P03017 – Homeside

Application for planning permission

Homeside Farmhouse, Bossingham,

Erection of a dwelling and separate garage.

December 2020

Lee Evans Partnership Ref: P03017

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Determining Authority City Council

Prepared by Elouise Mitchell, Lee Evans Partnership LLP

Date December 2020

Status FINAL

Lee Evans Partnership

St John’s Lane, Canterbury, , CT1 2QQ

tel: 01227 784444 fax: 01227 819102

email: townplanning@lee‐evans.co.uk web: www.lee‐evans‐planning.co.uk

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1. Introduction 1.1 This Planning, Design and Access Statement has been prepared to support an application to replace an expired planning permission CA/17/02100 for the erection of a dwelling and separate garage on land to the rear of Homeside Farmhouse, Bossingham. This application is made as the approved planning permission expired on 21 November 2020.

1.2 The application is for a scheme that is identical to that approved on 21 November 2017 and this document follows the format and principal contents of the earlier approved scheme albeit updated to take into account local and national policy changes.

1.3 Section 2 of the Statement provides a description of the site and its context, and details the proposals. In this particular case the description of the site remains the same but the description of the proposal has been revised to take account of the changes which are proposed in response to issues raised by local residents to the two applications made prior to CA/17/02100 and comments of the local planning authority.

1.4 Section 3 outlines those relevant development plan policies and describes how the proposal complies with the policy requirements.

1.5 Section 4 provides a conservation area appraisal

1.6 Section 5 examines the impact of the revised proposal on the property and its surroundings.

1.7 Section 6 submits that planning permission be granted.

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2.3 The site itself forms part of the rear garden area of Homeside 2. THE APPLICATION SITE Farmhouse which is sub divided into three distinct parts. The first forms the immediate private garden space and comprises a hard Site Context landscaped patio area, brick shed and lawn serving Homeside 2.1 The application site is situated within Bossingham and is located at the Farmhouse. southern end of the village, set back from the frontage of Bossingham Street. It is part of the garden area of Homeside Farmhouse and is 2.4 The second is the application site, which wraps around the rear of linked to the road by a partly fenced off access strip, which runs down Homeside Farmhouse and Glenham and the third is the partly fenced the side boundary of Homeside Farmhouse and Glenham, the off access referred to above. detached house to the south west. Bossingham itself is a small village situated within the wider countryside approximately 9.1km to the south of Canterbury.

2.2 The village is predominantly linear with the settlement fronting The Street, Bossingham Street and Manns Hill. In the vicinity of the application site development extends in some depth to the west with the 1980’s development of the former farmyard to form 11 houses (8 terraced and 3 detached).

Photo 2: The northern part of the application site showing how the semi mature planting screens the garden from overlooking with only the roofs of the adjacent Homeside Farm development visible above the canopy

Photo 1: Part of the private garden area serving the back of the Farmhouse.

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2.5 The application site area is located in the more discreet, isolated part of the garden which has been extensively landscaped along its boundaries with a mixture of semi‐mature trees and shrubs. This planting affords privacy to this area of the property from the adjacent development.

2.6 The village is situated in a gently undulating part of the Kent Downs Area of Outstanding Natural Beauty with the site surrounded on two sides (to the east and west) by residential gardens.

2.7 The northern boundary abuts an area of amenity space lying within the Homeside Farm residential development. To the south is agricultural land with the southern boundary of the site also forming the southern limit of the village.

2.8 The character of development in the area is mixed. Homeside Farmhouse itself is an understated 20th century building of a traditional vernacular design set under a part gabled and part hipped roof. Photo 3: Homeside Farmhouse is a traditional 20th century building. The vehicular access to the rear is shown to the left of the garage

2.9 A substantial extension on its southern side provides garage 2.11 The village benefits from a number of local facilities with the village accommodation and further bedroom accommodation within the roof hall located opposite Homeside Farmhouse, the local primary school space. A single‐storey rear extension has also been added to extend ( Primary School) 0.2km to the south and the village pub the ground floor living accommodation. 0.34km to the north. Other facilities are located in Canterbury to the

north, which is the main town serving the area. 2.10 Glenham, the detached house to the south, is an undistinguished mid‐ 1920s house. Remaining development in the vicinity is more modern The Application and a fuller description is included within the section 4 which offers a 2.12 The application involves the erection of a new detached dwelling on conservation area appraisal. part of the garden of the existing farmhouse together with the laying out of a driveway/access to Bossingham Street, which also involves an alteration to the garage serving the farmhouse to ease the line of the

