Fosters Meadows (Phase Two), Winterborne Whitechurch
Draft Design and Access Statement
The Clenston Estate
May 2013
Contents
Page No
1.0 Introduction ...... 1
2.0 Description of the Site and its Context ...... 1
3.0 Overall Conecept and Approach ...... 2
4.0 The National Planning Policy Framework ...... 2
5.0 Local Planning Policy Context ...... 4
6.0 Key Planning Arguments ...... 9
7.0 Key Design Principles ...... 12
8.0 Access Arrangements ...... 12
9.0 Description of Proposed Development ...... 13
10.0 Conclusions ...... 13
Appendices
Appendix A - Site Location Plan
Appendix B Proposed Site Layout Plan
Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
1.0 Introduction
1.1 This draft Design and Access Statement has been prepared by Smiths Gore on behalf of the Clenston Estate. The purpose of this draft statement is to identify and describe the proposed development of phase two, Fosters Meadows, Winterborne Whitechurch. There is considered to be an excellent opportunity to accommodate a modest village housing development of approximately 18 dwellings with a mix of tenures and size to reflect the character of the locality and enhance the overall character of the village. The overall scheme will include additional allotments for the village as well as amenity woodland / open space to benefit the community.
1.2 This statement first provides an appraisal of the site and surrounding area and then outlines the relevant planning policy context, including relevant parts of the National Planning Policy Framework (the Framework). Subsequently the proposed development and design strategy will be outlined.
1.3 Bearing in mind the planning policies in North Dorset, the national guidance outlined in the Framework, along with the location of the site near to the village centre, a strong case can be made for the development of this site. The development would allow for the completion of a residential scheme of a high standard, reflecting the sensitive nature of the locality and being in keeping with its historic village centre character. It would also deliver an appropriate provision of affordable dwellings and additional community benefits.
2.0 Description of the Site and its Context
2.1 The land identified as Fosters Meadows (Phase Two) lies to the east of Fosters Meadows on the north side of the A354 in the village of Winterborne Whitechurch. The site is presently unused scrub land, not in agricultural use and has previously suffered from fly tipping. It benefits from good access and the eastern end of the site appears to be well used by as a pedestrian route in the village. The site slopes gently from west to east and north to south. Access to the site can be achieved from a retained field gate at the eastern end of Fosters Meadows.
2.2 There is an existing and well used allotment beyond the south west corner of the site, south of Fosters Meadows. To the north of the site lies a relatively densely wooded area with limited public access and beyond that, as well as to the immediate east of the site, lies open agricultural land. There are a few sparse, young trees within the site, mainly to the east on the slightly higher ground.
2.3 The current settlement boundary of the village runs immediately along the western and southern boundaries of the site, abutting those properties on Fosters Meadows and those fronting onto the A354. There is a designated public right of way running along the eastern side of the site.
2.4 The boundary of the Dorset AONB runs to the north of the site. The Winterborne Whitechurch Conservation Area adjoins the southern boundary of the site running along the rear boundaries of those properties fronting onto the A354.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 1 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
3.0 Overall Concept and Approach
3.1 The overall concept for the development of this site is to provide a high quality, attractive and sensitively designed village housing scheme. This will add to the first phase of development at Fosters Meadows and will deliver additional community benefits. The scheme will also contribute an appropriate mix of village housing of a quality to match the first phase of the development.
3.2 The site lies outside of, but immediately adjacent to the settlement boundary of Winterborne Whitechurch. The site is though located in an intrinsically sustainable location given its proximity to local services, businesses, facilities and amenities
4.0 The National Planning Policy Framework
4.1 On the 27 th March 2012 the Government published the Framework. This document sets out the Government’s planning policies for England and how these should be implemented by Local Planning Authorities. This section of the document will set out those elements of the Framework which are of most relevance to the potential development of Fosters Meadows Phase Two.
4.2 Achieving sustainable development
4.3 There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:
● an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; ● a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and ● an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.
