Planning Statement
On Behalf of: Mr B Young
In respect of: Loch View Wilstone Bridge Tring Road Wilstone Tring HP23 4PQ
Date February 2021
Reference: EA/AT/2020.025/Rpt01
Emma Adams and Partners Ltd 80 Greenway, Berkhamsted, Hertfordshire, HP4 3LF Tel: 01442 875599 [email protected] Loch View, Wilstone Bridge, Tring Road, www.eahp.co.uk Wilstone, Tring, HP23 4PQ
Contents
Introduction 2
Appraisal of Site & Context 3
Planning Policy Position 8
Assessment of Proposed Development 20
Conclusion 34
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Introduction
1.1 This Planning Statement is prepared by Emma Adams & Partners Limited on behalf of Mr Young (the Client) in relation to proposals at Loch View, Wilstone Bridge, Tring Road, Wilstone, Tring, HP23 4PQ.
1.2 The site sits to the south east of Tring Road (from which it gains access) with the Grand Union Canal (Aylesbury Arm) to its south and the residential property of Lock View to its west. The site is presently used as the base for the Clients scaffolding company.
1.3 The proposals seek consent to demolish the buildings upon the site and seek consent for the erection of six dwellings with associated landscaping.
1.4 This Statement considers the proposals in relation to the relevant statutory duties, including the National Planning Policy Framework (NPPF) and the adopted regional and local policy documents including the Local Development Framework.
1.5 Section 2.0 of this statement highlights the application site within the local area, the context of the application site and the relevant planning history for the site. Section 3.0 sets out the national and local planning policy context relevant to the site and proposals and addresses other material considerations pertinent to the assessment of the development.
1.6 This statement then goes on to assess the proposed development against adopted local and national planning policy in Section 4.0, finally, at Section 5.0 is a conclusion, which concludes that the proposals being presented are policy compliant.
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Appraisal of Site & Context
Site Location
2.1 The site consists of several storage buildings situated in a yard area to the north of the Grand Union Canal (Aylesbury Arm) with accessing being achieved from Tring Road to the north.
Figure 1 –Site Location (NTS)1 2.2 The buildings sit to the south of the overall site and have been used for commercial uses for many years.
1 Taken from Bing Maps
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Figure 2 – Existing Site Plan (buildings in red)
2.3 The Dacorum Borough Council planning policy map notes that the site is located within the rural area, it does not appear to be subject to any other specific site designations.
Figure 3 – Aerial Photograph (Google Earth – March 2020)
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Relevant Planning History
2.4 The site/buildings B8 use was established and confirmed by way of an approved application for a Lawful Development Certificate (ref:4/01756/19/LDE) which was granted by Dacorum Borough Council on 12th September 2019.
2.5 In addition, several surrounding sites have been subject to applications for residential development as noted below.
2.6 To the west of the site (noted as ‘new development site’ on Figure 2 is Victory House site, this site was granted consent in 2017 of ‘Demolition of existing buildings and construction of seven houses and one live/work unit with associated parking and access arrangements.’2.
2.7 In addition, to the south of the site across the canal is located a further site off Tring Road, on that site consent has been sought for ‘Construction of 28 residential dwellings (including 50% affordable housing) with access off Tring Road, including parking and garaging, creation of public open space, landscaping, and all enabling and ancillary works. | Land Off Tring Road Wilstone Hertfordshire.’3. This application was recommended for approval at planning committee but overturned and refused, it is now subject of a Planning Appeal.
2 Ref: 4/02833/16/MFA 3 Ref: 20/01754/MFA
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Figure 4 – Relationship with application ref: 20/01754/MFA
2.8 Following consideration of the application the Councils Planning Officer summarised that;
‘2.1 The proposed development is considered to deliver significant social and economic benefits in the form of housing and affordable housing and would support the sustainable development of the village of Wilstone in accordance with the National Planning Policy Framework (NPPF). These benefits are considered to weigh in favour of the grant of planning permission in this case.
