Barn next to the Lilacs, Homestead Road, GU34 5NA Mr and Mrs L Colbeck

Enlargement of residential curtilage and construction of garage with plant in association with the conversion and alterations of barn to dwelling (approved under 57725/002)

Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA

Design, Access and Planning Statement

Mr A C Partridge, BSc (Hons) DIP UP, MTRPI

Contents: Page

1.0 INTRODUCTION ...... 3

2.0 SITE ...... 4

3.0 PLANNING HISTORY ...... 5

4.0 PROPOSAL ...... 6

5.0 POLICY ...... 7

6.0 RATIONALE FOR THE DEVELOPMENT ...... 10

Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

1.0 INTRODUCTION

1.1 Southern Planning Practice Ltd is instructed by Mrs M Colbeck to 1.3 This statement will begin by describing the site, followed by a review submit an application for enlargement of the residential curtilage and of its planning history and an examination of the proposals. It will construction of garage, in association with the alterations and then turn to planning policy, before setting out the rationale and conversion of barn to dwelling approved under 57725/002. justification for the proposal in the context of policy.

The Site

1.2 The application comprises the following plans: -

• Site Location Plan EH/AP/525.2.1. • Floor Plans as Proposed 781.21A • Elevations as Proposed 781.21B • Site Plan 781.21C

3 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

2.0 SITE 2.3 The site borders farmland except towards the bottom of the field 2.1 The site lies on the south side of Homestead Road, east of The where it borders residential properties The field boundaries are Lilacs, about 200m from its junction with Common Hill to the west. well defined with hedging and trees forming a visual break. Homestead Road is an unmade road linking Common Hill and South Town Road. There is sporadic housing along its length with housing 2.4 The barn itself is a metal portal frame with steel sheet wall cladding grouped closer together near to the junction with Common Hill. and fibre cement roof. It measures 7.7m wide by 12.5m long and 14.9m high.

2.5 Views of the site are extremely limited from public highways because of the topography and vegetation cover

2.2 The land on the south side of Homestead Road rises to the east from a low point from the west. The barn lies in, and at the top of, a large field at a point where it begins to level off. Adjacent is an old pit or

dell. The field is laid to pasture and is used for grazing, silage and hay. The site has mains water connection.

4 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

2.6 Access to the barn is from an existing farm track. 3.0 PLANNING HISTORY

3.1 The planning history is set out in the table below:-

Ref No Description of Development Decision & Date 57725/002 Conversion and alterations of Permission barn to residential (amending granted on approval of details under 23.11.2020 57725/001) 57725/001 Notification for Prior Approval for Prior Approval a Proposed Change of Use of is required and Agricultural Building to a Approved Dwellinghouse (Class C3) 7.8.2019 57725 Prior notification - Formation of Prior Approval track Not Required 6.4.2018 31802/005 Lawful development certificate Issued existing - use of barn (shown red 23.11.2017 on the site location plan) for the storage of agricultural equipment 2.7 The changes to the site since the last approval incorporates and fodder. the dell (former chalk pit) for a private sewage treatment plant and enlargement of the approved curtilage, incorporating a garage, plant room, plant and bin store with revised turning area.

5 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

4.0 PROPOSAL 4.3 The curtilage is shown extended south to include the dell. The reasoning for this is that the sewage treatment plant will be sited 4.1 Planning permission was granted under reference 57725/002 to within it. allow for the conversion and alteration of the barn to dwelling. This proposal effectively varies this to include an enlarged curtilage and 4.4 The enlargement of the curtilage around the front of building is for the construction of garage with plant and bin store. Since the largely to enable garaging, plant (air source heat pump) and bin works for the barn have already been permitted, this section will store but also to enable a larger turning area. address only the revisions.

4.5 The garage is a timber framed construction with brick plinth and wood cladding, under a natural slate roof. The building measures 7.9m long x 5.5m wide and 4.4m high. The plans show a two bay garage with one bay secure with double doors and, the other, an open car port. Adjacent to the secure bay is a small lean-to which

springs off the gable end. This will be used as the plant room and 4.2 It is proposed to extend the curtilage permitted under 57725/002, cycle store. At the rear of the garage, part of the rear roof plane is which in turn was determined by the regulations under Class Q for devoted to photovoltaic panels. To the side of the garage is a bin the earlier scheme approved under 55725/001. store and brick shield wall to hide the air source heat pump placed behind it.