4.4 The presumption in favour of sustainable development
4.5 At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development , which should be seen as a golden thread running through both plan-making and decision-taking.
For decision taking this means:
● approving development proposals that accord with the development plan without delay; and ● where the development plan is absent, silent or relevant policies are out of date, granting permission unless:
Steve Briggs BSc · DipTP · DipDBE · MRTPI 2 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
– any adverse impacts of doing so would significantly and demonstrably Framework taken as a whole; or – specific policies in this Framework indicate development should be restricted.
4.6 One of the core planning principles outlined in the Framework is that planning should proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made to objectively identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.
4.7 Delivering a wide choice of high quality homes
4.8 Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.
4.9 In rural areas, exercising the duty to cooperate with neighbouring authorities, local planning authorities should be responsive to local circumstances and plan housing development to reflect local needs, particularly for affordable housing, including through rural exception sites where appropriate. Local planning authorities should in particular consider whether allowing some market housing would facilitate the provision of significant additional affordable housing to meet local needs.
4.10 To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby.
4.11 Requiring good design
4.12 The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.
4.13 Planning policies and decisions should aim to ensure that developments:
• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; • are visually attractive as a result of good architecture and appropriate landscaping
4.14 Applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.
4.15 Conserving and enhancing the historic environment
4.16 When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 3 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
4.17 Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
4.18 Implementation
4.19 For 12 months from the day of publication, 27 th March 2012, decision-takers may continue to give full weight to relevant policies adopted since 2004 even if there is a limited degree of conflict with this Framework.
4.20 In other cases and following this 12-month period, from the 27 th March 2013, due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given).
4.21 No extension to this transition period was announced and the new situation has now come into force. Nick Boles, Planning Minister, announced in a written parliamentary answer that, “For the purposes of decision-making, policies in local plans should not be considered out of date simply because they were adopted prior to the publication of the NPPF. Due weight should be given to relevant policies in existing plans according to their degree of consistency with the framework (the closer the policies in the plan to the policies in the framework, the greater the weight that may be given).” He added: “Decision-takers may also give weight to relevant policies in emerging plans.”
5.0 Local Planning Policy Context
5.1 The North Dorset Local Plan 2003 is the most relevant development plan document relating to development in Winterborne Whitechurch. However, as the local plan was adopted prior to 2004, the policies contained within it can only be given due weight according to their degree of consistency with the Framework. The development plan for North Dorset includes the Draft Core Strategy and Development Management Policies DPD, which is in the early stages of preparation and the policies within that document can also be given weight according to their degree of consistency with the Framework. This document was consulted upon initially in 2010 and is being amended in light of the publication of the Framework for further consideration by the Council.
5.2 Those saved policies within the local plan which may be of relevance to the development of Fosters Meadows (Phase Two) are outlined below.
North Dorset Local Plan 2003
5.3 Policy 1.4 - Village Development
5.4 Viable village communities will be sustained by accommodating new economic activity and modest housing development within their settlement boundaries. The scale and form of development will be related to their size and character and to the availability of services.
To be included in the following list a settlement must either have a cohesive built-up nature or have a reasonable range of community facilities and the available service infrastructure to support further growth.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 4 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
5.5 Policy 1.8 - Standard Assessment Criteria
5.6 The following assessment criteria are of acknowledged importance for the environment of North Dorset District and will be used in the determination of planning applications.