2.2The development is considered to be a high quality and accessible residential scheme and would support the planning objectives under Policies CS8, CS11, CS12, CS17, CS19 and CS20 and CS29 of the Core Strategy and Saved Appendices 3 and 5 of the Local Plan1991-2011.’
2.9 The Officer also noted within their conclusion that;
‘9.1 The proposed development will deliver significant planning benefits in terms of the delivery of affordable rural housing and this weighs significantly in favour of the
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grant of planning permission. The proposed development is a high quality sustainable residential scheme which is well designed and responds positively to its surrounding environment. Accordingly the proposals are considered to meet with the aims and objectives of the NPPF and must be granted planning permission in accordance with paragraph 11 of thereto.’
2.10 It is noted that the Officers professional opinion was not followed at Planning Committee and the application refused, albeit now subject to a formal planning appeal process. However, it is significant to note that in the Officers professional opinion the development of that site is planning policy compliant.
Promotion of Site for Allocation
2.11 We have recently been appointed by the applicant, along with the owner of the adjacent site (see plan below) to formally approach Dacorum Borough Council with a view to the allocation of the land shown on the plan for residential purposes. This is subject to a separate submission to the Dacorum BC Planning Policy Team, taking note of the Officers professional conclusions on application 20/01754/MFA.
Figure 5 – Proposed Allocation
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Planning Policy Position
3.1 The proposals for the application site will need to be considered against the relevant planning policy and guidance. The statutory duties, national guidance and local plan policies relevant to the proposals supported by this statement are summarised below:
Statutory Duties
3.2 The statutory duties, national guidance and local plan policies relevant to the proposals supported by this statement are summarised below. In accordance with the provisions of Section 38(6) of the Planning and Compulsory Purchase Act (2004), planning applications should be determined in accordance with the development plan unless other material considerations indicate otherwise.
3.3 The adopted ‘development plan’ presently comprises the ‘saved’ policies of the Adopted Dacorum Local Plan 2004 and the Dacorum Core Strategy (2013).
3.4 The weight which can be afforded to the two above policy documents will be dependent to a large degree upon the extent to which they align with the NPPF (see below).
3.5 On a national level The National Planning Policy Framework (NPPF) (revised 2019) is also a material consideration in the determination of all planning applications, alongside the National Planning Practice Guidance (NPPG).
3.6 When considering the planning policy matters affecting the site it is noted (as noted elsewhere within the document) that the site is not subject to any site-wide designations or allocations within adopted or emerging policy.
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National Guidance
National Planning Policy Framework 2019
3.7 The National Planning Policy Framework (the Framework) was published on 27th March 2012 and replaced all Planning Policy Statements and Planning Policy Guidance notes. It was further updated, and a new version published on 24th July 2018, being further updated in February 2019.
3.8 The three key dimensions to sustainable development as stated in the Framework4 are economic, social and environmental. The planning system's purpose is to contribute to these sustainable development aims, and each dimension should be sought jointly and simultaneous through the planning system to achieve sustainable development.
3.9 Additional detail is provided by the Planning Practice Guidance; this provides further guidance on how the policies set out in the NPPF should be implemented.
3.10 At Paragraph 11 it is noted that: -
‘Plans and decisions should apply a presumption in favour of sustainable development….
For decision-taking this means:
c) approving development proposals that accord with an up-to-date
4 Paragraph 8
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development plan without delay; or
d) where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date5, granting permission unless:
i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed6; or
ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.’
3.11 Paragraph 59 identifies the governments objectives to boost the supply of homes ensuring that the needs of groups with specific housing requirements are addressed. This is supplemented by Paragraph 61 which notes that the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies.