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new driveway and provide adequate visibility to the road. A more is located within a 4.2m wide strip running parallel with the boundary detailed description of the development is set out below. However it to Glenham. should be noted here that the scheme is a copy of the approved development (CA//17/02100) with no changes to the site area, design 2.17 A separate garage building is located close to the western boundary of or location of the house or garage. the site and to the north of the proposed dwelling as shown on the site location plan (drawing number 07285‐428). This is located some 10.5m Use away from the boundary with the Homeside Close development. 2.13 The application provides for a single detached private residential dwelling on a part of the garden area of Homeside Farmhouse. The 2.18 The existing boundary planting is to be retained along with a 1.7m existing dwelling will remain largely unaltered and will sit within a plot close boarded fence which separates the plot from the other gardens. measuring 61m x 17m (1137m2). The new dwelling will be set within a The main car parking and turning area is to be located on the northern plot measuring some 28m x 21m (574m2) (excluding the driveway). side of the dwelling with entrance into the house located on the eastern elevation. The remaining part of the plot will be retained as Amount private garden space serving Homeside Farmhouse. 2.14 This proposal involves the erection of a two storey dwelling totalling some 153m² floor area spread over two floors. A separate garage 2.19 The accommodation is set on a north/south axis with the main living measuring 7.1m x 6.3m is located to the north of the proposed dwelling accommodation at ground floor level and bedroom accommodation at and is to provide secure garaging for the Homeside Farmhouse. first floor level. Window openings to the principal rooms are generally situated on the east, south and west elevations. The number of 2.15 The overall site area of the new house is approximately 0.04ha windows on the west elevation is limited and confined largely to the excluding the area of the access drive and the proposal involves ground floor with the exception of one obscure glazed window lighting increasing the density on the overall site from approximately 5 a bathroom and a lower level window lighting the staircase. The dwellings per hectare to 10 dwellings per hectare. kitchen and bedroom 4 are lit from the north elevation.

Layout Scale 2.16 The dwelling is positioned centrally within the plot on an east west axis 2.20 The proposed footprint of the new dwelling, set at 79m² is modest. It and at the northern end of the site with its western elevation set equates to the size of other detached dwellings in the area. At ground approximately 5m from the boundary with The Herdsman (the house floor level the basic floor plan measures some 12.9m x 6.8m with a to the west). It is approximately 20.6m away from the northern 3.8m outshot providing garage accommodation housed under a boundary, moving the dwelling an extra 4.6m away from Homeside pitched roof. The height of the building is 4.3m to the eaves and 7.95m Close from that shown on the previous application. The eastern to the ridge. The single storey section is 2.3m to eaves and 5.7m to the elevation is set 9m away from the boundary with Glenham. Its access ridge.