6 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

5.0 POLICY The presumption in favour of sustainable Paragraph development National LPAs should approach decisions in a positive and 38 creative way. They should use the full range of 5.1 Government advice is contained in the National Planning Policy planning tools available… and work proactively with applicants to secure development that will improve Framework (the NPPF) and in the National Planning Policy economic, social and environmental conditions of Guidance. These are material to the consideration of the application. the area. Decision-makers at every level should seek to approve applications for sustainable At the heart of the NPPF is a presumption in favour of sustainable development where possible development. The following paragraphs are of most relevance:

Achieving Sustainable Development Paragraph Making Effective Use of Lane Paragraph The purpose of the planning system is to contribute 7 Planning decisions should promote an effective use 117 to the achievement of sustainable development. of land in meeting the need for homes and other There are three, interdependent, overarching 8 uses, while safeguarding and improving the objectives to sustainable development: economic, environment and ensuring safe and healthy living social and environmental, which need to be conditions pursued in mutually supportive ways Planning decisions should encourage multiple 118 They are not criteria against which every decision 9 benefits from both urban and rural land, … (by) should be judged. Decisions should play an active promoting and supporting the development of role in guiding development towards sustainable under-utilised land and buildings and supporting solutions but in doing so should take local appropriate opportunities to remediate despoiled, circumstances into account degraded, derelict and contaminated or unstable At the heart of the Framework is a presumption in 10 land favour of sustainable development.

Achieving well-designed places Paragraph The presumption in favour of sustainable Paragraph The creation of high quality buildings and places is 124 development fundamental to what the planning and development Decisions should apply a presumption in favour of 11 process should achieve. Good design is a key sustainable development. For decision-taking this aspect of sustainable development, creates better means: places in which to live and work and helps make • approving development proposals that accord development acceptable to communities with an up-to-date development plan without Planning decisions should ensure that 127 delay;

7 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

developments:- Development Plan a) function well and add to the overall quality of the development not just for the short term but over the 5.2 For the purposes of the application the Development Plan lifetime of the development; b) are visually attractive as a result of good comprises architecture, layout and appropriate and effective

landscaping; c) are sympathetic to local character and history, • East District Local Plan: Second Review (2006) including the surrounding built environment and landscape, while not preventing or discouraging • District Joint Core Strategy (2014) appropriate.. change; • Medstead and Neighbourhood Plan (2016) d) establish or maintain a strong sense of place, using the arrangements of streets, spaces, building types and materials to create attractive, welcoming East Hampshire District Local Joint Core Strategy (Core and distinctive places to live, work and visit. e) optimise the potential of the site to accommodate Strategy) and sustain an appropriate amount and mix of development) f) create places that are safe, inclusive and 5.2 The following policies have a bearing on the proposal:- accessible and which promote health and well- being, with a high standard of amenity for existing and future users CP1 Presumption in favour of sustainable development – This policy seeks to promote and secure sustainable development in line Conserving and Enhancing the Natural Paragraph with the NPPF. Environment Decisions should contribute to and enhance the 170 natural and local environment by protecting and CP19 This restricts development in the countryside to which is enhancing value landscapes, recognising the intrinsic character and beauty of the countryside essential for it to be located there. It also protects the countryside for and minimise impacts on biodiversity. its own sake.

Meeting the challenge of climate change, Paragraph flooding and coastal change CP20 Landscape – This gives protection to the landscape The planning system should support the transition 148 to a low carbon future in a changing climate and character. support renewable and low carbon energy and associated infrastructure CP21 Biodiversity – This protects and promotes biodiversity interests.

8 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

Residential Extensions and Householder Development SPD CP24 Sustainable Construction – This promotes a minimum code for sustainable reconstruction (currently Code 4) and requires 5.6 The general advice given in this document is for alterations and 10% of energy demand to be from renewables extensions to be high quality, responding positively to the opportunities for improving the original building. CP29 Design – This requires a high standard of design.

CP31 Transport – This provides for adequate, convenient and safe vehicle and cycle parking and ensures that the traffic generated by the development does not harm the rural character.

CP32 Infrastructure – This ensures the provision and improvement of infrastructure necessary to meet community and environmental needs associated with the development.

