve. Although the house is not Listed, it was originally constructed as part of the Norfolk Estate and is of a design and style which is likely to afford it the status of a non-designated heritage asset. The vehicular access to the house to via a private driveway which runs to the east of 31 The Street, and then to the north of the row of properties. Although it appears that the southern elevation would have been originally design to be the principle elevation, the northern elevation is used to access the house. To the north of the property is an area of open downland, providing views towards the River Arun and the South Downs Way. Planning History: No relevant planning history available on our records, however, these details would be kept by the Local Authority and it is understood that the property was extended in 2010. Principle of development: 32 The Street and its curtilage are located outside of any defined settlement boundary. As such the site is considered to be within an area of countryside, within which development should justify a strong need for a countryside location. The development plan policies and in particular the NPPF places 'great weight' on conserving the landscape and the scenic beauty of the countryside, and national parks in particular, which have the highest status of landscape protection, however, it is noted the residential dwelling is already existing and as such the principle of providing extensions to this are acceptable depending on the compliance with all other relevant planning considerations, in particular its impact on the setting of the National Park. Policy SD31 of the South Downs Local Plan is a key policy in determining your proposals. It states that residential extensions shall not increase the floorspace of the existing dwelling (existing dwelling is defined within the Policy as existed on 18 December 2002), by more than approximately 30% unless there are exceptional circumstances. The submitted details cite that the property has previously been extended to approximately 149 sqm, however, no details are provided of the original floorspace. The adjoining property has been extended, however this was prior to the adoption of the South Downs Local Plan, and therefore the 30% rule would not have applied. As explained in paragraph 2.2 of the Technical Advice Note for the extension of properties (available on our website), the primary purpose of policy SD31 is to reduce the loss of small and medium sized homes in the National Park either through significant extension or replacement by substantially larger homes, ensuring homes are accessible to a wider range of people. In exceptional circumstances, larger extensions will be considered whereby robust evidence can be provided to confirm that a larger property is required. For example to accommodate a disabled or elderly member of the family. It has been confirmed that this proposal is required to create a home office and extra living accommodation. This would not be considered to be an 'exceptional' circumstance and as such the proposal fails to comply with the primary purpose of this policy and it is therefore unlikely to gain officer support in regard to the principle issue of increasing the floorspace of the property. Visual Amenities and Design: The first purpose of the National Park is to conserve and enhance the natural beauty, wildlife and cultural heritage of the area. When considering whether a proposed design is appropriate policies SD4, SD5, SD6 & SD7 of the South Downs Local Plan will be considered. The proposed extension would not be readily visible from local vantage points, and as the design replicates the adjoining properties extension, it is not considered that it would have a detrimental impact on the host dwelling, surrounding area or landscape character. The proposal could result in a harmful visual impact during the daytime, and may have a detrimental impact on the National Parks Dark Night Sky Reserve. For the proposal to comply with Policy SD6 (views) of the South Downs Local Plan any development should preserve the visual integrity, identity and scenic quality of the National Park. Ecology: Policy SD2 Ecosystem Services of the SDLP supports development that seeks to have an overall positive impact on the ability of the natural environment to contribute goods and services, through the use of high quality design to provide more, better and joined up natural habitats, conserve water resources, improve the National Park's resilience to, and mitigation of, climate change, increase the ability to store carbon through new planting or other, reduce levels of pollution and improve opportunities for peoples' health and wellbeing. The submitted details confirm that although the works are unlikely to cause harm to bats, there may be opportunities to provide biodiversity enhancements on site, including the provision of bat and bird nesting boxes. It is recommended that, should an application be submitted, some measures are included in the proposal, with the proposed location being identified.