Land off Park House Drive, Heversham Outline Planning Application (with some matters reserved) for Small Scale Residential Development
Planning, Design and Access Statement
Cumbria County Council
savills.co.uk
Contents Page Executive Summary 1
Planning Statement Introduction 4 Site and Surroundings 6 Planning Policy 9 History of the Site 17 Pre-Application Discussions 18 The Proposal 21 Supporting Documentation 23 Planning Considerations / Key Issues 24 Summary and Conclusions 33
Design and Access Statement Introduction 34 Use / Amount 34 Scale 35 Layout 35 Appearance 35 Landscape 35 Access 35 Conclusion 36
Figure 1 Aerial Photograph of Heversham identifying application 7 site Figure 2 Aerial Photograph of Heversham identifying application 7 site at a wider scale Figure 3 Extract from the Topographical Survey 8 Figure 4 Extract from the Proposed Site Plan 21 Figure 5 Photograph of access off Park House Drive 26 Figure 6 – Extract from County Councils Right of Way Mapping 27 Figure 7 Extract from Gov.uk – Flooding from Rivers and Sea 29 Figure 8 Extract from Gov.uk – Flooding from Surface Water 30 Figure 9 Extract from the Proposed Site Plan 34
Cumbria County Council August 2018 1
A Planning, Design and Access Statement in support of an Outline Planning Application (with some matters reserved) by Savills on behalf of Cumbria County Council for new small scale residential development on land off east of Park House Drive, Heversham.
Executive Summary
Cumbria County Council (the applicant) is seeking planning consent for small scale residential development on land off Park House Drive, Heversham.
The proposal consists of:
• Redeveloping the site with Small Scale Residential Development with associated parking and amenity space; and, • Providing affordable housing 35% affordable housing units.
Principle of Development
The proposed high quality small scale housing is acceptable, in principle, for the following reasons:-
• It will help to address the identified housing need of South Lakeland District; • It is a requirement of the NPPF ‘of significantly boosting the supply of homes’ (Para 59 of NPPF); • It will provide much needed affordable units in Heversham (para 63 of the NPPF); and, • It complies with the Heversham and Hincaster Neighbourhood Plan.
The site is located near the centre of Heversham and is located immediately adjacent existing residential development to the west (Park House Drive).
The site is not subject to any local or national designation/protection for its landscape, ecological or heritage value.
Benefits
The small scale residential development will:-
• Increase housing supply; • Provide much needed affordable housing for Heversham; • Increase population in Heversham to the benefit of local spending on convenience, comparison and leisure thus sustaining and enhancing the local economy and key services; and, • Create jobs through the construction and sales period.
Planning Considerations
Planning Policy Heversham meets the criteria of a small village, and so, as a starting point, the proposal should been assessed as to whether it constitutes appropriate infilling or rounding off as defined within the guidance supporting policy CS1.2 of the Core Strategy.
Cumbria County Council August 2018 1
Furthermore, the Development Management DPD was submitted on 28 February 2018 and Policy DM13 received no objections, and therefore should be given weight with regard to decision making. Policy DM13 supersedes the part of CS1.2 which relates to infilling and rounding off and paragraph 2.25 of the Core Strategy. It expands the definition of appropriate development on the edge of small villages to include sites which are, ‘well contained within the existing landscape features, is physically connected, and integrates with the settlement, and does not lead to an unacceptable intrusion in to the open countryside’; ‘and there is good access to one or more other settlements with services’.
Additionally, the Heversham and Hincaster Neighbourhood Plan is afforded weight and therefore having the support of the Parish Council will be advantageous, as set out in policy HH7.
It is therefore considered that the scheme when considering all the above documents, the site is physically connected to a settlement with services and well contained to the west and north. The proposed scale of development proposed will not be a harmful intrusion in to the open countryside. Furthermore, following discussions with the Parish Council, there is community support for such development. The scheme should therefore be considered favourably.
Highways The proposal will utilise the existing access. A Technical Note was commissioned and TPS concluded that the proposal does not adversely affect highways safety and that a suitable access can be achieved for small scale residential development at this location via Park House Drive.
Ecology The surveyed area was found to be of moderate ecological value with the value limited mainly to the edge habitats. No protected species were noted; however, there is scope for a number of bird species to breed. Any removal of hedging and trees should be undertaken outside bird nesting season. Naturally Wild conclude that there will not be a significant impact to protected species or habitats as a result of the development.
Arboriculture A tree survey that was carried out on 10th July 2018 by AllAboutTrees. Four (4) trees, five (5) hedgerows and four (4) groups of trees were identified and all are located on the site boundaries. There are no Category A trees (those of a high quality with an estimated remaining life expectancy of at least 40 years), with 2 trees and 1 hedgerow categorised as Category B, and 2 trees, 4 hedgerows and 4 groups identified Category C. Zero were identified as being Category U.
It will be necessary to remove some of the existing trees to facilitate the proposed development and to establish a higher level of arboricultural management for the site. Tree 1 (category B) and groups 1-2 (Category C) will need to be removed to facilitate the construction of the new access through to the development site. Notwithstanding this, additional planning will be implemented to complement the proposed development.
AllAboutTrees has been able to ascertain with South Lakeland District Council (the Local Planning Authority) on Wednesday 11th July 2018 that there are no restrictions protecting the trees on the site. The site is not within a Conservation area and there are no TPOs imposed on any trees within the site.
Cumbria County Council August 2018 2
It is therefore considered that, in respect of arboricultural matters, the site is suitable for residential development.
Flood Risk The site lies within Flood Zone 1 on the Environment Agency flood map. As such, the site is considered suitable for residential development from a flood risk perspective.
Housing Mix The scheme will provide much needed affordable housing units at Heversham which is supported by the Parish Council. It is proposed that the development will provide 35% affordable units onsite.
Conclusions
Small scale residential development is considered acceptable in this area, particularly when considering the Heversham and Hincaster Neighbourhood Plan and following feedback from the Heversham Parish Council.
All technical works completed demonstrate that the site is suitable and capable of accommodating small scale residential development and there are no physical reasons as to why the site could not be brought forward for housing.
It is considered that all the benefits which would arise from this development override any concerns.
As such, it is respectfully requested that the small scale residential scheme proposed as part of the application should be granted planning permission.
Cumbria County Council August 2018 3
1. Introduction
1.1 The Planning Statement is submitted on behalf of Cumbria County Council (hereafter called ‘the applicant’) in support of an Outline Planning Application (with some matters reserved) for small scale residential development (with associated parking and amenity space) on land off Park House Drive, Heversham.