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2.21 The separate garage block serving Homeside Farmhouse measures 7m x 6m and is 2.3m to eaves and 5.6m to ridge. 2.27 The fenestration will be a traditional casement design and constructed of anodised colour coated aluminium external frames mounted on an Appearance internal timber face. 2.22 The design of the new dwelling adopts a traditional Kentish vernacular style of architecture. The house is set on a brick plinth and all the Landscaping elevations are brick. A small section of the elevation under the eaves 2.28 The proposed plot is already well landscaped on its boundaries with a is shown to be rendered. Above, the pitched roof is hipped at each end mix of deciduous trees and conifers. On the north boundary there is a and utilises clay tiles. Glazing takes the form of traditional casement mix of oak and ash trees which are to be retained. The western patterns with the first floor windows on the east and west elevations boundary has a mix of beech, silver birch, sycamore and conifers which set partly within the roof. On the southern elevation patio doors at are also to be retained. The southern boundary has two silver birches ground floor level and a glazed screen at first floor level gives light to along its length. The eastern boundary between the site and Glenham the principal living room and master bedroom. is protected by a 1.7m close boarded fence and semi mature planting. This will be strengthened to maintain and enhance the current level of 2.23 The southern elevation is enlivened by the mixed height of the building privacy. The boundary between the new plot and the existing and the prominent brick chimney serving the fireplace in the lounge. Farmhouse is denoted by a 1.8m high close boarded fence which is to be erected. 2.24 On the west elevation the outshot containing the blind bay giving light to the study adds interest to the plain lines of the building. The rear Access entrance opening and the windows on this elevation add simple detail 2.29 Vehicular access to the site is provided from the side of Homeside to its overall appearance. Farmhouse along the existing access strip between it and Glenham. Alterations to the garage frontage and the existing access on to 2.25 The north elevation facing Homeside Close is also simple in appearance Bossingham Street are shown in order to give sufficient visibility in a with windows giving light to the kitchen at the lower level and southerly direction. bedroom 4 at the upper level. 2.30 An alternative access form the adjacent Homeside Close development 2.26 The view from the main approach to the new house centres on the east has been examined with a formal request made to the residents elevation, a simple elevation enlivened by the projecting bay at ground association to put a vehicular and/or pedestrian driveway across the level, the extended mono‐pitched roof over the porch and the single amenity space. However, the association has formally declined the storey garage projection. The driveway sweeps round to the right hand request so the access on to Bossingham Street is the only viable option. side of the house through double gates into the garage forecourt serving the existing house. The garage is shown to be of a simple brick 2.31 Bus access to the site is gained from routes 556 and 630 with the bus construction set under a half hipped pitch roof. stops situated immediately to the north of Homeside Close. The

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services through Bossingham comprise two buses per day, one in the morning peak and one in the evening peak. Otherwise, the nearest bus services run along Stone Street approximately 1km to the west.

2.32 The nearest railway station is Canterbury which is situated approximately 9.1km to the northwest (as the crow flies) and which has twice hourly services to the coast, Ashford and north Kent.

2.33 The development itself provides sufficient car parking spaces within the site to accommodate vehicles and bicycles. Secure cycle storage will be located within each of the garage spaces.

2.34 The unit will be designed to meet the current DDA standards to provide level access into the house and to accommodate wheelchair access and circulation within the unit. A staircase designed to ambulant standards will give access to the upper floor.

Services 2.35 The development will connect to the services in the locality.

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3. PLANNING POLICY 3.6 Policy DBE1 deals specifically with sustainable forms of construction and requires all new development to adopt 3.1 This section gives a summary of the relevant policy issues and sustainable measures. Policy CC13 set a water usage limit of measures the proposal against those relevant policies contained 110/lt/person/day, which can be met by this development. within the Canterbury District Local Plan adopted in July 2017. Housing Policies 3.2 Other relevant policy matters contained within the National 3.7 Policy SP4, in response to the NPPF policies relating to housing in Planning Policy Framework are also referred to where appropriate. the rural areas, states that in the villages of Adisham, Bekesbourne, The site carries no allocation but is shown on the proposals maps Bossingham, Broad Oak, Hoath, Kingston, Petham, Rough to be located within a Conservation Area and the Kent Downs Area Common, Tyler Hill, Upstreet, and Wickhambreaux, priority will be of Outstanding Natural Beauty. given to protecting the rural character of the district and infill development of an amount appropriate to the size of the 3.3 Policies in the CDLP seek to provide an urban focus for settlement (or development to meet an identified local need for development but it also recognises the ability of certain villages to affordable housing), in a location appropriate to the form of the accommodate modest growth. Bossingham is one of the villages settlement and of a design and scale that respects and enhances identified in Policy SP4 as being appropriate for infill development the character of the village. This indicates minor infill development in a location appropriate to the form of the settlement. within the identified villages is acceptable in principle.

3.4 The NPPF and Local Plan seek to achieve sustainable forms of 3.8 The development will undoubtedly assist Canterbury in meeting its development; one of the ways to achieve this is through reducing housing targets in table H1 which identifies Canterbury district as the need to travel by ensuring good accessibility to public and needing to provide 16000 new dwellings between 2015 and 2031. other forms of non‐car travel. 3.9 Supplementary planning guidance on residential intensification was adopted by Canterbury City Council in April of 2008 and seeks 3.5 The village is located some distance away from Canterbury but it to secure appropriate forms of development which intensifies the does have some public transport links and the local school at number of units provided that the site layout and orientation of Stelling Minis is walking distance. The issues arising from the the development follows the general character of the area. location of the development in a rural village requiring car use is Particular reference is made to housing which fronts roads and the balance that needs to be struck between sustainability and the where there is an established building line. It states that the overall identified need for small scale development in the villages as per size of development plots should be similar to those existing Policy SP4 and Chapter 5 of the NPPF 2019. houses in the area and new dwellings should be space to prevent any direct overlooking of existing neighbouring houses.