The Four Marks and Medstead Neighbourhood Plan

5.3 This was adopted as a Development Plan in 2016.

5.4 Policy Map B identifies the site as lying outside of the built up area.

5.5 Policy 11 promotes sustainable drainage systems.

9 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

growth, involving social and economic, as well as environmental 6.0 RATIONALE FOR THE DEVELOPMENT progress, pursued in mutually supportive ways, for this and future generations. Introduction Principle 6.1 Section 36(6) of the Planning and Compulsory Purchase Act 2004 and Section 70(2) of the Town and Country Planning Act 1990 6.4 Policy CP19 is the governing policy. The approach to sustainable require applications to be approved in accordance with the development in the countryside is to operate a policy of general development plan, unless material considerations indicate otherwise. restraint in order to protect the countryside for its own sake. It only The development plan is therefore the starting point. Where there allows development in the countryside where there is a genuine and are other material considerations, these must be taken into account proven need for a countryside location. and weighed into the planning balance in reaching a decision. As such, the system is designed to operate flexibly and in cases where 6.5 The proposals are parasitic upon the host barn (which now has policy conflict arises material considerations can be sufficient to permission for a dwelling). In this sense the countryside location is override policy. essential and necessary for the works.

6.2 One such material consideration is the National Planning Policy 6.6 The approved curtilage was determined by the original prior Framework (NPPF). This mentions that good planning is a positive notification under Class Q and was carried over to 57725/002. Class and proactive process and makes clear that decision makers should Q restricts the curtilage to the footprint of the building. Consequently, not be rigid in their approach to considering applications. the curtilage was narrowly drawn to a small perimeter block around the barn. 6.3 The overarching planning policy in the NPPF is the delivery of sustainable development. Sustainable development is not 6.7 Accordingly, there is little space for amenity or service infrastructure specifically defined for planning but, amongst other things, it is about within the curtilage. change for the better, and not only for our built environment: it is also about enhancement of biodiversity and landscapes, making places better for people through good design. Above all, it is about positive

10 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

Delivering High Quality Design also need regular access to it for servicing. It is therefore reasonable to include it within the curtilage. 6.8 The NPPF requires good design. Enshrined within the vision of sustainable development is the promotion of good design. The 6.11 The original curtilage extended out from the building to the side of NPPF states that the creation of high quality buildings and places is the access drive to accommodate the parking area. This area has fundamental to what the planning and development process should been enlarged slightly to accommodate the garage and turning achieve. Good design is a key aspect of sustainable development, space for a fire appliance, to meet building regulations, and for a creates better places in which to live and work and help makes disabled parking bay, close to the building. The enlarged area also development acceptable communities. Good design is therefore a provides room for the bin store and plant. cornerstone of sustainable development. 6.12 It is not unreasonable for an occupier to want space to house cars 6.9 Design is not just about aesthetics, but it is also about how a place and cycles, as well as space for other domestic paraphernalia. In functions. Para 127a of the NPPF requires developments to function addition, the garage also provides a secure store, fulfilling a well and add to the overall quality of the area, not just in the short requirement of good design. term but over their lifetime. Functionality is one of the ten characteristics identified in the NPPG and detailed in The National 6.13 As mentioned above, the garage not only carries the photovoltaics Design Guide. Well-designed buildings and homes provide good but it provides space for the operational plant room and air source quality internal and external environments for their users, promoting heat pump which sits beside the garage. health and well-being. 6.14 This allows for all the renewables infrastructure to be located in one Space for Infrastructure place providing a more practical service arrangement.

6.10 As the plans show the dell, which by definition is set below the 6.15 Again, all these works are necessary for the dwelling to function natural ground level, accommodates a sewage treatment plant and properly. its associated drainage field. As service infrastructure, it is necessary for the proper functioning of the dwelling. The treatment plant will

11 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

Space for amenity underpin...decision taking1. The NPPF encourages under the role of environmental objectives to use natural resources prudently and to 6.16 Finally, the amenity area around the barn has been enlarged mitigate and adapt to climate change, including moving to a low marginally. carbon economy. This is further articulated under para 148 which states that the planning system should support the transition to a low 6.17 The existing amenity space around the barn extended out from the carbon future in a changing climate… and support renewable and wall of the barn by about 3m at its deepest point. It therefore low carbon energy… The NPPG stresses that planning has an provides little useable space. important role in delivering new renewable and low carbon energy2 Furthermore, it states that in taking planning decisions LPAs should 6.18 In contrast, the slightly larger curtilage would provide more amenity look for win-win solutions that will support sustainable development3. space for the occupants of the barn, which is more practical, serviceable and functional. It therefore would benefit the health, 6.22 Policy CP24 promotes the use of renewables, requiring 10% of the well-being and quality of life of the future occupants. energy requirement to come from renewable sources.