1.2 This Planning Statement addresses key planning policy and housing land considerations arising from the development proposals. It forms part of a suite of supporting information and reports submitted as part of the planning application including:
• Location Plan • Topographical Survey / Existing Site Plan • Arboricultural Assessment • Ecology Assessment • Proposed Plans (Layout) – Indicative only • Highways Technical Note • Flood Risk Map (included in this report) • Affordable Housing Statement • CIL Forms
1.3 This document is to be read in conjunction with other supporting information submitted as part of this application.
1.4 This statement clearly demonstrates that the proposals fully reflect current national and local planning policy principles and that the design is appropriate to the site and its location. The report is set out as follows:
Section 2: Site and Surroundings Analysis of the application site and the surrounding area;
Section 3: Adopted and Emerging Planning Policy Setting the planning policy context for the planning application;
Section 4: Planning History A summary of the planning history associated with the site;
Section 5: Pre-Application Discussions A summary of pre-application discussions with South Lakeland District Council and Heversham Parish Council;
Section 6: The Proposal A description of the proposed development
Section 7: Supporting Documentation
Cumbria County Council August 2018 4
An overview of the supporting documents and technical statements submitted as part of the application;
Section 8: Planning Considerations Assessment of the proposals against relevant national and local policy and key planning considerations; and,
Section 9: Summary and Conclusions.
Cumbria County Council August 2018 5
2. Site and Surroundings
2.1 The site is a greenfield site located to the east of Park House Drive which lies to the southeast of the centre of Heversham. It extends approximately 0.475 hectares. The applicant owns the wider field as set out on the submitted Location Plan.
2.2 The site is in open countryside and is currently used as grazing land with a the current grazier being on a short term licence. The northern boundary is marked by a mature, mixed species hedgerow with the existing residential estate located off Park House Drive immediately to the west. To the south and east, there is a linear woodland through which a disused / dismantled railway runs.
2.3 The site is generally flat, albeit with some slight gentle undulation. Access to the site is off the adopted road known as Park House Drive.
2.4 Heversham (and the site) lies outside the National Parks (Yorkshire Dales and Lake District). As such, the site lies within the jurisdiction of South Lakeland District Council.
2.5 Heversham is located off the A6, north of Milnthorpe and south of Leasgill. The settlement is therefore close to main roads and rail routes.
2.6 Heversham is a village and has a variety of recreational facilities, including a Sixth Form College (Dallam School – Heversham Campus), St Peter’s Church, a Public House, outdoor activities centre, tennis courts, bowling green and a playground. There are also rugby, football and hockey fields, as well as a cricket ground and pavilion.
2.7 According to the Office for National Statistics 2011 Census there are 307 households in Heversham.
2.8 In respect of the context of the site, residential development lies immediately to the west (circa 1960’s development) and more residential development can be found north of the site (Woodhouse Field – post World War I development) which is separated by a further agricultural field, understood to be outside the Council’s ownership.
2.9 The site was originally acquired by the applicant as a site for a new primary school, however, the land is no longer required for this purpose.
2.10 Please see the location plan and aerial photograph below for further detail (Figures 1 – 3).
Cumbria County Council August 2018 6
Figure 1: Aerial Photograph of Heversham identifying application site (www.scribblemaps.com)
Figure 2: Aerial Photograph of Heversham identifying application site at a wider scale (www.scribblemaps.com)
Cumbria County Council August 2018 7
Figure 3: Extract from the Topographical Survey
Cumbria County Council August 2018 8
3. Planning Policy and Emerging Eden Local Plan
3.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states:-
‘If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise’.
3.2 This section sets out what the Development Plan consists of in this instance to the determination of the outline planning application.
National Policy
National Planning Policy Framework 3.3 The revised National Planning Policy Framework (NPPF) was published on 24th July 2018 and replaces the 2012 NPPF which superseded previous Planning Policy Statements (PPS’s) and Planning Policy Guidance (PPG’s). This supporting Statement therefore refers to the 2018 NPPF for the relevant national planning policy in respect of the proposed development.
3.4 Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. The NPPF must be taken into account in preparing the development plan, and is a material consideration in planning decisions. Planning policies and decisions must also reflect relevant international obligations and statutory requirements.
3.5 The purpose of the planning system is to contribute to the achievement of sustainable development. At a very high level, the objective of sustainable development can be summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs.
3.6 At the heart of the Framework is a presumption in favour of sustainable development (paragraph 11). Paragraph 8 states that achieving sustainable development means that the planning system has three overarching objectives: an economic objective, a social objective and an environmental objective. Planning policies and decisions should play an active role in guiding development towards sustainable solutions, but in doing so should take local circumstances into account, to reflect the character, needs and opportunities of each area. This is so that sustainable development is pursued in a positive way.
3.7 Local planning authorities should approach decisions on proposed development in a positive and creative way.
3.8 Whilst the NPPF is to be considered as a whole, it is considered that the following paragraphs of the Framework apply.
• Paragraph 11 – The presumption on favour of sustainable development; • Paragraph 59 – significantly boosting the supply of homes;
Cumbria County Council August 2018 9
• Paragraph 63 - Provision of affordable housing; • Paragraph 68 - Small and medium sized housing sites; • Paragraph 122 - effective use of land; • Paragraph 124 – good design; • Paragraph 170 & 174 - enhance the natural and local environment; and
3.9 Paragraph 11 of the Framework advises that where policies are out of date planning permission should be granted unless any adverse impact would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF or where specific policies in the NPPF indicate that development should be restricted.
3.10 The publication of the revised National Planning Policy Framework is an essential part of the Government’s strategy to fix the broken housing market. It provides the basis for planning authorities to build the homes this country needs, release enough land in the right places and make the best possible use of that land. Paragraph 59 states that it is important that a sufficient amount and variety of land can come forward where it is needed, to support the Government’s objective of significantly boosting the supply of homes.
3.11 Paragraph 63 states that the provision of affordable housing should not be sought for residential developments that are not major developments, other than in designated rural areas (where policies may set out a lower threshold of 5 units or fewer).
3.12 As set out at paragraph 68, small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly. At least 10% of Council’s housing requirement should be accommodated on sites no larger than one hectare.
3.13 Paragraph 122 of the NPPF states that “planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions”.
3.14 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.
3.15 Planning policies and decisions should contribute to and enhance the natural and local environment, whilst protecting and enhancing biodiversity and geodiversity, in accordance with paragraph 170 and 174.
3.16 The policies in the 2018 Framework are material considerations which should be taken into account in dealing with applications from the day of its publication (paragraph 212).
National Planning Policy Guidance 3.17 The National Planning Practice Guidance (NPPG) was made available as an online resource in March 2014 and is updated regularly. It offers additional guidance to the policy guidance set out in the NPPF.
3.18 With regard to how Local Authorities should support sustainable rural communities it outlines that ‘a thriving rural community in a living, working countryside depends, in part, on retaining local services and
Cumbria County Council August 2018 10
community facilities such as schools, local shops, cultural venues, public houses and places of worship. Rural housing is essential to ensure viable use of these local facilities’.
