Design And Access Statement

Land To North Of Little

Revisions to approved planning application 20/00124/FUL

Proposal - This proposal consists of the construction of two modest two bedroom detached open market cottages on land to the north of Little Beckjay and the formation of a new vehicular access exiting on to Beckjay Lane. The proposed site is located in the south hamlet of Beckjay, within the parish of .

Prior to this revised application a previous application ( 20/00124/FUL) was submitted and granted full planning permission for a very similar development of two two bedroom cottages.

Site Appraisal / Residential Amenity - The proposed development site currently constitutes part of the substantial garden / amenity land of Little Beckjay to the south of the site. A small dilapidated bird aviary ( soon to be removed ) currently sits on the site along with an area used for bonfires and a vegetable plot. The remainder of the site is laid to lawn with tress / shrubs around parts of its boarders.

Little Beckjay was purchased by the current owners in 2015 following a substantial period in the ownership of the previous occupants. During the current ownership many improvements have been carried out on both the house and gardens, including work on the proposed site which has included the removal of dead , diseased and storm damaged trees. A number of mature conifer trees have also been recently removed by Western Power in the course of maintenance and repairs of the over head power lines that run along the western boundary of the site.

The current garden / amenity land of Little Beckjay is very substantial for the 4 bedroom property it currently serves, siting in an approximately 3/4 of an acre plot. Even once the proposed development site of approximately 725m2 is divided from this it still leaves a very substantial rear garden for users of Little Beckjay to enjoy together with the generous front and side garden is also has available.

Little Beckjays garden land runs parallel with Beckjay Lane with the entire plot being roughly rectangular in shape. The current dwelling ( Little Beckjay ) is located on the southern end of the plot , with the proposed development site on the northern end of this plot. This subsequent division results in a very usable garden with the shape and size of the plot being well placed to accommodate a division as proposed.

This sentiment was echoed during approved planning application (20/00124/FUL) concluding that the amenity land left available to Little Beckjay would be comfortably within acceptable limits befitting a detached four bedroom house.

Design / Site layout - Careful consideration has been taken of the design of the proposed dwellings so as not to detract from setting within the hamlet and of that of the grade II listed Little Beckjay, with the desire to enhance the hamlet by building two high quality and attractive cottages whilst not being overbearing on the hamlet.

A pair of modest two bedroom cottages were chosen for the proposed development rather than a single detached dwelling as its felt it would be more In keeping within the hamlet with small cottages already being present. A large majority of recent new build planning applications within the locality ( and the wider ritual / North catchment ) have consisted of large detached 4 bedroom properties, which sadly immediately price out the younger generations and families due to the high average house prices together with a high percentage of detached housing stock. The result of which is an ageing local population as is common in many rural areas currently. Two modest, attractive, far more affordable cottages would appeal to a much wider demographic affording younger generations and families the opportunity to live within the parish, helping to address this rapidly declining trend.

The proposed development site is located between Little Beckjay to the south and The Paigles to the north, infilling between the two and merging into the street scene running parallel to the west of Beckjay Lane. The proposed development would mirror other properties along Beckjay lane and creating a linear and uniform pattern of development as approved in the previous application ( 20/00124/FUL) . The existing properties along the lane are positioned both parallel and perpendicular to the lane, the proposal being parallel would mirror the Paigles directly to the North and The Thatch 100 meters south of the site.

The rear/ side gardens available to both proposed dwellings would be a very generous size to the two bedroom properties they would serve, with both benefiting from the exceptional uninterrupted views towards Hopton Hill all along the western boundary.

Traditional cottage dorma Windows are proposed for the first floor fenestrations, this detail would mirror other properties within the hamlet ( including Beckjay Farm and The Thatch ) whilst also allowing for a more traditional cottage design keeping the ridge height of the dwellings low thus being in keeping with the modest scale of the cottages and not creating an overbearing development on either the street scene or other neighbouring properties.

External design details shall be of a high standard in both finish and application so as to enhance the street scene. Handmade red imperial restoration bricks shall be used for the construction of the outer skin with traditional lime mortar joints and arched headers above all fenestrations. Welsh slate is proposed for the roof covering together with traditional cast iron gutters / down pipes. Traditional timber joinery details for all windows , doors and dorma Windows to include cottage style Windows and doors , all in an attractive green finish.

Traditional cobbled paving stones are proposed for the drive and pathway coverings, theses being permeable in nature would not contribute to surface water run off towards Beckjay Lane.

The rear gardens of the semi detached cottages would have a straight dividing boundary running from the centre of the western elevation of the cottages to the western boundary of the site ( see block plans ). This divide would consist of a decorative panelled fence to provide a secure boundary together with the planting of English cheery laurel hedging creating both a highly effective and attractive divide. Similar hedging ( laurels )would also be implemented on the boundary between the proposed cottages and that of Little a Beckjay the the south and The Paigles to the North. This would result in private gardens to the users of both the proposed dwellings and the existing properties boarding the site.