All applications for development will be assessed against the following criteria;
(i) Strategy and other policies Development and the pattern of growth should not only meet with the overall Local Plan Strategy of Sustainable Development but should be compatible with any other relevant policy of this Plan. (ii) Character The form, scale and density of new development should be in character or enhance the immediate surroundings and the settlement or area as a whole. (iii) Amenity The amenity of neighbouring land users should be safeguarded. (iv)Design & external appearance of buildings The adaptation of local vernacular styles and use of local materials will be expected in conservation areas which have a strong local historic character where pre-20th century properties predominate. Buildings in a modern idiom may be approved where they are in sympathetic relationship to their surroundings. The main elevation of new buildings will be expected to face either the major road leading to, or the major road running through the development, so as to create a sense of enclosure, public security and to help integrate new development with existing patterns of development. (v) Views of the countryside and the built environment heritage Development should not adversely affect public views of the countryside, the built environment or Important Open/Wooded Areas. (vi) Vehicular access & car parking The provision of access roads, turning areas and car parking which generate traffic movements likely to cause or increase unnecessary danger to highway users, will not be permitted. Road networks leading into new development shall be designed so as to achieve a high level of ‘permeability’ i.e. to have the maximum number of links and access points between all areas for pedestrians, cyclists and for motor vehicles so as to integrate new development with existing patterns of development, to create a greater sense of public security and to reduce journey length. (vii) The transport network Development should be well related to the highway and the public transport network. Proposed developments which would generate excessive traffic volumes onto inadequate highways, will not be permitted. (viii) Pedestrian & cycle rights of way Existing rights of way for pedestrians and cyclists should be safeguarded and improved where necessary. (ix) Provision of infrastructure Adequate community infrastructure should be available to serve the development (e.g. education, recreation, transportation etc.). In order for development to be acceptable in land use planning terms, appropriate provision may be sought for community infrastructure facilities when they are directly related to and necessary for the development to proceed, having regard to type, location, scale and impact of the development proposed. (x) Crime prevention The design and layout of development should be planned so as to minimise opportunity for crime. (xi) Noise Noise levels and hours of operation from either existing adjoining uses or proposed new use should not be detrimental to the amenity of the neighbourhood. (xii) Access for disabled people All development should, where possible, be designed and laid out to allow for adequate access for disabled people.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 5 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
5.7 Policy 1.24 Character of Conservation Areas
5.8 The District Council will pay special regard to the desirability of preserving or enhancing the character or appearance of Conservation Areas and proposals for any new development, alterations and changes of use of existing buildings and land which have an adverse effect on the character or appearance of the Conservation Area will not be permitted.
5.9 Policy 1.32 Areas of Outstanding Natural Beauty
5.10 Development proposals within the AONBs will only be permitted where they are in accordance with the policies of this local plan and provided that;
(i) the siting and scale of development is sympathetic with the landscape of the AONB in general and of the particular locality; (ii) standards of landscaping and design are high, using materials which are appropriate to the locality and reflect the character of the area; (iii) in the case of major commercial and industrial development proposals, there is a proven national need, no suitable site is available outside the AONBs and the development would be of benefit to present and future social and economic needs of the locality.
5.11 Significantly, the village of Winterborne Whitechurch was given a settlement boundary within the Local Plan and considered a sustainable location capable of accommodating further residential development.
New Local Plan for North Dorset
5.12 The policies outlined below are taken from the 2010 draft of the Core Strategy, the New Local Plan for North Dorset. Clearly the policies included within that document are all in draft form. The policies have only been consulted upon once (in 2010) and have not been properly considered in light of the Framework. As such they are all subject to fairly significant change and can only be afforded weight where they are consistent with the Framework.
5.13 Draft Core Policy 4: Housing (Including Affordable Housing) Distribution
5.14 At least 7,000 net additional dwellings will be provided in North Dorset during the period 2006 – 2026 at the rate of about 350 dwellings per annum. About 3,500 will be built in the period up to 2016 with about a further 3,500 built thereafter.
The RSS Development Policy B settlements of Blandford (Forum and St. Mary), Gillingham and Shaftesbury will accommodate about 71% of the proposed dwellings (about 5,000 homes) with 29% in the remainder of the District (about 2,000 homes).
Within the 7,000 net additional homes required for the District during the period 2006 – 2026, at least 2,500 (35.7%) should be provided as affordable. Affordable housing will be delivered at an overall average rate of 125 dwellings per annum.