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3.10 These are all matters which will be discussed in more detail in the and enhancing the AONB, while Policy SD3 states that new section below. However, it is sufficient here to note that we development and changes to land use shall not run counter to the consider the proposal is in general accordance with the guidance purposes of the AONB and Policy SD9 requires the maintenance of set out in the residential intensification SPD. the character of settlements.

3.11 As the dwelling is to be located within the curtilage of dwelling 3.15 Whilst the dwelling is located within the area covered by the policy outside of the identified urban boundaries the judgement of it is nevertheless relevant to consider that the development Dartford Borough Council v SS CLG which confirms that residential proposed is set within the curtilage of the village (as identifiable gardens outside of the built up areas is brownfield land, is a from the extent of built development) and is enclosed by existing material consideration. development on three sides. As private garden space we consider that the space does not contribute to the wider amenity of the area or the character of this part of the village. Therefore, it is submitted 3.12 We have examined the government’s statements carefully and that the introduction of an additional building within the built conclude that any detrimental impacts arising from the confines of the village has no adverse impact on the character or development of garden land relate most to the overall impact of attractiveness of the AONB and that the development is accords the intensification of development on the character of the area with the requirements of the policies. and on the amenity of surrounding occupiers. These matters are issues which are covered in the Council’s SPD on Residential 3.16 A more detailed assessment of visual impact of the development Intensification and policy DBE3 of the CDLP and they are carefully is given in the next section because it is also relevant in assessing considered in section 5 below. It is sufficient to note here that that the case to determine whether the development will adversely we consider the proposal meets these policy requirements and affect the character of the area or the amenities that are enjoyed guidance. by the adjoining residents. It is concluded that the proposal will have no adverse impact on the wider landscape and a further Protection of the Countryside discussion on this is set out below. 3.13 The village of Bossingham lies within the Kent Downs Area of Outstanding Natural Beauty. It is the aim of policy LB1 to ensure Built and Historic Environment that applications for development within those areas give priority 3.17 Policy DBE3 concerns itself with achieving a high quality of design to the conservation and enhancement of the natural beauty of the which responds to the objectives of sustainable development and landscape. it sets out 12 criteria which the Council will have regard to in considering applications. These can be divided into a number of 3.14 The Kent Downs Area of Outstanding Natural Beauty Management subject areas and they form the basis for assessing the Plan 2014‐2019 provides guidance and policy for development and development within the next section. It is sufficient to here management of the AONB. Policy SD1 provides for the conserving

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indicate that we consider the proposal is in accordance with the fences/vegetation and forms part of the fabric of the village. The criteria set out in policy DBE3. clear definition of the village boundary is illustrated on the aerial photograph below. The new dwelling would add an extra building 3.18 Policy DBE4 requires new dwellings to have regard to the within a generous plot within the existing built form at the Government space standards. In this instance the dwelling meets southern end of the village. those standards.

3.19 Policy HE6 requires that development within a conservation area should preserve or enhance its character and appearance and that development that preserves and enhances the character will be permitted. The character of the conservation area is assessed in section 4 and how the proposal will preserve and enhance this character is discussed in section 5.

Access 3.20 One final area of policy‐making that applies relates to access and parking. Policy T9 and Appendix 4 outline the Council's adopted vehicle parking standards and cycle parking standards. It should be noted that these vehicle parking standards and cycle parking standards are met by this scheme.

3.21 In considering the aims of development plan policies which apply to this development it is clear that the proposal is in accordance with all of those requirements. We therefore conclude that the application is acceptable in policy terms. In reaching these conclusions is it is nevertheless relevant to consider all those criteria which are set out in the policies in further detail.

National Policy 3.22 Garden land is undeveloped land lying within the curtilage of a dwelling. This site it is located within the village confines but outside the urban area as identified by the Local Plan and so is 3.23 An aerial view of the site clearly showing the village boundary considered a brownfield site. It is enclosed by well‐established

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3.24 It therefore follows that proposals, which are brownfield and which have no adverse impact on amenities of neighbouring properties, should be approved provided they are situated in locations that are acceptable to the planning authority.

