Planning Statement 4 Jan 2021
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@ the drawing board The Red House Bury Road Lawshall Bury St Edmunds Suffolk IP29 4PH email [email protected] PLANNING STATEMENT and DESIGN & ACCESS STATEMENT The Site 1. PROPOSAL This application is for the erection of a Detached 3 Bed dwelling with off road parking to on land adjacent to and west of Freshfields, Lambs Lane, Lawshall. 2. APPLICANT Mr Lewis Tombs of Old Hall, Green Farm Barn, Old Hall Lane, Cockfield, Bury St Edmunds. Suffolk. IP30 0LQ !1 3. INTRODUCTION 3.1. This statement accompanies a Full Planning Application which seeks consent for the erection of 1 detached dwelling and garage on Land To The West of Freshfields, Lambs Lane Lawshall, Bury St Edmunds, Suffolk, IP29 4PE. 3.2. There are no Listed Buildings in close proximity. 3.3. The Site has benefit of Outline Approval DC/18/02155. A Full Planning Application DC/ 19/004658 was Refused and subsequently taken to appeal. The Appeal was also refused. The main grounds for refusal were that the proposals did not comply with the Lawshall Village Plan, LAW4; Housing Mix maximum 3 bedrooms. This application is to include a revised design with a maximum of 3 bedrooms similar to that Approved at Plot 4 (DC/19/04659) 3.4. This application is accompanied by the following documents providing full details and justification for this application. Drawings Reference Scale Size Topographical Survey 4874 1:200 A0 Site Plan 763-26D 1:100 A1 Plans, Elevations, Block & Location 763-17D 1:50,100, A1 GH Bullard Site Plan 297/2019/01P3 Reports 1. Landscape & Visual Impact Assessment; Lucy Batchelor-Wylam. The report did not disclose any issues that would prevent Planning Approval. 2. Environmental/Contamination Report; Goldfinch Environmental. The report did not disclose any issues that would prevent Planning Approval. 3. Preliminary Ecology Assessment; Adonis Ecology. The report did not disclose any issues that would prevent Planning Approval. 4. Contamination Questionnaire 5. Planning Statement/Design and Access Statement. 6. Topographical Survey; Sunshine Surveys. 7. CS 11 Checklist !2 8. CIL Form 1. 9. Flood Map 10. Design Expectation Questionaire Completed. 3.5. The proposed scheme reflects the current planning objectives of the Government, which encourages the delivery of self-build housing and supports the delivery of self build properties where they are located in sustainable locations and comply fully with other relevant Local and National policies. This application is for the erection of a single detached dwelling on land that is in the ownership of Mr Lewis Tombs as a Self-Build dwelling for Mr Tombs wishing to remain in Lawshall. CIL Form 1 has been included in the Application. 3.6. Whilst Central Government encourages Pre-application discussion to be made, Covid this year has meant meeting with the Parish Council to discuss this application has not been possible. However, other sites that have been approved locally have been considered whilst preparing this application and it is felt this proposal, as an extension to the Lambs Lane Settlement the proposals would be acceptable. The proposals are outside the BUAB but Lawshall Neighbourhood Plan indicates for development outside the BUAB but attached to the BUAB would be grounds for Approval. The site already benefits from Outline Planning Approval DC/18/02155 4. SITE ANALYSIS 4.1. The site is edged in red on the submitted Location Plan and is adjacent to and west of Freshfields, Lambs Lane Lawshall. 4.2. This Application is relates to Design, Appearance, Materials, Access, Parking, Landscaping and Siting of Dwellings and fully accords with the detailed requirements set out in the Lawshall Village Plan adopted by Babergh DC. 4.3. Parking and storage of waste and recycle bins is noted on the drawings. Bins will be put out on day of collection and returned to each separate bin store. 4.4. The site is generally rectangular with an area of 0.08 Ha and is level ground. 4.5. Main Sewer, Electrical, BT and Mains Water supplies, sewer, IT etc. are all available on site. !3 4.6. A preliminary ecological survey was undertaken and confirmed that no evidence of protected flora or fauna, including badgers, bats, newts, etc are present on site.. 4.7. A comprehensive Landscape and Visual Impact Assessment has been prepared by Lucy Bachelor-Wyman. The summary considered that this small scale development could be assimilated on the site without undue impact on either landscape character or visual receptors. The proposed additional boundary planting will increase biodiversity. 4.8. An Environment Study carried out by Goldfinch Environmental indicated that no contamination or problems existed on the site. 4.9. A Topographical Survey accompanies this application. No trees or hedging will be removed and at the end of construction works additional tree and hedge planting will take place to further enhance biodiversity. 