3.19 Good design is cited as an important factor in development. Good design should ‘enhance the quality of buildings and spaces, by considering amongst other things form and function; efficiency and effectiveness and their impact on well-being’.
3.20 Furthermore, 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.
3.21 It is therefore considered that this small scale residential development scheme complies with national planning polices as set out in the NPPF and NPPG.
Local Policy
South Lakeland District Local Plan 3.22 South Lakeland District Council is still in the process of preparing its new Local Plan. The Local Plan seeks to provide homes to meet needs, create opportunities for economic growth and enhance our environment. The Local Plan is at the forefront of delivering on all three objectives.
3.23 The Plan is a collection of plans and policies that set out the long term vision, objectives and policies and includes: • Core Strategy: Sets out the strategic planning policies for the district. (Adopted 2010) • Land Allocations: Allocates land in the district for homes and jobs and identifies land for different types of development outside the National Parks. (Adopted 2013) • Community Infrastructure Levy (CIL): A charge on some new developments to pay towards infrastructure improvements. • Neighbourhood Plans: Helping communities develop their own plans which can establish general planning policies for the development and use of land, such as the location and appearance of new buildings. • Development Management: Policies to guide development management decisions, such as looking for and meeting needs for Gypsy and Traveller sites (Yet to be adopted). • Local Plan Evidence: A wide range of studies and data provide background information to the Local Plan, including evidence relating to 5 year land supply. • Saved Local Plan Policies (1997)
3.24 The Development Management Policies document is currently subject to Examination. Following a letter from the Planning Inspector, there is a need for further main modifications to make the South Lakeland Local Plan Development Management Policies sound. Once adopted, this document will provide detailed policies that will be used in the determination of planning applications, and help manage and shape the quality of new development. This document is not anticipated to be adopted, however, until after September 2018.
Cumbria County Council August 2018 11
3.25 As such, whilst the Development Management Document is being prepared, some of the saved policies of the old Local Plan are still to be considered. The relevant policies are set out below.
Saved Policies of the Local Plan 3.26 The relevant saved policies from the old Local Plan (adopted 1997 with policies saved from 2006) are set out below. These will eventually be superseded by policies within the Development Management Document once this is adopted. However, until this time, the following policies will still apply when considering future development opportunities.
3.27 Policy C3 - Agricultural Land - of the old Local Plan states that development will not be permitted which would result in the permanent loss of the best and most versatile agricultural land, unless it can be shown that no suitable land of a lower quality is available.
3.28 Policy C11 - Tree Preservation Orders – states that development proposals which may cause significant damage or destruction to a tree or woodland protected by a Tree Preservation Order will only be permitted where: (a) no alternative site is available; (b) there is an overriding need for the proposal which outweighs the need to preserve the tree or woodland; (c) mitigating measures are available to minimise damage and secure worthwhile replacement planting.
3.29 Policy C19 - Sites of Archaeological Interest – sets out that where there are reasonable grounds for believing that important archaeological information may be lost, applicants will be required to carry out an appropriate assessment of the archaeological implications of any development proposals before the Council determines the application. The results of that assessment shall be submitted with the application together with an indication of how the impact of the proposals or any archaeological remains will be mitigated.
3.30 Policy L11 - Disused Railway Lines – applies with a disused railway line being located immediately adjacent the site. As part of this policy, development that would prevent, or reduce the opportunities for, the use of former railway lines as long distance recreation routes will not be permitted.
3.31 Policy S2 - South Lakeland Design Code – requires all new development is expected to take account of the following South Lakeland Design Code. Planning permission will not be given for development which fails to take proper account of : 1. Character, 2. Setting, 3. Context, 4. Proportion, 5. Detail And Decoration, 6. Building Materials and Craftsmanship.
3.32 Policy S3 – Landscaping – requires a high standard of landscaping will be required of all new development, both for the initial scheme and its long-term maintenance. Where possible, existing landscape features shall be integrated into landscape schemes.
3.33 Finally, Policy S10 - Parking Provision in new Development – states off-street parking will be required for new development. The District Council will calculate the requirement based on Cumbria County Council’s
Cumbria County Council August 2018 12
published guidelines. However, the guidelines will be applied flexibly and will be relaxed in circumstances such as town centres and other locations which have good access to other means of travel than the private car.
Core Strategy 3.34 As set out above, the Core Strategy was adopted in 2010 and sets out the strategic planning policies for the district. These policies superseded some of the old Local Plan Saved Policies.
3.35 According to the Policies Map, the site is within open countryside but lies outside Heversham’s Conservation Area (where the designation focuses on the historic core of the settlement) and outside the designated Area of Outstanding Natural Beauty (AONB). As such, the following policies relate to open countryside development.
3.36 Policy CS1.1 - Sustainable Development Principles – states that most new developments should be directed to existing service centres where there is adequate service and infrastructure capacity to accommodate the required levels of development. Furthermore, development should accord with the following sequential approach: 1. first, using existing buildings (including conversion) within settlements, and previously developed land within settlements; 2. second, using other suitable infill opportunities within settlements; 3. third, the development of other land where this is well located in relation to housing, jobs, other services and infrastructure.
3.37 Core Strategy policy CS1.2 - The Development Strategy – identifies Heversham as a ‘Smaller village, hamlets and open countryside’ within the ‘Kendal and its rural hinterlands to the East’ area. Milnthrope is a Key Service Centre and lies to the north of Heversham. As a consequence, the boundaries of Heversham were deleted upon the adoption of the Core Strategy. Approximately 11% of new housing and employment development will be in the network of smaller villages and hamlets. 11% equates to 44 dwellings p.a. in smaller villages and hamlets.
3.38 However, in order to adapt to changing circumstance the apportionment of development may need to be flexibly applied. Any changes to the apportionment will be clearly evidenced and monitored through the Annual Monitoring Report.
3.39 Furthermore, as part of this policy, and the removal of settlement boundaries in settlements not classified as Principal, Key or Local Service Centres, new small-scale infilling and rounding off development will be permitted outside the service centres, in order to satisfy local need across the numerous smaller villages and hamlets scattered across the District.
• Infilling – building taking place on a vacant plot in an otherwise built-up street frontage. • Rounding off – the completion of an incomplete group of buildings on land which is already partially developed, in such a way that will either complete the local road pattern or finally define and complete the boundaries of the group. Such rounding off should not: § change or distort the character or tradition of the group or the settlement in any undesirable way;
Cumbria County Council August 2018 13
§ extend the grouping in such a manner that, when the development has taken place, undeveloped areas remain or further land is opened up where pressure for development is likely to occur; § cause undesirable backland development unrelated to a proper street layout; § cause development which pre-empts the provision of public services or gives rise to demands for improvements or extension to services which may not be proposed at that time.