The provision of refuge and log storage is also provided to the side gable ends ( north and south elevation) of each property. A locally constructed self build dwelling built by a local builder ( picture date 2017) showing design details and finished ( external walls / roof coverings / joinery ) to be implemented on the proposed cottages.

Neighbour Amenity -

Any infill plot by its nature shall always have neighbouring properties within relatively close proximity of its own boundaries. Careful consideration of this during the design process has always been paramount so as not to be a detriment to neighbouring properties within the hamlet.

Firstly the nature of the development proposed helps to mitigate against any suboptimal neighbour amenity issues. Two modest two bedroom cottages with a low ridge height were chosen over a larger detached dwelling with garaging despite consultation during pre application advice indicating a single larger detached dwelling would still be considered acceptable in an infill plot. A very important detail to be included from the initial design stages was to have no first floor fenestrations on either end gable ( north south elevations ). The inclusion of this detail immediately mitigated any possible over looking scenario to either Little Beckjay to the south or The Paigles to the north, protecting the privacy to both of these existing dwellings.

As indicated previously the rectangular shape of Little Beckjays amenity land together with Litte Beckjay itself positioned on the southern end and the proposed development on the northern end results in a significant distance between the proposed site and that of the existing Little Beckjay. Indeed even once divided this distance is still similar / greater than the separation distances between other properties within the hamlet. The new divide between the proposed dwellings and Little Beckjay shall consist of a traditional post and rail fence together with English cherry laurels and three new indigenous trees that once matured will tie in with an established tree being retained on the Beckjay lane boundary and trees on the western boundary forming a continuous tree line ( see tree plan ). This measures will ensure total privacy between Little Beckjay and the proposed dwellings whilst also acting as an attractive screen of the dwellings when viewed from Beckjay Lane once the tree plantings mature, adding to the screen already provided by existing trees to be retained on the eastern boundary adjacent to Beckjay lane.

To the north of the site is The Paigles, the existing boundary between The Paigles and the proposed dwellings is defined by an established hedge of mature trees which have recently been coppiced to provide a more effective boundary that together with established trees and bushes on The Paigles side of this boundary act as a screen between the two, since approved application ( 20/00124/FUL) the trees have been further coppiced from a height of approximately 6- 12 feet to around 4 feet in height, this was necessary due to the exceptionally wet winter/spring of 2020 which resulted in the freshly coppiced trees developing disease which threatened the trees with no new growth appearing. The further coppicing has resulted in all trees now producing new growth which in tern will promote a far more effective screen than what which was there previously. It was also noted by many members of the public that the previous coppiced trees where extremely unsightly giving the boundary a 'stockade' appearance, especially with little new growth evident which they all felt was not in keeping with the other hedges/ boundaries and was a distinct blight on the appearance of the hamlet. The boundary hedge is now far more in keeping with the hamlet having produced a more effective screening once more growth establishes and doing away with the highly unsightly ' stockade ' appearance. It shall also provide new growth and plantings a opportunity for enhanced growth without the overshadowing of standing trunks / deadwood. During this coppicing process no trees where removed and all now have been given the opportunity to regenerate, in line with proactive, sustainable tree management. An English cherry laurel hedge would also be planted along this boundary to provide an attractive and all year round screen at pedestrian level. During pre application advice it the was concluded that the separation distance alone between The Paigles and the proposed dwellings was suitable and would not cause any amenity issues for users of that property.

All of these mitigating factors combined would result an a very attractive and private development for the users of each of the the new dwellings whilst also importantly maintaining ( and in the case of The Paigles with coppicing at pedestrian level ) improving the current levels of privacy enjoyed by the neighbouring properties.

Access / Parking - The proposed site runs parallel to the non designated Beckjay lane, with the proposed entrance to the dwellings being directly off this lane. Beckjay lane is a quiet single track road used predominantly by residents of the hamlet plus their visitors and for light agricultural purposes throughout the year.

The proposed entrance to the site is located on the outside of a long sweeping bend which together with a wide grass verge between the entrance and the road side affords excellent visibility in both directions to both vehicles exiting the proposed site and to other road users approaching the entrance.

Each two bedroom dwelling would have two parking spaces to the front of the dwellings together with a turning area, allowing vehicles to both enter and exit in a forward gear ( see site parking block plan ).

During approved application ( 20/00124/FUL) ) highways department concluded that a new access for dwellings here was acceptable subject to parking facilities being commensurate with highway safety and local conditions. Core Strategy / Local Planning Policy - Planning applications are determined in accordance with development plan policy. This development plan incorporates the adopted Shropshire Core Strategy. With regards to planning policy for new housing Core Strategy CS1 focuses new development in and other markets towns which have been identified as key centres and in relation to this proposal in rural areas new development is focused in Community Hubs and Community Clusters which are considered the most favourable places to promote managed growth to help rejuvenate smaller settlements such as the clungunford parish , a policy termed as ' rural rebalancing '.