6.19 Thus, from this perspective, the proposal would enable better 6.23 The proposal will help deliver these important aims and objectives. functioning and servicing of the building, as well as providing a little more practical and useable space for amenity use by the occupants, Visual Impact thereby improving their living conditions. 6.24 The inclusion of the dell as part of the curtilage will have no visual 6.20 It is considered that the changes proposed are reasonable, and are impact whatsoever being below the natural ground level. required to deliver good design. 6.25 The proposed garage is sited very close to the building on part of a Adaptation to Climate Change site already allocated for parking. This, together with the

6.21 The NPPG stresses that addressing climate change is one of the

core land use planning principles which the NPPF expects to 1 Reference -Paragraph: 001 Reference ID: 6-001-20140306 2 Reference - Paragraph: 001 Reference ID: 5-001-20140306 3 Reference - Paragraph: 004 Reference ID: 6-004-20140612

12 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

enlargement of the turning area, would not be visually intrusive since it will be read in the context of the dwelling. 6.31 If in the alternative, it is determined that the development is contrary to policy CP19, it is considered that the benefits outweigh harm 6.26 In addition, as the enlargement of the turning area is set behind what arising from the breach policy. The benefits are as follows: - would be the drive, the effect would not be visually significant. • Delivery of a high-quality design by: 6.27 As to the small increase in amenity land around the building being 1. providing adequate space to meet the service viewed within its close confines, its impact would not be noticeable. requirements of the dwelling to allow it to function properly, and 6.28 In any event, the site is well screened and some distance from the 2. improving the amenity space to meet the needs of road so the works will be barely perceptible. the future occupiers. 3. Providing secure store and housing for a vehicle Precedent • Accommodating plant for renewables

6.29 There are similar examples of enlargements of curtilages in response to Class Q. For example, planning permission for such a 6.32 In weighing up harm, it should be recognised that the development change was granted under the current local plan in December 2018 would not materially change the character of the site as part of a relating to Smugglers Cottage, Monkwood, reference 57131/01. dwelling nor would the works be readily apparent from the public There the officer concluded that the proposal would not undermine realm. There would be no change to the quality of the countryside in the objectives of policy CP19. The same comment can be applied this location. This needs to be balanced by the significant weight here. attached to good design and measures to mitigate climate change. In this respect, the development would be sustainable. Planning Balance Design of Garage and Service Area 6.30 Section 38(6) of the Planning and Compulsory Purchase Act and Section 70 (2) of the Town and Country Planning Act 1990 requires 6.33 Having established the development, it is appropriate here to discuss the application of the planning balance. the design. The garage provides an attractive ancillary building,

13 Barn next to the Lilacs, Homestead Road, Medstead GU34 5NA Mrs M Colbeck

designed to reflect its function as a garage and its surroundings by 6.36 These are substantial benefits. When weighed against the lack of being traditional in detailing, materials and appearance. The visual harm it is considered that the proposal should be allowed. proposed wall for the air source heat pump would provide a screen

to hide this utilitarian article. The works will therefore complement

the proposed house.

Conclusion

6.34 The extent of curtilage is severely restricted under Class Q because it is limited to the size of the footprint of the building. This means that there is no proper service and amenity space to allow the building to function properly as a dwelling, the proposal attempts to overcome this.

6.35 The works are dependent on a countryside location since they would serve a building destined to be a dwelling. In this regard it is submitted that the development would accord with policy CP19 of the LP. But in the alternative, it is considered that the development is reasonably necessary to meet the service requirements of the dwelling and amenity requirement of the future occupiers. All of this amounts to good design, which is an important aspect of sustainable development. In addition, the works provide space for renewables, supporting the transition to a low carbon future. This is a core principle of planning.

14