3.40 Policy CS5 - ‘The East (including Milnthorpe and Kirkby Lonsdale)’ – does not specifically refer to Heversham within its text albeit Heversham does fall within ‘The East’. The policy does make provision for small-scale housing development in the Local Service Centres and to a lesser extent in the smaller rural settlements in order to ensure a readily available supply of affordable housing. It also seeks to ensure that 35% of housing delivered within the area is restricted to affordable housing.
3.41 In accordance with the overarching development strategy (CS1.2), the precise amount of housing development in Kirkby Lonsdale and Milnthorpe and the surrounding Local Service Centres will be dependent on evidence of local need and the impact on the environment, landscape and historic setting.
3.42 Policy CS6 – Housing to meet local need – sets out that 8,800 dwellings will be built between 2003 and 2025. However, the Core Strategy was adopted prior to the NPPF, as such, it can be argued that the housing figures set out in the Core strategy are out of date and require updating so that it is in line with the guidance set out in the national framework.
3.43 Policy CS6.2 – Dwelling type and mix – seeks to ensure that development offers a range of housing sizes and types.
3.44 In addition, Policy CS6.3 – Provision of affordable housing – sets out that, on schemes of three or more dwellings outside the Principle / Key Service Centres, no less than 35% of the total number of dwellings proposed should be affordable.
3.45 Furthermore, Policy CS6.6 – Making effective and efficient use of land and buildings – sets out that 30 dwellings per hectare is a targeted density for residential development.
3.46 With regard to landscape and settlement character, Policy CS8.2 requires proposals for development to be informed by, and be sympathetic to, the distinctive character landscape area. Development proposals should demonstrate that their location, scale, design and materials will protect, conserve and, where possible, enhance the special qualities and local distinctiveness of the area and settlement character.
3.47 Similarly, Policy CS8.4 – biodiversity and geodiversity – states that proposals should protect, enhance and restore the biodiversity and geodiversity value of land.
3.48 Policy CS8.8 - Development and flood risk – states that most new development should be located in flood risk zone 1. Please see below for details regarding flood risk of the site.
Cumbria County Council August 2018 14
Land Allocations 3.49 The Land Allocations document allocates land in the district for homes and jobs.
3.50 Development Boundaries are not defined for Heversham. As set out in paragraph 2.33 of the Land Allocations document, residential allocations are not proposed in small villages and hamlets. Here, development is primarily to meet local needs and is likely to be predominantly on small sites. Housing development proposals outside main settlements will be determined against adopted Core Strategy policies, which set criteria for development in the countryside as well as making provision for the exceptional approval of affordable housing proposals. Neighbourhood planning powers offer considerable scope for small rural communities to bring forward proposals themselves.
Neighbourhood Plan 3.51 Neighbourhood Plans help communities develop their own plans which can establish general planning policies for the development and use of land, such as the location and appearance of new buildings
3.52 Following the Heversham and Hincaster Neighbourhood Plan referendum on 16 February 2017, the decision was taken to 'make' the Plan and adopt it as part of the Development Plan for South Lakeland. It will now be used to guide land use and development proposals within Heversham and Hincaster Parishes until 2025.
3.53 A neighbourhood plan must be supportive of development and cannot contradict existing national or local planning policies but does become part of the statutory development plan.
3.54 As set out in the Plan, the Cumbria Rural Housing Trust carried out a survey in 2014 which confirmed that 111 of the 210 respondents (approximately 52%) stated that they believed that homes for various households would be needed. It is also recognised that Heversham may become increasingly a community of older people.
3.55 The plan sets out a series of planning policies that provide a framework within which any future planning proposal in the parishes must be considered. The relevant policies of the Neighbourhood Plan are set out below.
General Policy 3.56 Policy HH1 requires each development proposal to demonstrate that: • It is of a scale and form that both respects and integrates with the topography and the surrounding landscape and safeguards the patter and characteristics of the existing settlement and heritage assets; and, • Enhances and improves the places in which people live their lives, work or visit, or it supports the sustainability of the settlements and the amenities within them; and, • Does not adversely affect sites designated internationally, nationally, or locally for their biodiversity importance.
Specific Polices 3.57 Policy HH2 states that 30 new dwellings in the Plan area (in addition to the commitments at 1st April 2015) will be supported in the period up to 31st March 2025. In order to integrate the new development into the
Cumbria County Council August 2018 15
communities of Heversham and Hincaster this new housing should, as far as possible, be delivered gradually over the plan period.
3.58 However, any increase in the number of dwelling as a result of revisions to planning applications which had been approved, in any form, before the 1st April 2015, will count towards the total. Furthermore, any additional dwellings created as part of an alteration, or extension, of any existing building (including former agricultural buildings) will count towards the housing provision.
3.59 Notwithstanding this, a target of 578 dwellings in the smaller villages and hamlets in the Kendal Rural area outside the AONB was set for the period 2003 – 2025. According to the Neighbourhood Plan, the pro-rata share of this for Hersham and Hincaster (neighbouring parish) would be 61 dwellings (10.6%).
3.60 Between 2003 and March 2015, 11 houses were completed. In addition a future 24 units were granted permission or was seeking permission. We understand a further 4 units have been approved after March 2015.
3.61 Policy HH3 requires housing development to be proportionate to the pattern and form of the settlement and reflect the scale of existing properties; this will normally mean developments of 6 or fewer dwellings and will be required to contribute to the provision of affordable housing.
3.62 Housing proposals that are next to new developments established within the lifetime of this plan will not be supported. This is to prevent creeping development.
3.63 Policy HH7 makes provision for the Parish Council to hold a pre-submission discussion with a developer if the proposal fails to fully meet some particular requirements of the relevant specific policy. The outcome of this meeting should be reported to South Lakeland District Council who are then expected to give due weight to their comments.
3.64 An objective of the Neighbourhood Plan is to provide sufficient and un-obstructive parking spaces which are permeable and safe.
5 Year Housing Land Supply 3.65 As of 31st March 2018, the Council considers that it has a 7.81 year supply (published May 2018).
Community Infrastructure Levy (CIL) 3.66 New housing developments now attract a levy to support the development of community facilities and infrastructure.
3.67 The levy rate for residential development is £61.13/m2.
Cumbria County Council August 2018 16
4. History of the Site
4.1 Following a search on the Council’s planning register there is no known relevant planning history associated with the site.
4.2 Notwithstanding this, pre-application discussions have been held with South Lakeland District Council and the Heversham Parish Council. Please see Section 5 below for future details in respect of these discussions.
4.3 Due to current national and local planning policy it is considered that this application should be viewed favourably. Please see Section 8 below for further detail on justification for the proposal.