The approximate scale of development in the different parts of the District during the period 2006 - 2026 will be as follows:
• Blandford (Forum and St. Mary) – about 1,500 dwellings including about 560 affordable dwellings; • Gillingham – about 2,300 dwellings including about 660 affordable dwellings; • Shaftesbury – about 1,200 dwellings including about 450 affordable dwellings;
Steve Briggs BSc · DipTP · DipDBE · MRTPI 6 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
• Sturminster Newton – about 500 dwellings including about 180 affordable dwellings; • Stalbridge and the 18 larger villages listed in draft Core Policy 3 [including Winterborne Whitechurch] – about 1,200 dwellings including about 450 affordable dwellings; • Small villages and the countryside – about 300 dwellings including about 200 affordable dwellings.
5.15 Draft Core Policy 14: Conserving and Enhancing the Environment
5.16 The biodiversity, geodiversity, landscape, historic built and archaeological heritage assets of the District will be conserved and enhanced by ensuring that:
a) nationally and locally designated wildlife sites, other habitats and features of the landscape that are important for wildlife, legally protected species and other important species are safeguarded in accordance with national policy; b) internationally important wildlife sites are protected in accordance with legislation and national policy and any key mitigation measures identified through the Habitats Regulations Assessment process are implemented; c) any proposal for development is in keeping with, and does not cause detriment to, the distinctive natural and historic landscape qualities of an area; d) the landscape and settings of the Cranborne Chase and West Wiltshire Downs AONB and the Dorset AONB are protected in accordance with national and regional policy. Any proposal for development affecting an AONB should also have regard to, and be consistent with, the objectives and actions of the relevant AONB Management Plan; e) archaeological sites, Listed Buildings, Conservation Areas and nationally registered Historic Parks and Gardens (and their settings) are protected in accordance with national policy; and f) any proposal for development would not have an adverse effect on the character, appearance or setting of an unlisted building of architectural or historic importance or a designed landscape, historic park or garden of regional or county importance.
5.17 Draft Core Policy 19: Stalbridge and the Larger Villages
5.18 Housing
About 1,200 homes will be provided in the remaining RSS Development Policy C Settlements (excluding Sturminster Newton, but including Stalbridge and 18 of the larger villages in the District [including Winterborne Whitechurch], as listed in draft Core Policy 3). About 600 homes will be built in the period up to 2016 with about 600 built thereafter.
In the period up to 2026 the housing needs of these settlements will be met through:
• infilling and redevelopment within defined settlement boundaries; and • the development of additional housing sites identified in the Site Allocations DPD.
Grey Infrastructure
In the period up to 2026, grey infrastructure to support Stalbridge and the larger villages will include:
Steve Briggs BSc · DipTP · DipDBE · MRTPI 7 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
• measures to improve road safety and reduce the environmental impact of traffic in villages particularly on main roads; • measures to facilitate improved public transport services (including demand responsive services) from villages to the District’s main towns; and • measures to facilitate walking and cycling both within Stalbridge and the larger villages and to neighbouring towns and villages.
Social Infrastructure
In the period up to 2026, social infrastructure to support Stalbridge and the larger villages will be provided on sites within existing settlement boundaries or on sites identified for community, leisure or cultural uses in the Site Allocations DPD.
Village facilities, particularly those that serve elderly, young or disadvantaged members of the community, will be retained in accordance with draft Core Policy 12 and draft Development Management Policy 7.
Green Infrastructure
In the period up to 2026, green infrastructure at Stalbridge and the larger villages will be retained and enhanced in accordance with draft Core Policy 13.
5.19 Draft Development Management Policy 3: Design
5.20 Development will be permitted provided that the relevant aspects of development form in have been designed to reflect the relevant design principles. A proposal that uses development forms that do not reflect the relevant design principles, or which otherwise conflicts with the design principles, will not be permitted.