3.25 The development is on a site within the confines of the village where there is no conflict with other policies of the local plan or with strategic or national policies. Whilst it is accepted that emphasis is given to the siting of development in urban areas Policy SP4 supports smaller scale development at villages. This proposal seeks to make a more efficient use of land and is within the existing built confines.

3.26 Finally the local planning authority has introduced a Residential Intensification SPD to protect the character of areas and the development complies with the guidance contained within it.

3.27 The local planning authority has shown a consistent approach to development at Bossingham over the years with the development of Homeside Farm, a former agricultural unit, for housing purposes. More recently Oakgate bungalow was replaced by 2 houses on Manns Hill and permission granted for new dwellings at Great Bossingham Farm. This illustrates the implementation of the policy towards minor infill development within the villages as outlined in the Local Plan.

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4. CONSERVATION AREA APPRAISAL

4.1 In considering the impact of the proposal on the Conservation Area, it is first of all important to establish the Conservation Area’s character. Some guidance is given in the Agenda Report to Planning Services Committee dated December 1995, which gives a brief description of the character of the proposed Conservation Area (see appendix 1). However, this is an extremely abbreviated description and does little to convey the real character of the village. A fuller description is given below.

4.2 Bossingham is situated within a mature agricultural landscape, and is a predominantly linear village which has grown around a number of farmsteads such as Homeside Farm, Great Bossingham Farm, Court Lodge Farm and Denne Farm. The heart of the village is centred on the junction of Bossingham Street, The Street and Manns Hill, and extending along both The Street and Bossingham Street to form a continuously built up frontage as far as Glenham (Bossingham Street) and Little Bossingham Farm at the junction of The Street with Lime Kiln Road. Development along Manns Hill is highly contained, with Photo 4: View of properties located at the junction of Bossingham the more intensive built form of development land contained in the Street, The Street and Manns Hill showing the older properties at the vicinity of the junction with The Street. A significant gap to the south centre of the village of Iserlohn and The Cottages forms a visual break between the main village and the more sporadic form of development along Manns Hill 4.4 Modern development on the south east side of Bossingham Street, further to the south. and on both sides of The Street, is predominantly 1970s and single storey. However the older properties situated on the north side of 4.3 Within the main part of the village, a number of historic properties, Bossingham Street are all two storeys. Great Bossingham Farm, York Cottage, Long Cottage and Tudor Cottage form the older development around which the more modern elements have grown. These historic buildings and the older properties along Bossingham Street are predominantly two storeys, and constructed of brick, render and/or painted timber weatherboard set under pitched, tile and slate roofs.

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Photo 5: More recent development in the village on The Street typical of other development on the south side of Bossingham Street Photo 6: Development at Homeside Farm showing one of the ‘barns’ containing 4 units with the second barn glimpsed through the trees 4.5 A more recent development, in the 1980s, is that which has taken on the left place at Homeside Farm (adjoining the application site), where a number of two storey dwellings have been constructed, the majority 4.6 In terms of materials development in the village uses a range of of which have been contained within barn‐like structures. Other different materials timber framed and painted weatherboarding, red development at Homeside Close consists of three 2 storey detached stock bricks (see photo 4), rendering (see photo 4) and black stained houses. The most recent development in the village is the building weatherboarding (see photos 6 & 7). There is a mixture of slate and of two houses on a plot occupied by Oakgate bungalow in Manns Hill tiled roofs. where the replacement of one bungalow with 2 houses was approved. Three additional dwellings and subdivision of an existing dwelling at Great Bossingham Farm were also granted permission in on 4 February 2015 (CA/14/02317/FUL).

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the buildings have a very close relationship with each other with only small gaps between them. This close knit pattern of development together with the hedgerows surrounding the gardens helps to define the boundary of the village.

4.9 Most of the properties are built in the Kentish vernacular (traditional) style with very little embellishment in the form of architectural detailing. The older buildings have a range of roofscapes where they have been extended over time and have simple but traditional casement or sash window details. This rural character of building is lost in the undistinguished 1970’s bungalows.