Cumbria County Council August 2018 17
5. Pre-Application Discussions
5.1 The National Planning Policy Framework (NPPF) states, at paragraph 39, the importance of pre- application discussions and early engagement in the planning application process: “Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties. Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community”.
Heversham Parish Council 5.2 Following a review of the ‘made’ Heversham and Hincaster Neighbourhood Plan, whereby Policy HH7 makes provision for the Parish Council to hold a pre-submission discussion with a developer if proposal fail to fully meet some particular requirements of the relevant specific policy, Savills and the applicant met with members of the Heverham Parish Council on 15th November 2017 to discuss the principle of small scale residential development on the site.
5.3 During the meeting, the Parish Council explained the evolution of the Neighbourhood Plan and there was acceptance that the village needs to evolve at a level commensurate with the size of the village. As part of this there was acknoeledgement that there is a need for affordable housing due to the average house price in the area being reletively high. In conclusion, it was agreed at the meeting at a six (6) unit scheme would likely to be consider acceptable due to its modest size and inclusion of affordable units.
5.4 Following a positive informal meeting regarding the principle of development, indicative plans were drawn up and sent to the Parish Council for fedback. The general comments were:
• The proposed site layout plan was as expected. • It was accepted that the hammer head to adjacent field was necessary. • There was a discussion about increasing the scheme to provde more affordable units but it was acknowledged that the scheme proposed met the requirments of policy and was still a viable scheme.
5.5 In summary the Parish Council acknowledged that the next steps was for the applicant to prepare and submit an outline planning application based on the plan as drafted; albeit taking into account comments from the Parish Council stating that the proposed site boundary to the east should be a fence to match the rual nature of the site.
South Lakeland District Council 5.6 Following the feedback from the Parish Council, a pre-application enquiry was submitted to South Lakeland District Council. A witten response was received on 16th April 2018 and stated the following:
“Policy CS1.2 identifies a hierarchy of settlements; with development to be concentrated within Kendal and Ulverston, then the Key Service Centres, followed by a number of Local Service Centres, smaller villages and hamlets and finally the open countryside. Development boundaries have been identified
Cumbria County Council August 2018 18
for all but the smaller villages, hamlets and open countryside. The Strategy states that approximately 11% of new housing and employment development will be in the network of smaller villages and hamlets, and that exceptionally development in the open countryside will be allowed where it has an essential requirement for a rural location.
Heversham meets the criteria of a small village, and so, as a starting point, the proposal should been assessed as to whether it constitutes appropriate infilling or rounding off as defined within the guidance supporting policy CS1.2 of the Core strategy…
It is not considered that the site fits with this definition as it does not complete and define the developed boundary and would potentially open up the swathe of land to the south and east to further pressure from development. Therefore, the site would be categorised by Policy CS1.2 as within the open countryside, and the residential development of it would be contrary to the core strategy unless it was to provide 100% affordable housing.
However, the Development Management DPD was submitted on 28 February 2018. Policy DM13 received no objections, and therefore, under provisions of NPPF para 216 significant weight should be given to it in decision making. As such, Policy DM13 supersedes the part of CS1.2 which relates to infilling and rounding off and paragraph 2.25 of the Core Strategy. It expands the definition of appropriate development on the edge of small villages to include sites which are, ‘well contained within the existing landscape features, is physically connected, and integrates with the settlement, and does not lead to an unacceptable intrusion in to the open countryside’; ‘and there is good access to one or more other settlements with services’.
With regard to this expanded definition, it is accepted that the site is physically connected to a settlement with services. However, whilst it is contained by existing built development to the west and an established hedgerow to the north, there is concern that it is not contained within existing landscape features to the south and east, and would undoubtedly extend the built form in to this open countryside. The scale of development currently proposed may not be a particularly harmful intrusion in to the open countryside, but there is concern that it would open up the remainder of the land to development pressure. As such, it is considered that the development of the site does not fully comply with the criteria as out in DM13.
In light of the above, it is considered that the development of the site for residential purposes would not be strictly in compliance with the development plan, and therefore, not acceptable in principle. However, this is somewhat marginal and in assessing the planning balance, there may be factors that provide some justification to allow a slight deviation.
Firstly, the provision of affordable housing on the site is welcomed. Secondly, the Heversham and Hincaster Neighbourhood Plan is afforded weight. Policy HH1 sets out the criteria that each development is required to demonstrate. It is accepted that the proposal complies with bullet points 2 and 3 of this criteria, but that, despite the proposal being of an appropriate scale, the developments does not fully integrate with or safeguard the patter and characteristics of the existing settlement (bullet point 1). Whilst the site may not fully meet the requirements of H&HNP Policy HH1, having the support of the Parish Council will be advantageous, as set out in policy HH7.
Cumbria County Council August 2018 19
This response has focussed on the principle of the development and not on any other material planning considerations. In particular, the Highways Authority has not commented on the proposal and it’s encouraged that their opinion is sought prior to the submission of any application. The other key issues that would be taken in to account through the assessment of an application relate to; design and the impact visually, and the impact on the amenity of neighbouring residents”.
Cumbria County Council (CCC) 5.6 In addition, discussions were also help with Cumbria County Council’s (CCC) Highways officers and they concluded the following with regard to the proposed access for the small scale residential development:
“Any new development here, accessed off Park House Drive would only have a single access. The development would have to comply with the new CDDG and we would take into account the overall number of dwellings in Dugg Hill / Parkhouse Drive and the standard of access road etc. Therefore we would only permit an overall development of 50 dwellings served by a road of this status meaning that the extension you are interested in could only yield 7 dwellings. Any more than this and the width of access road has to increase and there has to be an emergency vehicle access”.
5.8 Furthermore, CCC advised that for the small extension, the road should be consistent with the existing, i.e. 4.8m wide with footways (probably 1.8m) either side.
5.9 It was therefore considered that the pre-application discussions held supported the proposal to prepare and submit an outline planning application for small scale residetnial development on land east of Park House Drive.
5.10 To ensure that there was no physical implications / restrictions to development, several supporting technical reports/surveys have been submitted as part of the application and further details in respect of these are provided in Section 7 of this document.
Cumbria County Council August 2018 20
6. The Proposal
6.1 Permission is sought for outline planning permission (with some matters reserved) for small scale residential development (with associated parking and amenity space) on land off Park House Drive, Heversham.
6.2 An indicative proposed site plan has been submitted to show how the site could be laid out (please see an extract at Figure 4 below for ease of reference).
Figure 4: Extract from Indicative Site Plan
6.3 The submitted indicative plans illustrate that six (6) dwellings could be accommodated on the site when taking in to consideration site constraints such as topography, access and neighbouring dwellings.