Beckjay has been identified as being within the Community Cluster by policies CS3 and MD1 alongside other nearby settlements including , Clungunford and .

A statement from policy S2.2 ( vi ) indicates the type and scale of developments required from these settlements over the next 5 years -

'Development will be expected to deliver an additional 15 dwellings over the period to 2026. Development is expected to compromise of small scale infilling and conversions on suitable sites within or adjoining these 6 names settlements. The larger settlements of Clungunford and may offer larger development sites close to key community services in the parish providing more sustainable development opportunities.

Development should be located on small scale infilling and conversions within or adjoining Abcot, Beckjay, Clungunford, Hopton Heath, Shelderton and Twitchen '

Planning policy CS4 paragraph 4.69 provides further guidance regarding development within Community Clusters such as Clungunford / Beckjay

'Development in Community Hubs and Community Clusters will be within the village or on land that has been specifically allocated for development. To prevent fragmented development,windfall development adjoining a village is not acceptable,unless it is an exception site for affordable housing or other development allowed under policy CS5 '

In Shropshire councils most up to date Housing and Land Supply statement published in March 2019 this community cluster had only received 5 planning permission on individual sites with none of these being recorded as completed, Neither have there been any sites allocated by the council without planning permissions. Therefore the cluster is well below its approximate allocation of 15 additional dwellings, thus establishing the cluster as in need of additional permissions to help meet current planning policy framework targets to rejuvenate these settlements and provide much needed additional housing, especially in modest two bedroom form. Even if the approximate allocation of 15 additional dwellings had been met it would still have met all current policy guidelines thus establishing it as suitable development as is common in other areas where housing targets have been met and exceeded.

Although Beckjay has no facilities of its own its inclusion as part of the community cluster under policy's MD1 and S2 indicates that the hamlet of Beckjay is suitable for the type of developments outlined above and carries significant weight. Paragraph 14 of the National Planning Policy Framework states that new development proposals which conforms with current development plan policy should be approved without delay. During approved planning application ( 29/00124/FUL) it was considered if the proposed development site qualifies as suitable 'infill development' within the community cluster. It was concluded that the proposed site would follow a linear pattern of existing development along the west of Beckjay lane, would be contained completely within the existing confines of the hamlet and would not encroach into the surrounding countryside. It was also concluded its would not disadvantage the amenity land available to Little Beckjay once the division was made given the large area of amenity land Little Beckjay has. Therefore it was considered a suitable infill development plot conforming to the current development plan policy for new housing within the parish and wider area.

It was also concluded that the modest scale of the dwellings in the proposed plot and the design were considered acceptable within the hamlet with no objections being raised by any of the consulted departments.

Sustainability - The clungunford parish which includes Beckjay being less than a mile from clungunford has a vibrant village hall which has recently benefited from a national lottery grant to redevelop the hall with many social events held on a weekly basis. Next to this is an active bowls clubs and a large park area which includes a children's play area. Also in the village is a vibrant church community and a well established Tea rooms. Theses facilities are a two minute drive or 10 minute walk from the proposed development site.

A regular daily bus service stops at the village which takes passengers to , which is the largest town in south Shropshire with all the employment opportunities and services one would expect in such a sizeable and expanding town. Train stations are located at both Hopton Heath which is less than a 1 mile drive and Broome 2 miles to the north of proposed development site.

The village of lies 2 miles south of Beckjay , facilities here include a primary school, doctors, petrol station, village shop, butchers, fish and chip shop and two thriving pubs. Leintwardine has many small businesses both within the village and on the small trading estate on the edge of the village which provide many jobs to local people.

The town of 4 miles north of Beckjay has many more employment opportunities with many large and small businesses located here due to its favourable position on the A49 with direct links to towns such as Shrewsbury to the north and the city of Hereford to the south. Facilities in Craven arms include a large supermarket and many and varied independent shops and services to cater for this expanding to town.

It's felt the proposed development is a modest one and would help address the balance of large detached houses which by their nature are less affordable both in terms of initial purchase price and the proceeding running costs. This development would suit a wide spectrum of people from both within the local area and from further afield. Theses could include first time buyers and small families trying to get a foothold on the difficult property ladder to people within the village/area who wish to downsize to a smaller more manageable property whilst staying in the locality. This in turn would free up a larger house for a new family to move into which can only be of benefit to the community, wider range area and the local economy. Conclusion - During this application process several recently approved new build developments along with existing housing stock in the area were studied and assessed against the viability and sustainability of this proposed one. It's felt the use of a suitable site now identified as infill, located within a community cluster to build two modest two bedroom cottages, being of very high quality, ones of which would appeal to many and varied users both within and out of the area could only enhance the parish and community also benefitting the local south Shropshire economy. Whilst providing a sustainable opportunity to help conform to and meet both current Core Strategy policy and targets.

Those sentiments are also recognised by Clungunford parish council who have a policy of supporting any suitable new build developments , especially smaller more affordable ones with the common goal of promoting a more balanced , diverse and sustainable community.