3.12 Paragraph 117 relates to the need for planning decisions to make effective use of land to meet the need for homes and other uses. This is further supported by Paragraph
5 This includes, for applications involving the provision of housing, situations where the local planning authority cannot demonstrate a five year supply of deliverable housing sites (with the appropriate buffer, as set out in paragraph 73); or where the Housing Delivery Test indicates that the delivery of housing was substantially below (less than 75% of) the housing requirement over the previous three years. Transitional arrangements for the Housing Delivery Test are set out in Annex 1. 6 The policies referred to are those in this Framework (rather than those in development plans) relating to: habitats sites (and those sites listed in paragraph 176) and/or designated as Sites of Special Scientific Interest; land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, a National Park (or within the Broads Authority) or defined as Heritage Coast; irreplaceable habitats; designated heritage assets (and other heritage assets of archaeological interest referred to in footnote 63); and areas at risk of flooding or coastal change.
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118(d) which promotes the development of under-utilised land and buildings, especially if this would help to meet identified needs for housing where land supply is constrained, and available sites could be used more effectively.
3.13 In relation to required good design and architectural styles, Paragraph 124 notes that:-
‘The creation of high-quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.’
3.14 Paragraph 127 notes certain design criteria that applications should address: -
‘Planning policies and decisions should ensure that developments:
a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;
b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;
c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);
d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;
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e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and
f) create places that are safe, inclusive and accessible and which promote health and
well-being, with a high standard of amenity for existing and future users46; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.’
3.15 Paragraph 130 of the NPPF in relation to poor design requires that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.
3.16 The NPPF defines Previously Developed Land as follows: -
‘Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape.’
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Planning Practice Guidance
3.17 The Planning Practice Guidance provides further guidance to support the delivery of policy held within the NPPF.
Local Policy and Supplementary Guidance:
Dacorum Borough Council Local Plan, 2004
3.18 Dacorum Borough Council’s Local Plan was adopted on the 21st April 2004 under transitional arrangements in the 2004 Planning and Compulsory Purchase Act, but is not a plan adopted in accordance with the 2004 Act i.e. the Local Plan is a plan prepared under the 1990 Act.
3.19 Paragraph 215 of the NPPF guides that weight shall be given to saved policies of pre- 2004 Act plans where these policies are in consistency with the NPPF; the greater the consistency, the greater the weight and vice-a-versa. Taking note of this there are certain ‘saved’ polices which are of relevance to this application.
3.20 The sites location adjacent to the canal means that Policy 106 if of relevance, it notes;
‘Development adjoining the Grand Union Canal will be expected to make a positive contribution to the canalside environment. As such, the design, scale and materials of new developments and canalside facilities must be appropriate to the environmental and historic character of the canal, and have no adverse impact on its nature conservation interest. Important views both to and from the canal should be retained.
The retention of original canalside buildings and structures, such as locks, bridges,
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lock cottages and pumphouses, will be encouraged. Development proposals which seriously affect their character and the contribution they make to the canalside environment will be refused.
Encouragement will be given to proposals to improve pedestrian access, and small scale facilities appropriate to the canal, where consistent with other environmental and land use policies of the plan. Such facilities may include picnic areas, seating and nature trails to improve public enjoyment of the canal.’
3.21 In relation to the height of the buildings, Policy 111 states that:
‘The development of buildings over two storeys in height will not be permitted in the countryside or in small villages unless there are exceptional reasons related to the particular use of the site and the visual impact is limited.’
Dacorum Core Strategy (2013)
3.22 The Core Strategy sets out the strategic vision, objectives and spatial strategy for the Borough for twenty years incorporating core strategic policies. The Core Strategy for Dacorum Borough was formally adopted by the Council in 2013 and now forms part of the Development Plan for the Borough and will be used to assess any planning applications that are submitted to the Council.
3.23 Overarching Policy NP1 confirms that the council will follow the lead within the NPPF to support development noting.
‘The Council will take a positive approach to the consideration of development proposals, reflecting the presumption in favour of sustainable development contained in the National Planning Policy Framework. The Council will work proactively with applicants to find solutions for development proposals that help to
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improve the economic, social and environmental conditions in Dacorum.’