6.4 The dwellings have been designed to illustrate that the site can easily accommodate six (6) dwellings in the style of two storey homes (providing a slightly different mix to the neighbouring bungalows to the east) whilst accommodating the necessary amenity and parking requirements as stipulated by policy and guidance. As part of the six dwellings, two would be affordable homes, in accordance with local plannng policy.
Cumbria County Council August 2018 21
6.5 Access is proposed directly off Park House Drive, Heversham. The six (6) two storey houses include enclosed private gardens and in-curtilage parking for 2 or 3no. vehicles per dwelling. Four (4) visitor parking spaces have also been created in what are deemed as important areas.
6.6 The submitted scheme is indicative only, however, it has been designed to be sympathetic to the surrounding landscape and neighbouring uses. Please note that the proposed site layout submitted for illustrative purposes only.
6.7 The illustrative design and layout of the proposal is discussed in greater detail in the Design and Access Section of this Statement.
6.8 It is considered that this proposal complies with national and local policies and this is highlighted below in Section 8 of the Statement.
Cumbria County Council August 2018 22
7. Supporting Documentation
7.1 The pre-application response confirmed that any application would be required to include several supporting documents. This application is therefore accompanied by several assessments, plans and other associated documentation as outlined in the table below.
Title Author Planning and Design and Access Statement Savills (UK) Ltd Existing Plan / Topographical Survey Landform Surveys Location Plan Savills (UK) Ltd Indicative Proposed Plans Savills (UK) Ltd Preliminary Ecological Appraisal Naturally Wild Arboricultural Report All About Trees Affordable Housing Statement Savills (UK) Ltd Highways Technical Note TPS
Cumbria County Council August 2018 23
8. Planning Considerations
8.1 As identified in Section 3 above, a range of relevant national and local planning policies have formed the framework to the preparation of the outline planning application for small scale residential development and associated parking and amenity spaces.
8.2 This section of the statement assesses the suitability of the proposed development against the relevant policies and other material planning considerations.
Principle of Development 8.3 Residential development on the proposed site would comprise a departure from the provisions of the Development Plan owed to the direct conflict with the provisions of Policy CS1.2 and DM13 of the Development Management Policies.
8.4 However, the site cannot reasonably be considered unsustainable in spatial terms, and if a justification is presented, along with all other site specific planning issues demonstrated as being acceptable, it is considered that in overall terms, the planning balance could fall in favour of proposal.
8.5 Furthermore, as set out in the Heversham and Hincaster Neighbourhood Plan, there is the potential for a development being proposed that would contribute to the achievement of the vision and benefit the community but which fails fully to meet some particular requirement of the relevant specific policy. For this reason, a final policy, HH7, makes provision for the Parish Council to hold pre-submission discussion with the developer. If the Council concludes that the proposed development fully meets the terms of the general policy and would contribute to achieving the vision they should report this to SLDC, who are then expected to give due weight to their comments. The applicant met with the Parish Council to discuss the scheme and the Prish Council concluded that, based on the discussions held to date, the applicant should proceed with preparing an outline planning application to submit to South Lakeland District Council.
8.6 As such, when considering the policy position, the site should be supported in principle as it provides sustainable small scale development site located immediately adjacent the existing built up area of Heversham which has in principle support of the Parish Council.
Contribution to Sustainable Development 8.7 Sustainable development is at the heart of the planning system through which sustainable and inclusive patterns of urban and, more importantly, rural development are facilitated and promoted.
8.8 The requirement for development to comply with sustainability objectives is embodied in the NPPF. Land for development is required to be used effectively and efficiently. Sustainable principles also relate to accessibility, integration with existing communities and an overall contribution to the social, economic and environmental well-being of an area.
Cumbria County Council August 2018 24
8.9 The site is well located to encourage trips by non-car modes. There are footways throughout Heverhsam and also along the A6 towards Milnthorpe. Within Heversham there is a primary school, pub and church, whilst 2km to the south, in Milnthorpe, there are a range of local shops, a supermarket, doctors and dentists, all within a walkable distance from the site.
8.10 Cycling can substitute for short car trips, particularly those of up to 5km, as well as forming part of a longer journey by public transport. National Route 6 runs to the east of the site; the wider route runs from Watford to Kendal. To the west of the site, Route 700 travels between the Cumbrian Coast to Glasson Dock in Lancashire. In addition to walking and cycling, there are also public transport opportunities available for future residents. There are bus stops on Princess Way, some 250m from the western boundary of the site. The bus stops benefit from flags, poles and bus cages; these bus stops are served by the hourly 555 service between Kendal and Keswick. It is therefore considered that the proposed small scale development meets the three sustainability objectives (economic, social and environmental).
8.11 In accordance with the presumption in favour of sustainable development set out in the NPPF, planning permission should be granted as:-
• There would be no adverse impacts resulting from the development that would significantly and demonstrably outweigh its benefits; and, • There are no reasons that development should be restricted on the site having regard to the policies in the NPPF.
Highways Access 8.12 Access to the site would be as existing. Access to the site is via an existing residential area off Park House Drive which lies to the west of the site The design of Park House Drive is such that it has retained the potential to facilitate further residential development on the land to the east of the existing dwellings, as indicated by the provision of the spurs. The proposed small scale development is unlikely to materially affect the operation of the existing highway network.
Cumbria County Council August 2018 25
Figure 5 Image of access off Park House Drive to the development site
8.13 Cumbria County Council Highways Officers, as part of the pre-application discussions, advised from a vehicular access / highways point of view that the access / site is suitable for the proposed development dwellings with ‘in curtilage’ parking and turning in accordance with the Cumbria Standards. The proposed illustrative plans illustrate that six dwellings with onsite parking (along with visitor parking places) can be achieved on the site.
8.14 A Highways Technical Report, prepared by TPS confirms that the Cumbria Development Design Guide suggests that a Secondary Road, such as Park House Drive and Dugg Hill, from which the site would be accessed, may facilitate access to up to 100 dwellings at a width of 5.5, or a narrowed 4.8m carriageway may permit access to up to 50 dwellings. The current housing development, on Dugg Hill and Park House Drive, comprises 43 dwellings, and the carriageway is 4.8m in width. It is proposed to maintain this existing carriageway width to facilitate access to the additional dwellings. Six new dwellings would take the total number of dwellings to 49, in accordance with the Cumbria Development Design Guide. This was confirmed by correspondence with Cumbria Council Council’s Highways Department that acknowledged that up to another 7 dwellings could be provided and that the road should be consistent with the existing network, i.e. 4.8m wide with footways either side.
8.15 The Public Right of Way network has also been considered and it can be confirmed that there are no Public Rights of Way which cross the site. An extract from the County Council’s website is below for ease of reference.