Photo 7: Timber weatherboarding in Bossingham Street

4.7 Plot sizes vary significantly amongst the older development and this contrasts with the uniformity of plot width and depths of the 1970’s development. Building footprints also vary between the very small terraced properties and the larger detached houses in Bossingham Street and Manns Hill. However, the sizes of the terraced units, when viewed as a whole, are large structures.

4.8 Development is generally linear in form except in the vicinity of the application site where there is development in depth. However all

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a site which situated within the confines of a village which is 5. RELEVANT CONSIDERATIONS identified as capable of accommodating infill development and in a manner appropriate to the form of the settlement and of a design 5.1 The principle of this development has already found to be acceptable and scale that respects and enhances the character of the village. It by Canterbury City Council on two occasions where permission has also makes the best use of land by increasing the density of been granted, once on 26 September 2012 (Ref CA//12/01405) development to 10 units per hectare which reflects the rural setting where the committee report concluded “that the proposal would not of the village and the character of surrounding development. It also have a detrimental impact upon the character and appearance of the acknowledges the need to preserve existing vegetation. area, the amenities of neighbouring occupiers or the safety of users of the public highway. It is therefore recommended that planning 5.6 As discussed above the proposal is located within the built confines permission be granted.” of the village on brownfield garden land. The Officer’s report stated that “…in accordance with the NPPF it is located within the village of 5.2 Permission was then granted again, as the 2012 permission had Bossingham and is within an established residential area. It is expired, on 21 November 2017 under planning reference considered therefore that the principle of limited residential CA/17/02100, subject to conditions. development can be accepted in this location which is considered to fall within the built confines of the village.” 5.3 As shown above and in the discussion while there is an adopted Local Plan and there has been no material change in policy that would 5.7 The erection of a new garage serving Homeside Farmhouse allows result in this development no longer being acceptable. the conversion of the existing space and the remodelling of the interior, there are no policy objections to this as it complies with the 5.4 However, as there is a recently adopted Local Plan this section gives requirements of Policy DBE6 in that it is compatible with the consideration to those criteria set out in policies SP4, DBE3, CC13, character of the original building and will reduce the bulk and HE6 and LB1 of the CDLP 2017 and which provide a comprehensive massing of the building, will result in no loss of privacy or and effective means of examining the impact of the proposal on all overshadowing of neighbours and will have no impact on the relevant matters. character and amenity of the street scene.

5.5 Development in rural villages: This proposal seeks to add an extra 5.8 Accessibility and safe movement: the existing egress out of the site dwelling on a much larger residential plot without having an adverse is via an entry/exit from Homeside Farm on to Bossingham Street. impact on either the wider area or nearby occupiers. Homeside The road at this point has a 30mph speed limit and visibility to the Farmhouse is almost twice the size of nearby plots, has a direct road south is partially obscured at the extreme southerly end by the frontage and will not have an adverse impact on neighbours. The adjacent garden. The remodelling of the existing garage by removing development also assists the local planning authority in providing its end section and the realignment of the access to serve both the windfall housing to satisfy their housing targets. It seeks to do this on existing and the proposed house provides adequate visibility to

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overcome this issue. These details have been previously agreed with the trees when immediately adjacent. Angled views and more Kent County Council Highway Services department and supported extensive views of the site will however be masked by existing subject to conditions in their response to the planning application vegetation both within the site and on adjoining land. CA/17/02100. 5.13 Views from the west and the north (from within the Homeside Close 5.9 Vehicle parking and manoeuvring within the site is set within a development) will be limited with glimpses of the upper parts of the defined area and spaces for the new property are provided within house and the roof seen between gaps in the tree canopy which the proposed garage and within the circulation and turning area. Bike extensively covers these boundaries. The attached photos show how spaces and refuse storage can also be accommodated in the garage the tree cover in Homeside Close and on the boundary within the site or garden areas. masks both the house and the garage. In none of the viewpoints does the house break the canopy line and in three of the four views the 5.10 Alternative arrangements for obtaining vehicular access have been house will not be seen during the summer months. In winter there examined. The adjoining residents association control land adjoining will be clearer glimpses of the garage and house beyond. But again it the northern boundary of the application site which forms amenity can be concluded that there will be no overlooking or loss of privacy space within the Homeside Close development. However the and the new house will not be adversely visually dominant. association has declined the request outright even though our client was prepared to compensate the residents. This option was 5.14 The garage will have no material impact on any of its neighbours or therefore ruled out. affect the character of the area.

