Land at John Street, Heyrod

The Shippon Land at John Street, Heyrod Design and Access Statement Contents Page Introduction 03 Location 04 Planning 05 Site 07 Design 09 Landscape and Access 13 Design Summary 14 Revision Date Revision 01 December 2020 Introduction This Design & Access Statement has been prepared on behalf of Mr Mark Rigby. It explains how the proposed development is a suitable response to the site and its setting and demonstrates that it can be adequately accessed by the users. The statement should be read alongside the full suite of drawings submitted. In addition to this Statement there is an accompanying Phase 1 Desk Study and Preliminary Geo-environmental Assessment of the site, an Ecological appraisal produced by Whitcher Wildlife Ltd Ecological Consultants. and a supporting Planning Statement which has been produced by Johnson Mowat Planning & Development Consultants. The client brief was for an aesthetically pleasing environmentally responsive family home of exceptional quality, which lightly impacts the site. The client’s ambition for this project is to achieve a highly energy effi cient home. Location Heyrod is a small village located in Tameside, Greater Manchester, which lies on the A635 between Stalybridge and Mossley, approximately 1 mile north of Stalybridge and 2 miles west of Ashton under Lyne. The site is located on the edge the Local Plan village boundary which is designated Green Belt, and it is essentially rural in character. Located off John Street, the land once housed the Shippon and cattle house. The original site dates back to 1900’s The site in relation to the village of Heyrod and the A635 between Stalybridge and Mossley Site birdseye view Planning A separate planning statement has been Pre-Application Advice Preferred a pitched roof instead of fl at roof. previously granted consent must be considered produced by Johnson Mowat Planning & Forward projection is too much and needs to be a material planning consideration in the Development Consultants and is submitted with Request for Pre-Application Advice was made reduced. determination of this application. this planning application. and there were a number of discussions with Steven Kirkham, Principal Planning Offi cer of With these comments in mind the revised The approved scheme was on the basis of: Background and Previous Approved Tameside MBC, the fi rst was 26 February 2020 plans aim to hide as much of the house as Planning Permission (20/00007/PREAPP). possible from street view but still having a strong “It is considered that this approach to provide presence. an ecological house in the green belt would An outline planning application for a split-level The original proposal was considerable in terms be innovative and outstanding in terms of its dwelling on the application site was considered of scale and ambition, calling for three bedrooms A further meeting took place on 12/08/20: construction and sustainable use of materials by the Council in 2002 (02/00105/OUT). The and accompanying bathrooms, large open Response from Steven Kirkham prior to meeting and land. The removal of the existing prominent application was refused. plan living and a double garage, along with a 06/08/20: unsightly outbuildings on the site, which would swimming pool and associated landscaped I think on refl ection this is a more considered improve the openness of the green belt, coupled In 2014 planning permission was obtained to gardens. The building volume of the initial response and the property shows a better with the quality of design, highly sustainable demolish all buildings from the site and to build a scheme was 1475m3. understanding to its context. That said, it structure, and with measures to enhance the dwelling house (14/00954/FUL). The house was still remains a large property and the ability to environment, the proposal can be considered to be an eco-build in an ‘L’ shape, measuring Following the initial meeting, Mr Kirkham issued demonstrate Very Special Circumstances against outstanding and innovative and thus achieving 14.5 metres x13.5 metres with a depth of 5 feedback by email 28/02/2020: green Belt policy is a very high threshold/bar in the very special circumstances required for it to metres. The proposed house was to be built over In terms of the design then the mass / siting of terms of planning policy. be acceptable in the green belt.” three level with the basement being underground. the dwelling will be an important factor. The buildings relationship to the landscape and John The sites planning history, current condition In accordance with Government guidance Following planning approval work commenced on Street are important consideration and I would and precedents of nearby development will be the following matters are considered to be site with the demolition of one of the outbuildings draw upon the strengths/quality of the local material to this consideration. The case needs to ‘’Very Special Circumstances’ to overcome and the digging of a trench for a foundation. vernacular (where it exists) in either a traditional or be clearly and demonstrably presented that the the potential harm to the Green Belt by reason In accordance with Section 56(4)(a,b) of the contemporary manner. I do feel on refl ection that benefi ts of the scheme outweigh the perceived of inappropriateness, and any other harm, is Town and Country Planning Act 1990 a material too much is being asked for the site so a more harm. outweighed by other considerations: - operation had taken place. This was confi rmed in consider response is required i.e. a reduction to an email by Mr Stephen Penning, Senior Planning the size/scale and impact. Aside from the Green Belt issue in terms of • Permission has already been granted Enforcement Offi cer, of Tameside Council dated material and form it is possible to combine for a house on the site. Development has 25th April 2019. A residential caravan was also The feedback received was taken on board and successfully both traditional and contemporary. commenced on this development and could be brought onto the site by the previous owners and the scheme was reduced in size and mass, and The design needs to refl ect the quality of the completed. This planning approval provides a occupied for 3 years without planning consent. in terms of accommodation. locality which can be found in the historic ‘fallback’ position, which is a material planning An enforcement notice was served for it to be vernacular, the drawing do show this to an consideration that establishes the principle of removed and the land returned back to its original A further meeting took place on 09/06/20: extent, I do however, feel that the interaction residential development. condition. Notes from that meeting. to John Street could be strengthened by the He accepts the principle of development as long development framing the highway with a more • The approved scheme has an impractical Mr. Rigby purchased the site during 2019 and as we submit very special circumstances as active frontage. layout, level differences and low ceiling heights immediately complied with the Enforcement discussed. making it almost impractical to be occupied Notice by removing the caravan from the land. He still has signifi cant issues with the design, Further positive informal discussion were taken effectively as a family home. It involves an He has positively engaged with neighbours scale, massing etc. place, in which roofscapes, massing and excessive amount of unnecessary excavation and explained that he is to apply for planning He went through the scheme and raised the materials were discussed, particularly the use of a of the site and proposed untested construction permission for an alternative design. Whilst a following issues: contemporary material such as timber cladding. methods alongside traditional construction material start has taken place on the site keeping The house needs to refl ect the architecture of methods. the 2014 permission alive seeking amendments the surrounding area - stone walls/slate roof Justifi cation for Very Special Circumstances to it is not considered to be the best option. A etc. Rear and side elevations need to be more • The site is unsightly and been the source of more sensible approach would be to apply for traditional including window openings. The fact that permission was previously granted complaints from local residents, many of whom planning permission again to completely demolish The scheme needs to respond more positively to on the site for the erection of a similar sized want the development to be completed to the outbuildings and to construct a house of the street scene at John Street. dwelling does not necessarily mean that planning improve the appearance of the street scene. The architectural merit that is highly energy effi cient. Questioned the modernist design and thought it permission will automatically be granted on this site adjoins other built development and replaces was out of context. occasion. However, the fact that the Council has existing built form which does not presently make a positive contribution to the character of the street scene. It is located in a highly accessible location and close to key services such as a community centre, local shops and bus routes. 175730 Paragraph 134 (e) states that one of the primary purposes of the Green Belt is to assist in urban regeneration, by encouraging the recycling of 172430 derelict and other urban land. As was the case with Moorfi eld Farm the proposed development would result in the visual improvement of a derelict site within the Green Belt and as such 167720 result in urban regeneration of a sustainable site. • The current owner has positively engaged with 181100 neighbours and wants to ensure the development is acceptable to them.

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