3.24 The site is located within the Rural Area; therefore, the relevant policy is CS7 which states:
‘POLICY CS7: Rural Area
… Small-scale development will be permitted: i.e.
(i) for the above uses;
(ii) the replacement of existing buildings for the same use;
(iii) limited extensions to existing buildings;
(iv) the appropriate reuse of permanent, substantial buildings; and
(v) the redevelopment of previously developed sites*
Provided that:
i. it has no significant impact on the character and appearance of the countryside; and
ii. it supports the rural economy and maintenance of the wider countryside.
Further guidance will be provided.
* - Excluding Temporary Buildings’
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3.25 Policy CS8 is of relevance as it promotes the need for sustainable transport noting;
‘All new development will contribute to a well connected and accessible transport system..’
3.26 Moving to matters of design, Policy CS12 notes;
‘On each site development should:
a) provide a safe and satisfactory means of access for all users;
b) provide sufficient parking and sufficient space for servicing;
c) avoid visual intrusion, loss of sunlight and daylight, loss of privacy and disturbance to the surrounding properties;
d) retain important trees or replace them with suitable species if their loss is justified;
e) plant trees and shrubs to help assimilate development and softly screen settlement edges;
f) integrate with the streetscape character; and
g) respect adjoining properties in terms of:
i. layout;
ii. security;
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iii. site coverage;
iv. scale;
v. height;
vi. bulk;
vii. materials; and
viii. landscaping and amenity space.’
3.27 In relation to the construction of new housing Policy CS17 of the Core Strategy states that:
‘An average of 430 net additional dwellings will be provided each year (between 2006 and 2031). The new housing will be phased over the plan period and a five year supply of housing maintained.
Existing housing land and dwellings will normally be retained.’
3.28 Policy CS18 relates to the mix of housing and notes;
‘New housing development will provide a choice of homes. This will comprise:
(a) a range of housing types, sizes and tenure;
(b) housing for those with special needs; and
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(c) affordable housing in accordance with Policy CS19.
Decisions on the appropriate type of mix of homes within development proposals will be guided by strategic housing market assessments and housing needs surveys, and informed by other housing market intelligence and site-specific considerations.’
3.29 It is noted that Core Strategy Policy CS19 introduces certain requirements for the provision of affordable housing, specifically that affordable homes will be provided: on sites of a minimum size of 0.16ha or 5 dwellings (and larger).
3.30 However, the Planning Practice Guidance includes the following provision within Paragraph 031 Reference ID: 23b-031-20160519, most recently updated on 19th May 2016, it states;
‘There are specific circumstances where contributions for affordable housing and tariff style planning obligations (section 106 planning obligations) should not be sought from small scale and self-build development. This follows the order of the Court of Appeal dated 13 May 2016, which give legal effect to the policy set out in the written ministerial statement of 28 November 2014 and should be taken into account.
These circumstances are that;
• contributions should not be sought from developments of 10-units or less, and which have a maximum combined gross floorspace of no more than 1,000 square metres
Paragraph: 031 Reference ID: 23b-031-20160519
Revision date: 19 05 2016’
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3.31 Considering the Dacorum Borough Council Affordable Housing SPD - Clarification Note 2015 and 2016, it is therefore concluded that Policy CS19 is no longer compliant with adopted governmental policy, and thus should be afforded little weight in the planning determination process.
3.32 Finally, the site is located to the north east of Grand Union Canal Aylesbury Arm Bridge Number 3 (Wilstone Bridge) and Lock Number 8 Adjoining on East this potentially brings Policy CS27 into consideration which notes;
‘All development will favour the conservation of heritage assets.
The integrity, setting and distinctiveness of designated and undesignated heritage assets will be protected, conserved and if appropriate enhanced.’
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Assessment of Proposed Development
4.1 On review of the policy framework, it is considered that the key planning issues to be addressed will be the Principle of Development in the context of the Rural Area, design considerations, transport/access/sustainability and relationship to heritage assets.