5.11 Integration into the Landscape: Principal views of the site are from 5.15 The proposal is sustainability and appropriately located within the the south and from Homeside Close as well as the gardens of confines of a village and will not be intrusive into the wider landscape Homeside Farmhouse and Glenham. Views from Bossingham Street of the AONB as such it is submitted that the proposal complies with are, however, severely limited by the intervention of the two houses Policy LB1 and the policies and aims of the AONB Management Plan fronting the road. 2014‐2019 as it will have a negligible effect on the AONB and will maintain the current settlement pattern. 5.12 All potential views of the development are set within the context of a mature landscape background. Trees surrounding the site which 5.16 The 2017 Delegated Report also concluded that the development are to be retained provide green canopy surroundings to the new “would not have a detrimental impact on the Area of Outstanding building. The main house is set some 16m away from the southern Natural Beauty or Special Landscape Area and would ensure that the boundary with the narrow end elevation facing south and with the wider landscape views are preserved.” existing silver birches providing partial screening to the building when viewed from the footpath crossing the fields to the south. From 5.17 Conservation of Natural Features: A principal feature of the site is this path a part of the elevation will be glimpsed through the gap in the mature and semi‐mature landscaping which is set along the

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boundaries of the site. These are to be protected and retained in the 5.22 The information submitted should enable the Council to undertake new scheme. an Appropriate Assessment and conclude that if the development uses a PTP then the nutrient load would be removed from the catchment area and as such, should be acceptable. 5.18 Recently, Natural issued guidance to Councils in Kent advising that the water quality of the Stodmarsh Special Protection 5.23 Village and Conservation Area Character: there are very few views Area had deteriorated. Natural England believes that this of the site from within the confines of the village or from within the deterioration is due to increased residential development being conservation area on which the proposal will have any impact. The permitted within the catchment area of the Stour, which leads into aerial photograph which is illustrated above shows the proposed the Stodmarsh SPA. High levels of phosphates and nitrates have been application site within the context of its surroundings. It sits totally found at Stodmarsh, the effects of which can be damaging to wildlife. within the built confines, being surrounded by residential development on both the east and west sides. Indeed the building 5.19 As such, the Council will be required to undertake an appropriate appears to complete the courtyard effect created by development at assessment. Homeside Close and the principle of the new building fits comfortably within the grain of the village.

5.20 This application is accompanied by a Nutrient Neutrality Assessment 5.24 The site itself is of a sufficient size to accommodate dwelling on the prepared by Considine. The assessment concludes that there would overall scale and character of the building, set within its plot be an overall increase in nutrient load, however this should be offset compliments the compact tight knit character of the remainder of against the benefits that the development could offer to water the village and have no impact on the character or setting of the quality. conservation area.

5.25 The design of the proposal has already been considered to be 5.21 The assessment shows that when existing site uses are taken into appropriate and acceptable by the Council. The committee report account the proposed development will provide a slight net increase concluded that “the design and architectural style of the proposed in total nutrient levels if connected to a mains foul sewer. Use of a dwelling is acceptable and that the resultant size, scale and form of temporary Package Treatment Plant (PTP) discharging into a the building would reflect that of other buildings in the immediate drainage field within the garden and thus into the chalks below locality where there is no strong uniformity in terms of their style and would remove the nutrient load from the catchment on a temporary appearance.” basis until the Stodmarsh issues is resolved and the site can then connect to the foul sewer network. 5.26 Form of Development: Increasing the density of development on the application site seeks to make a more efficient use of land without compromising its overall character. The retention of the existing

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mature trees on the boundaries are features which are unaffected will be designed in accordance with the standards required to comply by the proposal and which help to maintain the character of with the Secured by Design code. development in this part of the village. 5.31 Amenity: The house has been carefully designed to ensure that there 5.27 Although the number of units on the Homeside Farmhouse site is no overlooking or loss of privacy to adjacent properties. It will increases, it is done so in a manner which seeks to respect the benefit from a generous garden size which ensures properties to the character of the area. The new plot presents a narrow frontage to front and rear are situated at least 20 m away so that there is no the road and will not be generally seen from this vantage point. It is potential for overlooking. Containing the scale and size of the of a design which takes the simple character of older buildings in the building to 1.5 storeys (to eaves), which is lower that the surrounding vicinity and develops them into traditional vernacular style, development also ensures that it is not overbearing this ensures that employing the use of local details and materials and is of a scale the building will integrate with its surroundings. The generous size of which closely matches that of nearby housing. It is in this way that the plot also ensures that there is no loss of light to adjoining the proposal takes a form that is sympathetic to the character of the properties. Within the development itself the house has its own area. The Officer’s committee report states that the development private space which is not overlooked and the amenities of the respects the pattern of development. proposed occupiers are fully protected.