5. CURRENT USE The Site is land previously farm land but now with Outline Planning Approval for a dwelling. 6. CONSERVATION AREA The site is not within a conservation area or special landscape area. 7. ACCESS, TRANSPORT AND PARKING Parking for 4 cars is easily achievable at the property is provided and accessed from the Private Drive which is accessed from a new crossing now installed. 9. FLOODING The Environment Agency Flood Zone map shows that the site is outside of the Flood Zone. All surface water from the new dwelling will be to a Sustainable System design by GH Bullard, details enclosed, and will not create flooding problems in the area. 10. DESIGN & ACCESS 10.1. The site is a good size building plot with southerly views, benefitting from Outline Approval DC/18/02155 10.2. The materials used for construction will be a palette of local materials including, red brick, grey boarding, zinc standing seam, coloured aluminium windows and doors, timber fascias and bargeboards stained or painted. The ground surface materials will be stone edgings, cobbles on private drive and rolled self draining Cotswold stone private shared drive. !4 10.3. Access to the site is via a new access and entrance shared with the the other 4 plots. The access has now been constructed on site with all services installed. 10.4. Bins are to be placed on the edge of the highway for emptying on collection day and to be stored in bin stores on each property and are marked on the drawing. Access to the site is adequate for a fire appliance to reverse on to site in the case of emergency. 10.5. The entrances to the property will have level thresholds and ground floor layouts will include toilets for disabled access. 10.6. It is evident that the proposed dwelling can be constructed with sympathetic materials of appropriate colour and texture to ensure a high-quality build which is befitting of the site. However, the same, together with energy efficiency, hard and soft landscaping, will been reserved for approval as part of a standard condition of planning permission. This will allow the submission of details for approval by the authority prior to the commencement of development. 10.7. The design, orientation and siting of the proposed dwelling within its plot relative to garden depths, adjoining properties and site boundaries also ensures a high level of residential amenity will be secured for the occupants of the neighbouring properties and the future occupiers of the proposed dwelling. Windows on side elevations to be obscured glazed to ensure the proposed development will not constitute overlooking issues. 11. PLANNING POLICY 11.1. The Lawshall Neighbourhood Plan (2017) – which covers the period up to 2036, now forms part of the development plan framework for the District and will be used to determine planning applications submitted in Lawshall unless material considerations indicate otherwise; it is viewable on the Council’s website: www.babergh.gov.uk 11.2. Policy LAW 1 - Lawshall’s Settlement Planning Policy - states that small scale development proposals will be permitted, provided they accord with the other provisions of the development plan and where: - they contribute towards meeting local needs; and - are well related to the existing pattern of development within Lawshall. !5 11.3. Policy LAW 3: ‘Housing Development outside the Built-Up Area Boundary’ – states that proposals for new housing development outside the Built-Up Area Boundary will be permitted where they take the form of: • -single dwellings and small groups of up to 5 dwellings outside, but adjacent to, the Built-up Area Boundary; or • - one dwelling or a pair of semi-detached dwellings on an undeveloped plot adjacent to or fronting an existing highway and within a cluster identified in Policy LAW1. 11.4. Policy LAW 4: ‘Housing Mix’– states that Housing development must contribute to meeting the existing and future needs of the Parish. Planning proposals will be supported where development provides a mix of housing types and sizes that reflects the needs of local people particularly in the need for 2 and 3 bedroom dwellings for first time buyers as well as the needs of an ageing population looking to downsize into homes suitable for lifetime occupation. 11.5. Policy LAW 7: ‘Protecting Existing Natural Environmental Assets’ – states that important woodland and ancient hedgerows, shown on the Proposals Map, are valued highly by the community and are to be protected. Any development proposals which impacts upon them should contribute to, rather than detract from, their biodiversity value. 11.5. Policy LAW 8: ‘Protecting and Maintaining Features of Biodiversity Value’ – states that all development proposals will be expected to retain existing features of biodiversity value (including ponds, trees, hedgerows) and, where practical to do so, provide a net gain in biodiversity through, for example: • - The creation of new natural habitats; • - The planting of additional trees and hedgerows and • - Restoring and repairing fragmented biodiversity networks.