Principle of Development
4.2 As the site lies within the Rural Area, the national and local policies7 seek to control what is identified as inappropriate development. It is therefore considered that a reasoned justification regarding each issue associated with the site will be required. These issues are further dealt with below.
4.3 The Rural Area designation is less onerous in policy terms than Green Belt, however, within Policy CS7 of the Core Strategy the same principle of accepting appropriate redevelopment of ‘previously developed land’ is established. The NPPF provides a definition of ‘previously developed land’ which can be used for consideration of the proposal against the locally adopted ‘Rural Area’ policy.
The Rural Area
4.4 It is important to emphasise that the site under consideration is not located within the Green Belt; it is however identified as being in The Rural Area. When considering proposals for development within The Rural Area the important Local Policy is CS7 of the Core Strategy.
7 Dacorum Borough Council Core Strategy CS7
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4.5 Policy 7 CS7 of the Core Strategy introduces a test which is of direct relevance and in many ways reflects what is shown in the NPPF.
4.6 Policy CS7 notes within its relevant elements that:
“POLICY CS7: Rural Area
Within the Rural Area, the following uses are acceptable:….
Small-scale development will be permitted: i.e….
(v) the redevelopment of previously developed sites*
Provided that:
i. it has no significant impact on the character and appearance of the countryside; and
ii. it supports the rural economy and maintenance of the wider countryside.
* - Excluding Temporary Buildings”
4.7 It is therefore concluded that the redevelopment of previously development sites within the Rural Area is considered an acceptable form of development.
4.8 The definition of previously developed land within the NPPF is as follows:
‘Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the
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curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or has been occupied by agriculture or forestry buildings; land that has been developed for mineral extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously-developed but where the remains of the permanent structure or fixed surface structure have been blended into the landscape in the process of time.’
4.9 It is confirmed that the buildings to be replaced have also been in situ for a prolonged period of time, they are of permanent construction and thus cannot be considered as temporary buildings.
4.10 Taking note of the above, it is concluded that the application site does meet the tests as being previously developed land and thus its redevelopment would accord to both national and local policy subject to the meeting of tests8 regarding impact and design.
4.11 In terms of the policy within the Core Strategy (CS7) the further test is to ensure that the proposals do not have a significant impact on the character and appearance of the countryside, for the reasons as noted elsewhere it is considered that the proposal sits comfortably within the countryside and protects its appearance and thus accords with this policy requirements.
4.12 The further matter required by Policy CS7 relates to the proposal supporting the rural economy. The occupants of the proposed dwellings will contribute to the local economy, whilst the creation of these additional dwellings will further increase economic activity. It is therefore considered that the proposal fully accords with this
8 CS7 of the Core Strategy
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policy requirement.
4.13 It is therefore concluded that subject to the establishment of a high quality, sensitive and well-proportioned design (see below) the development proposal can be considered to adhere to the adopted policy regarding development within the Rural Area.
Five Year Housing Supply/Tilted Balance
4.14 Recent appeal decisions have confirmed that the Council is unable to demonstrate the delivery of a 5-year housing land supply. In addition, in relation to the Housing Delivery Test the latest data indicates that the delivery of housing was substantially below (less than 75% of) the housing requirement over the previous three years. This lack of supply and delivery clearly attracts further weight in favour of the development.
4.15 Although it is considered that the tilted balance (Paragraph 11 of the NPPF) is not required to justify the development in this particular case as the development is policy compliant, it is a further important material consideration in favour of the development.
4.16 The development would create both economic and social benefits through the early provision of an additional 6.no dwelling houses and the economic benefits which would be generated, particularly in relation to employment through the construction phase.
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Design Considerations
4.17 Both national and local policy relating to the redevelopment of previously developed land state that proposals should have no significant impact on the character, openness and appearance of the countryside.
Site Assessment and Design Development
4.18 The site faces the Grand Union Canal Aylesbury Arm to the south which creates a positive focal feature which to allow the proposed buildings on the site to sit comfortably within their rural context. These strong features combined with the scale and existing siting of the buildings upon the site have informed the siting and design of the proposals to ensure that the proposal maintains the existing topographic and landscape relationship.