Development affecting an open area, woodland or other landscape feature within a settlement will only be permitted where it would not detract from the importance of the feature in:
a) defining or screening the edge of a built-up area from the surrounding countryside; b) providing an attractive setting for a building (or buildings); c) providing a focal point, visual contrast, or a feeling of openness within a built- up area; or d) providing a sense of identity to the part of the settlement where it is located.
5.21 Draft Development Management Policy 4: Amenity
5.22 Development will be permitted provided that:
a) it provides for the privacy of its occupants and those of neighbouring properties; b) in the case of residential development, it provides for private open space in the form of gardens or communal open spaces appropriate to the needs of the intended occupants; c) any buildings and associated open areas (including gardens) receive adequate levels of daylight and sunlight and the levels of daylight and sunlight reaching any neighbouring property and open space is not reduced below acceptable levels; d) where external lighting is proposed, the scheme is the minimum necessary to achieve its purpose; light scatter, spillage and glare is minimised through the control of light direction and intensity; and the quality and intensity of the light
Steve Briggs BSc · DipTP · DipDBE · MRTPI 8 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
and the daytime appearance of any light fittings and cables would not have a detrimental impact on local amenity or the character of the surrounding area; e) in the case of development that would generate unpleasant emissions, the amenity of people in the locality is not adversely affected; and f) in the case of residential development or other uses resulting in regular human occupation close to sources of unpleasant emissions, the impact of the emissions on the intended users of the development would be reduced to an acceptable degree through appropriate mitigation measures.
5.23 Similarly to the Local Plan assessment, the village of Winterborne Whitechurch was to be given a settlement boundary within this New Local Plan and considered a sustainable location capable of accommodating further residential development.
6.0 Planning Case in Support of Development
6.1 The design concept and principles adopted are based upon many years of experience in planning and designing sensitive, village scale residential developments and a clear understanding of the essential characteristics to be preserved and enhanced. The strong national and local policy support for the development of much needed housing in sustainable rural locations, considered in light of the presumption in favour of sustainable development, carries significant weight in this instance.
6.2 Inclusion of the site in the SHLAA
6.3 The site was submitted to and has been identified within the latest iteration of the Strategic Housing Land Availability Assessment (SHLAA), which was completed in March 2010, as being suitable and available (though not considered achievable due to a lack of access). This final assessment was erroneous, given that there is a clear and available access to the site from the retained field gate to the western side of Fosters Meadows. The SHLAA report identified that the site could be achievable within years 6 - 10 of the plan period (i.e. within five years from 2013) with the potential to accommodate approximately 30 dwellings. Clearly the proposal is for a development significantly smaller than that identified as being possible within the SHLAA. Due to this reduced density of development there will be a far more positive impact upon the locality, the settlement and the wider landscape. The scheme will still provide significant benefits to the community and will be of a high standard, reflecting the quality of the development at the first phase of Fosters Meadows.
6.4 Residential development in Winterborne Whitechurch
6.5 In the North Dorset Local Plan 2003 and again in the New Local Plan 2010, Winterborne Whitechurch is defined as a large village with a settlement boundary. To be classified as a large village a settlement had to either have a cohesive built up nature or have a reasonable range of community facilities and the available service infrastructure to support further growth. Therefore, as a large village, Winterborne Whitechurch is considered to have capacity for modest growth to support the rural economy and provide for a modest number of new village homes.
6.6 The site lies immediately adjacent to the development boundary, as defined within the local plan, it is considered that the site is well located to the services, facilities and amenities that the settlement provides (fig 1.). The site is also closely related to surrounding residential development confirming it is located in a sustainable position within the District and would sit comfortably within the built form of the settlement.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 9 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
Local service / facility Distance Recreation Ground 250 metres Public House 325 metres Village Hall 335 metres Recycling Facilities 350 metres Primary School 360 metres Church 420 metres Employment (Lady Bailey Caravans) 670 metres Employment (Lower Whitechurch Farm) 775 metres Fig 1. Proximity of site to village services / facilities.