Cumbria County Council August 2018 26
Figure 6 – Extract from the County Council’s Right of Way Mapping system
8.16 It is therefore considered that, from a highways perspective, the proposals cannot be considered to result in a severe highway impact. It is, therefore, considered that there are no substantive highway reasons why the proposals should not be granted planning consent.
Arboriculture 8.17 In accordance with a tree survey that was carried out on 10th July 2018 by AllAboutTrees, 4 trees, 5 hedgerows and 4 groups of trees were identified and all are located on the site boundaries.
8.18 AllAboutTrees has been able to ascertain with South Lakeland District Council (the Local Planning Authority) that there are no restrictions protecting the trees on the site. The site is not within a Conservation Area and there are no Tree Protection Orders imposed on any trees within the site.
8.19 Any development proposal should consider that trees identified as retention categories A, B or C are generally those that should be retained. However, category C trees will usually not be retained where they would impose significant constraint on development.
8.20 There are no Category A trees (those of a high quality with an estimated remaining life expectancy of at least 40 years), with 2 trees and 1 hedgerow categorised as Category B, and 2 trees, 4 hedgerows and 4 groups identified Category C. Zero were identified as being Category U.
8.21 It will be necessary to remove some of the existing trees to facilitate the proposed development and to establish a higher level of arboricultural management for the site. Tree 1 (category B) and groups 1-2
Cumbria County Council August 2018 27
(Category C) will need to be removed to facilitate the construction of the new access through to the development site. Please see Figure 5 above for reference. Further detail regarding breakdown of recommended removals, alongside their BS5837 category rating is provided in the report prepared by AllAboutTrees.
8.22 The indicative proposed plans illustrate that a comprehensive planting scheme can be implemented to complement the proposed development. Careful consideration should be given to all new planting positions as part of a Reserved Matters Application to ensure the trees can grow fully into maturity without requiring major or regular pruning works. New specimens should not be positioned in close proximity to buildings, windows or utility services.
8.23 It is therefore considered that, in respect of arboricultural matters, the site is suitable for residential development and that the site can be developed for small scale housing without adversely affecting any high value trees. Please refer to the Tree Report submitted as part of the application for further detail.
Ecology 8.24 Due to the nature and location of the site, the necessary ecological surveys were carried out to establish the presence or absence of any protected species and priority habitats.
8.25 For completeness, a Preliminary Ecological Assessment was undertaken on the entire site within the applicants ownership, however, it is important to note that the area of land proposed for development is restricted to the north-western edge of the overall site. The objective of the survey was to ascertain if any protected species may be using the site, document the habitats present and determine any potential ecological risks posed by the development during and post construction.
8.26 The report prepared by Naturally Wild states that the site is of moderate ecological value with the value limited mainly to the edge habitats (hedgerows and tress). There were no signs of bats but there is scope for a number of bird species to breed.
8.27 As such, any removal of hedging and trees should be undertaken outside bird nesting season or, if this cannot be achieved, should be carried out under supervision from an ecologist. Any landscaping planting should use native plant species that will enhance the ecological value of the site for local populations of invertebrates, birds, bats and small mammals. Please refer to the Preliminary Ecological Appraisal prepared by Naturally Wild for further detail. Providing the mitigation is adhered to, Naturally Wild are confident that the proposed development will not incur a significant impact moderate ecological value with the value limited mainly to the edge habitats.
Landscape Impacts 8.28 The applicants landholding is in close proximity to a Disused Railway Line. In accordance with Policy L11 of the old Local Plan, development that would prevent, or reduce the opportunities for, the use of former railway lines as long distance recreation routes will not be permitted. However, the application site is located some distance from the dismantled railway and will not , therefore, have any adverse impact on the potential future use of former railway line.
Cumbria County Council August 2018 28
Heritage 8.29 There are no listed buildings within or in close proximity to the application site and the site is not within a designated archaeological area.
Flooding and Drainage 8.30 According to the Environment Agency’s Flood Map for Planning the site lies within Flood Zone 1, which is described in the NPPF as land having a less than 1 in 1,000 annual probability of river or sea flooding.
8.31 With regard to surface water flooding, there is only a small area which is subject to low risk (Below 300mm of Flood Risk).
8.32 The NPPF follows a sequential risk-based approach in determining the suitability of land for development in flood risk areas, with the intention of steering all new development to the lowest flood risk areas.
8.33 Freely available historic flood outline mapping data provided by the Environment Agency was consulted to identify historic flood events that have affected the site area. The mapping shows that there are no records of fluvial flooding at or near to the site.
8.34 Please see the below extracts from the Government’s Flood Risk for Planning Website for further information.
Figure 7: Extract from Gov.uk – Flooding from Rivers and Sea
Cumbria County Council August 2018 29
Figure 8: Extract from Gov.uk – Flooding from Surface Water
Affordable Housing 8.35 As set out in the Core Strategy, local planning policy would expect at least 35% affordable housing to be provided on the site if three or more dwellings were being proposed.
8.36 As part of the proposal, the scheme is proposed to provide up to six dwelling in total (4 market dwellings and 2 affordable).
Setting a Precedent 8.37 As set out in Section 3 above, the site is an exception with regard to planning policy in that it is mainly driven via the ‘made’ Neighbourhood Plan which supports modest development subject to support by the Parish Council.
8.38 The amount of housing proposed is to address a local immediate need for housing which will in no way prejudice the consideration, allocation, or otherwise, of strategic housing sites to meet the Council’s shortfall of housing land over the plan period through the Local Plan preparation process.
8.39 Officers will be only too aware of the need to consider each application on its own merits having regard to the Development Plan and material considerations. The site would not set a precedent as the site is an example of development that has been subject to detailed discussions with the Parish Council in respect of the ‘made’ Neighbourhood Plan.
Cumbria County Council August 2018 30
CIL 8.40 The development would be liable for the Community Infrastructure Levy (CIL). CIL is calculated per square metre of development on gross internal area (GIA). GIA is the area of a building measured to the internal face of the perimeter walls at each floor level.
8.41 The CIL levy rate for residential development for 2018 is £61.13/m2. Whilst we do not dispute the levy, this application has been submitted in outline and therefore the actual CIL payment will be finalised via calculations of the Reserved Matters Application.
‘The Planning Balance’
Housing 8.42 The proposed development will help deliver housing in the Small Village of Heversham, helping to address the District’s housing need and demand. It will also provide some affordable housing which is considered essential to the local area.
8.43 Based on the average property falling within Band C - £1,587.04 per year - (majority likely to be higher) the average Council Tax return per year from six houses would be £9,522.24 (as at current rate).
Increased Commercial Expenditure 8.44 The additional residents of Heversham, through the provision of new housing, will result in additional commercial expenditure (Convenience, Comparison and Leisure), the majority of which will be spent in the local economy. This will assist in safeguarding and sustaining services and facilities.