Use
4.19 This application seeks permission for the development of 6 dwellings, the design seeks to provide this by proposing a new building that follows many of the design, siting and proportionality principles as noted within the existing buildings.
Layout
4.20 The proposed dwellings will be sited in the same location within the site, of the existing buildings upon the site, this will maintain the existing arrangement between development and landscaping upon the site.
4.21 The hardstanding area between the buildings is maintained (albeit upgraded and landscaped) leading to reduction of hardstanding within the site when compared with
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existing.
Figure 6 – Existing Layout (NTS) Figure 7 – Proposed Layout (NTS)9
4.22 It is considered that the above design decisions together with the associated areas of landscaping will maintain the appearance of the area and fit in well with the wider context of the vicinity, maintaining the character and openness of the Rural Area.
Scale
4.23 The building footprint proposed reflects that existing, 660m2, this will lead to no greater impact upon the openness of the rural area, with the developed area remaining as existing.
4.24 The proposal is more tightly knit and will be of a significant higher quality to the existing arrangement.
Landscaping
4.25 The development proposal will be accessed via the existing access track leading to Tring Road. The existing boundaries to the south and west will be retained, albeit strengthened, whilst a similar planting will be introduced to the east to separate the
9 Existing building footprints dotted.
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site from the adjacent field. Additional planting is proposed across the site to create visual breaks, shading as well as screening for parking areas.
4.26 This will reflect the existing arrangements and also add interest to the context in terms of materials, textures, views, enhancing the existing situation whereby the industrial buildings are visible in views from the east and north east.
4.27 The rear of the site adjacent to the canal is intended as amenity area for the properties allowing the canal as a positive landscape asset to be utilised and incorporated within the scheme.
Figure 8 –Proposed Site Plan showing landscape proposals.
4.28 It is concluded that the proposed landscape solution will maintain the character of the Rural Area and ensure that the proposal fully incorporates itself into its immediate and wider context.
4.29 The extent of domestic garden will be retained within the existing footprint of the industrial use, ensuring no further encroachment into the countryside.
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Appearance
4.30 It is proposed to redevelop this site to create a building range with two storey and single storey elements, the objective being to achieve articulation and interest in the architecture.
4.31 The proposal is simple in form and seeks to take a lead in terms of scale and proportionality from farm buildings, again seeking to deliver an architectural solution that sits comfortably in the rural area. This combined with the landscaping proposal will limit any visual impact addressing Local Plan Policy 111.
Figure 9 –North Elevation (Courtyard)
Figure 10 –South Elevation (Canal)
4.32 The proposal uses a material palette that further seeks to ensure that the proposal sits comfortably within its location, again using the existing buildings as a guide to establish a range of materials.
4.33 The walls will be finished with horizontal natural oak weatherboard, whilst the roof will be finished by way of a clay tile roof, these are materials which are found within the locale and will ensure a sensitive materiality that helps the proposal to assimilate itself into the surrounding landscape.
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4.34 Due to the site’s location adjacent to the Grand Union Canal the development seeks to make a positive contribution to the canal side environment. The proposed design, scale and materials of the building is considered appropriate to the environmental and historic character of the canal,
Access
4.35 The proposal will utilise the existing arrangement from Tring Road, this will ensure a satisfactory access to the highway is maintained, whilst parking to meet adopted standards is provided within the site.