5.28 Sustainability: The house will be designed to meet a good level of 5.32 Compatibility of Uses: The proposal is for a residential use of the site sustainability in accordance with the requirements of the building which is set within a wider residential area. Moreover the existing regulations. use of the land is for residential purposes and there is no conflict between the proposed development and the area in which it is 5.29 Whilst some of the elements of the design are dictated by the situated. alignment of the plot relative to surrounding development it nevertheless allows principal south facing elevations to benefit from 5.33 Fit for Purpose: The new building will be designed to meet the latest providing the maximum amount of natural lighting and solar gain for standards and will facilitate easy adaptation to take account of the the principal rooms. This type of passive gain will be supplemented changing needs of its occupants. by the use of the highest standards of insulation and water conservation. Existing trees and hedgerows will be retained and 5.34 Supplementary Planning Guidance: It has already been stated in the enhanced. previous section that the Council adopted in April of 2008 guidance which seeks to control residential intensification. This scheme meets 5.30 Safety and Security: This development will be designed to meet the all of the requirements set out in the guidance and we believe it is requirements of Secured by Design with a focus on crime prevention entirely in accordance with the supplementary planning document. and the promotion of safety standards in construction. The house

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5.35 The guide states that the development plots should be of a similar with its garage would have a total internal floorspace of 197.73m2. size to those in the vicinity. This scheme provides generous plots for The Charging Schedule sets out that resident within Zone A (which both the existing Farmhouse and the new dwelling that are in‐ the application site is located within) is charged at £187 per‐sq.m. As keeping with plot sizes and layouts in the vicinity. such, an approximate contribution of £36,975 would be expected. The application is submitted along with the relevant CIL forms for the 5.36 The document states that the depth of frontage should be Council to provide the calculations. maintained. The plot is set back from the road frontage and respects the prevailing building line. 5.45 The application site does not fall within any Special Protection Area 5.37 There is a requirement to ensure that there is no overlooking of and the development proposed should not attract any contributions adjacent properties. This development ensures that there are no for the Thanet Coast and Sandwich Bay SPA. significant side windows within the new units which would overlook immediately adjoining gardens. 5.46 It is submitted no further financial contributions, other than CIL, would be required for the development to be considered acceptable. 5.38 The height, form and footprint of the new house are similar to existing development in the area.

5.39 There is adequate separation between each of the dwellings.

5.40 The unit does not have a frontage to the main road and the need for an ‘active’ frontage is therefore not applicable in this case.

5.41 The plot will use the existing access point, which will be improved to improve road safety.

5.42 Sufficient parking within the development is provided with secure cycle storage space to serve the dwelling.

5.43 Existing landscaping is retained and enhanced.

5.44 Financial Contributions: Canterbury City Council has recently adopted the Community Infrastructure Levy. The dwelling together

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6. CONCLUSIONS

6.1 The principle of the development has already been found acceptable by the Council in the granting of planning permission CA//12/01405/FUL on 26 September 2014 and CA/17/02100 on 21 November 2017. The design remains the same and there have been no changes to policy that would result in this scheme now being contrary to adopted policy as discussed above.

6.2 The scheme involves a proposal for the erection of a new dwelling and a garage on land which is situated within the confines of Bossingham. The additional house meets the requirement of the guidance contained within the CDLP.

6.3 The development will have no adverse impact on the surrounding landscape and will not be a significant feature in views from the AONB in which the village is situated. The proposal will not impact on the character or setting of the conservation area.

6.4 The house has been designed in a formal style which is sympathetic to its neighbours and to the character of the surrounding development.

6.5 The development has no adverse impact on neighbours in terms of scale, mass and height, loss of privacy or daylight to that of surrounding development.

6.6 We, therefore, submit that the development is in accordance with the requirements of the development plan and other relevant guidance and request that planning permission is granted.

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