The Planning Balance 8.45 The development proposal, by virtue of the application site, is considered to be in accordance, in part, with the existing national and local planning policies; particularly the made Neighbourhood Plan.
8.46 The granting of planning permission in this instance will bring about high quality, small scale housing that will assist in addressing the immediate need for housing in the Borough. The development will bring about social, economic and environmental benefits to Heversham though the provision of market housing, affordable housing and increased expenditure.
8.47 As identified throughout the Planning Statement, the proposals will perform an economic, social and environmental role – the three dimensions to sustainable development (Paragraph 8 NPPF):-
8.48 Social Role (Creating Strong, Vibrant & Healthy Communities) • Providing a supply of housing (market and affordable) to meet the needs of the present and future generations; and, • Creating a high quality built environment which is accessible to local services to provide for the community’s needs and promote health, social and cultural wellbeing.
8.49 Economic Role (Contributing to building a strong and responsive and competitive economy) • The development will result in increased expenditure in the local area; and, • The development would assist in creating and safeguarding jobs during the construction phase.
Cumbria County Council August 2018 31
8.50 Environmental Role (Contributing to protecting and enhancing our natural, built and historic environment) • Providing essential development in a location and manner that result in very limited impact upon the natural, built and historic environment; and, • The supporting technical reports confirm that the scheme will not have an adverse impact on ecological or arboricultural interests in the local area.
Cumbria County Council August 2018 32
9. Summary and Conclusions
9.1 The site is not subject to any land designations. Additionally, the site is not subject to any physical constraints in respect of new build, small scale, residential development.
9.2 The proposed small scale residential development (six new dwellings), of high quality housing is acceptable, in principle, for the following reasons:-
o It will continue to address the identified housing need of South Lakeland District; o It will provide both market and affordable homes; o It is a requirement of the NPPF ‘of significantly boosting the supply of homes’ (Para 59 of NPPF); o There are opportunities for residents to make use of sustainable modes of travel to access local facilities; o Access to the site can be taken via an extension of Park House Drive and provided in accordance with the Cumbria Design Guide; o New housing developments now attract a levy to support the development of community facilities and infrastructure; and, o There is support by the Parish Council for this small scale residential proposal in line with the made Herversham and Hincaster Neighbourhood Plan.
9.3 The site is located in a central location of the Small Village of Heversham; located immediately adjacent existing residential.
9.4 It is considered that the proposal provides a suitable site for small scale residential development that uses the site efficiently and effectively. The scheme can deliver a sustainable development which also meets the objectives of national and local policies; including the provision of affordable homes.
9.5 All technical works completed demonstrate that the site is suitable and capable of accommodating small scale residential development without having an adverse impact on the existing built up area and surrounding landscape.
9.6 As such, in accordance with the presumption in favour of sustainable development and the advice in the NPPF on ‘decision taking’ (Para 12), and the policy consideration set out above (particularly that associated with the Neighbourhood Plan and discussions held to date with the Parish Council), we would respectfully request that the application be approved.
Cumbria County Council August 2018 33
Design and Access Statement
1.0 Introduction
1.1 The planning statement is submitted on behalf of Cumbria County Council (hereafter called ‘the applicant’) in support of an Outline Planning Application (with some matters reserved) for small scale residential development (with associated parking and amenity space) on land off Park House Drive, Heversham.
1.2 This is an outline application with some matters reserved. Access is subject to this scheme, however, specific details in relation to layout, scale, appearance, and landscaping will be agreed at the reserved matters stage.
1.3 This Design and Access Statement has been carried out in accordance with the guidance published by CABE regarding the preparation of such statements.
1.4 This section of the statement demonstrates that the proposed development is compatible with the site’s surroundings, having regard to local character and will be accessible and inclusive.
2.0 Use / Amount 2.1 The scheme is for new small scale residential development (Use Class C3). The indicative site plan illustrates that the site can accommodate six (6) new dwellings (a mix of market and affordable units).
Figure 8: Extract from the Indicative Proposed Site Plan
Cumbria County Council August 2018 34
2.2 In accordance with Planning Policy, the development will provide 35% affordable housing. The indicative plan illustrates that the site could accommodate six (6) new units (four (4) market dwellings and two (2) affordable dwellings).
3.0 Scale 3.1 The site is c0.47 hectares in size. The indicative plan illustrates that the site could accommodate two storey dwellings.
3.2 As this is an outline planning application with all matters reserved other than access, the scale of development will be finalised at the Reserved Matters Application.
4.0 Layout 4.1 The proposed dwellings are proposed to be divided over two stories with the main living space at ground floor. The layout of the units, however, are reserved and are to be confirmed as part of the Reserved Matters Application, as the planning application has been submitted in outline format only.
5.0 Appearance 5.1 The appearance of the dwellings are to be confirmed at the Reserved Matters Stage as the application is an outline planning application (with some matters reserved). Appearance is a reserved matter.
6.0 Landscaping 6.1 The landscaping of the site is still to be confirmed as the planning application has been submitted in outline with landscaping being a reserved matter.
6.2 Notwithstanding this, the illustrative plans indicates that a timber fence could be located along the perimeter boundary of the site to separate the development site from the rest of the field to the east. This was supported by the Parish Council as part of the pre-application discussions held.
6.3 With regard to the existing vegetation, this is to be retained where possible. It will be necessary to remove some of the existing trees, however, to facilitate the proposed development and to establish a higher level of arboricultural management for the site. Tree 1 (category B) and groups 1-2 (Category C) will need to be removed to facilitate the construction of the new access through to the development site. Further detail regarding breakdown of recommended removals, alongside their BS5837 category rating is provided in the report prepared by AllAboutTrees.
7.0 Access 7.1 Access to the site would be as existing. The site would be accessed via Park House Drive. The proposed small scale development is unlikely to materially affect the operation of the local highway network.
7.2 Cumbria Highways, as part of the pre-application discussions, advised from a vehicular access / highways point of view the access / site is suitable for up to seven new dwellings with ‘in curtilage’ parking and turning in accordance with the Cumbria Standards. The proposed indicative plans illustrate that six dwellings with onsite parking can be achieved on the site.
Cumbria County Council August 2018 35
8.0 Conclusion 8.1 National and Local Policy and Guidance requires and advises that new development must be of high quality design and show a clear understanding of the form and character of the Districts’ built environment, with particular attention to the rural landscape. Whilst the proposal is submitted in outline with all matters reserved other than access, it is considered that site is a suitable site for small scale residential development.
8.2 The matters of appearance, landscaping, layout, and scale will be addressed at Reserved Matters Stage.
8.3 We therefore respectfully request that this outline planning application is considered favourably.
Cumbria County Council August 2018 36