Design Discussion
4.36 Taking note of the above assessment of the design it is concluded that the proposals as submitted are a high quality design that reflects and engages with the surrounding landscape whilst maintaining the character of the site and its surroundings. This adheres to the policy considerations as laid down within the Framework in terms of Core Planning Principles.10
4.37 In addition, the proposals sit comfortably within the landscape and do not detract from the openness of the landscape adhering to the relevant locally adopted Policy.11
4.38 The proposed design incorporates satisfactory access and parking which meet adopted standards, avoids visual intrusion retains trees and other landscape features, integrates the site into the wider landscape, respects the design and amenity of the surrounding landscape and is a scale and extent of development which is sensitive to its location. In light of this it is considered that the proposal adheres to the relevant
10 NPPF Paragraphs 124-132. 11 Core Strategy Policy CS7, Local Plan Saved Policy 106 & 111.
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locally adopted policy regarding standards of design.12
4.39 The siting and design are not obtrusive and utilises existing access provisions. The proposal is not prominent on the skyline and is instead in harmony with the landscape, using all existing landscape features to engage with, and integrate within, the landscape.
4.40 The materiality employed and architectural theme sits comfortably when viewed within its context whilst maintaining the sites position within the surrounding landscape hierarchy, it is therefore concluded that the proposals are in full accordance with adopted planning and design policy.
Sustainability
4.41 Although the site is in the Rural Area it is in a sustainable location, situated on the northern periphery of Wilstone. The village contains range of services and facilities including a village shop and a public house along with a church and village hall.
4.42 Nearby at Wilstone Green is located the PE Meads Farm Shop where there is a tea room and which supplies food, including meat and vegetables, confectionary, fuel, garden supplies and animal feeds.
4.43 Due to the site’s rural location, adjacent to the canal and towpath there is great opportunity for linkages to the site on foot/cycle. The facilities available within the village of Wilstone are easily accessible in this manner.
4.44 Turning to matters or wider national connectivity, Tring town centre is 4.5km from the site, Tring Station is approximately 5.5 km from the application site by road. From
12 Core Strategy Policy CS7, Local Plan Saved Policy 11, 96 & 111.
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Tring Station services are available to London, Milton Keynes, Northampton and Birmingham with stops at Berkhamsted, Hemel Hempstead and Watford. There is good access to bus routes with regular bus services between Aylesbury and Leighton Buzzard via Tring and numerous villages which pass the site. Bus stops are located at the centre of the village.
4.45 There is a full range of services available in Tring including Tring School, which is within 4 km of the site and accessible by bicycle and bus.
4.46 The site is 2.5 km from the junction of the A41 leading to Aylesbury to the West, Hemel Hempstead, M1, Watford and M25 to the East.
4.47 Policy CS29 of the Core Strategy seeks to ensure that development within the Borough is carried out sustainably and meets several criteria, inter alia, in respect of water conservation, SUDS, energy conservation, waste reduction, reuse of materials, etc. A sustainability checklist as required by Policy CS29 has been submitted. It is considered that a condition can be imposed to ensure sustainability principles are followed and the specific detail and measures are provided.
4.48 The site falls within Flood Zone 1, the area least susceptible to flooding. On this basis, it is concluded that the development of the site for housing is acceptable, having regard to Policy CS31 of the Core Strategy, which states that development should avoid Flood Zones 2 and 3. In avoiding these zones it is therefore clear in this instance that the sequential and exception tests do not need to be carried out.
Relationship to Heritage Assets
4.49 The site is located a short distance to the east/north east of the listed Grand Union Canal Aylesbury Arm Bridge Number 3 (Wilstone Bridge) and Lock Number 8 Adjoining on East.
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4.50 On review it is considered that the significance that can be afforded to this structure as a designated heritage asset relates to its survival as an example of an early 19th century lock and canal bridge, within the context of the canal corridor and associated environment.
4.51 There is the potential that the development could affect the setting of the heritage asset, therefore we now consider the effect upon setting, taking note of the advice laid down in The Setting of Heritage Assets, Historic Environment Good Practice Advice in Planning: 3 (Second Edition), Historic England (2017), below;
Location and siting of development
Proximity to asset The application site is located to the north east of the assets, separated by boundary treatments and mature vegetation. Extent The application site is only located in a small extent of the assets wider setting, with engagement at an oblique angle. Position in relation to landform Existing ground levels are to be maintained in the area between the asset and the development. Degree to which location will physically Due to their spatial arrangement, the development does or visually isolate asset not physically, not visually, isolate the asset. Position in relation to key views The proposal does not sit within the context of any key views in relation to the asset. The form and appearance of the development
Prominence, dominance or Due to their spatial arrangement, the development does conspicuousness not have prominence nor dominance within the context of the asset. Competition with or distraction from Due to their spatial arrangement, the development does the asset not compete with nor distract from the asset. Dimensions, scale and massing The dimensions, scale and massing proposed reflect the existing arrangement upon the application site. Proportions The proportions proposed reflect the existing arrangement upon the application site. Visual permeability extent to which it As there is no direct visual relationship between the asset can be seen through) and the application site there is little relationship to permeability. Materials (texture, colour; The materials proposed reflect the existing arrangement reflectiveness, etc) upon the application site. Architectural style or design The style and design proposed reflect the existing arrangement upon the application site.
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Introduction of movement or activity The access to the site is sited away from the asset, whilst there is no introduction of any access in this location. Thus, it is concluded that there are not detrimental effects with regards to movement nor activity. Diurnal or seasonal change N/A Other effects of the development
Change to built surroundings and There will be a change from commercial to residential use, spaces albeit in the context of an existing boundary treatment. Change to skyline No change to the skyline is envisaged within the context of the setting of the heritage asset. Noise, odour, vibration, dust, etc None envisaged following the construction phase. Lighting effects and ‘light spill’ None envisaged following the construction phase. Change to general character (e.g. The asset and the surrounding townscape are already Suburbanising or industrialising) subject to limited development and thus the general character will not fundamentally change. Changes to public access, use or N/A amenity Change to land use, land cover, tree There will be a change in land use, although in the context cover of the heritage asset this will not cause alteration to the setting of the asset. Changes to archaeological context, soil N/A chemistry; or hydrology Changes to N/A communications/accessibility/ permeability Permanence of the development
Anticipated lifetime/temporariness Permanent. Recurrence N/A Reversibility Could be reversed if development removed at later date. Longer term or consequential effects of the development
Changes to ownership arrangements Unknown. Economic and social viability The application will provide further assistance to economic and social viability of the locale. Communal use and social viability N/A
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4.52 Taking note of the assessment above, it is concluded that there is very limited setting relationship between the asset and the application site, and where there is a visual relationship it is in an oblique form and characterised by existing landscaping and boundary treatments.
4.53 Taking note of the assessment we consider that the proposals will have a neutral effect upon the setting of the heritage asset and thus preserve its significance, thus complying with the requirements of the NPPF (paras 193-196) along with local Core Strategy Policy CS27.
Affordable Housing
4.54 While the site is within a rural area as defined in the Local Plan the Planning Practice Guidance (PPG) note issued by the Government is clear that contributions should not be sought from developments of 10 units or less and that only in designated ‘rural areas’ (as described under section 157(1) of the Housing Act 1985) can local authorities impose a lower threshold of 5 units or less.
4.55 As the site is not in a designated National Park or an area of outstanding natural beauty the only circumstance where the 10 unit threshold may not apply is where the site is an area designated as a rural area by a statutory instrument under s.157 (right to buy provisions). The list published by DCLG does not include any parish in Dacorum that is covered by such a designation. Therefore, the 10 unit threshold applies and there is no requirement for affordable housing on this site.
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Conclusion
5.1 This site is located within the designated Rural. This site meets the requirements of Previously Developed land as set out in the Core Strategy and as defined within the NPPF.
5.2 The proposal works within the existing footprint of the existing built forms and the new building has deliberately been kept simple in form, and linear, allowing the roof form to dominate the design and also longer views.
5.3 The parking layout will remain within the existing courtyard similar to the existing arrangement.
5.4 It is concluded that the works will not significantly impact on the character, openness and appearance of the countryside and is thus fully compliant with adopted local and national policy and should be approved.
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