6.7 The site is well positioned to take advantage of local services and facilities. Its close proximity to the destinations identified above means that future residents on this site would be able to meet many of their day to day needs without having to use their cars. There are also regular bus services in Winterborne Whitechurch, from stops well within 400 metres of the site. These provide access to a number of surrounding settlements including an hourly service between Blandford Forum, Dorchester and Weymouth and twice daily services to Bere Regis, Wareham, Salisbury and Poole.
6.8 Public Benefits
6.9 The proposed scheme would also provide a range of important and considerable public benefits. The formalisation of footpaths in the eastern and southern section of the site and their connection to the existing public footpath network will increase permeability around the village and contribute to the recreational opportunities available to the community. Furthermore the provision of the open space at the eastern section of the site will contribute significantly to the public access around the village and will ensure the space can be managed in the public interest in perpetuity.
6.10 The existing allotments to the south of Fosters Meadows (Phase One) are well used and are a significant asset to the village. The provision of an extension to this allotment will increase the allotment capacity at the village and allow more members of the community to take advantage of such an asset.
6.11 The site will also provide eight units of affordable housing which is not an insignificant figure in the context of a village such as Winterborne Whitechurch. Affordable housing now takes many forms and can be provided in a variety of tenures. The eight units provided here could reflect the mix which is available, providing for a cross section of the needs of the local community, with social rent, affordable rent and shared equity tenures being included. This would ensure that the housing needs of the community are met and that the development contributes to supporting a mixed and integrated community.
6.12 Impact upon Conservation Area and AONB
6.13 The site does not lie within the Winterborne Whitechurch Conservation Area but is immediately adjacent to it. As such views into and out of the conservation area and the impact upon its spatial characteristics and special features will have to be considered as part of the decision making process.
6.14 The proposed development, by way of its spatial characteristics, layout and form and the proposed relationship of the buildings with existing development in the locality will ensure that the proposal will positively contribute to the character and local distinctiveness of the historic environment. The proposal will therefore respect the scale, architectural quality and features of the area. The use and application of
Steve Briggs BSc · DipTP · DipDBE · MRTPI 10 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
materials and finishes on the final design scheme will also reflect local traditions including building techniques and craftsmanship to ensure better integration with the locality and the existing built development within the adjoining Conservation Area and those dwellings at Fosters Meadows.
6.15 The development will ensure that the special qualities of the Conservation Area are preserved and that public views into and out of the designated area are also preserved. Through the design and type of buildings located higher up the slope it will enable views to be retained across the village from the highest point on the site where public access will be retained. Furthermore the introduction of additional green infrastructure in the form of allotments and community woodland to the south and east of the site and adjacent to the Conservation Area will ensure that any impact of the development is further mitigated and allows it to better integrate with the locality and the Conservation Area.
6.16 The siting and scale of the proposed development will be sympathetic with the landscape of the AONB in general and certainly of the particular locality within Winterborne Whitechurch, taking its lead from the existing mixture of high quality developments around the site. Furthermore the existing and proposed standards of landscaping and design are high with the development proposed using materials which are appropriate to the locality and reflect the character of the area. Further landscaping will be introduced to the eastern boundary of the site as well as between Fosters Meadow and the second phase, in the north west corner of the site. In addition the existing significant band of woodland running along the northern boundary, and the existing mature hedgerow to the east will also be retained. These natural landscape features, along with the topography of the site, will have the benefit of reducing the visibility of the development almost entirely from these directions whilst acting as a backcloth from the south and west, further aiding the integration and impact of the proposed development upon the immediate and wider locality.
6.17 Ecology
6.18 It is recognised that before any formal planning application is submitted it will be necessary to carry out a survey to establish whether the site is utilised by any protected wildlife species which would be disrupted by such a development project. If this is indeed the case then measures will be implemented as part of the scheme to ensure the wildlife habitats are protected and enhanced.
6.19 It is however considered that due to the proposed additional landscaping, as described above, the scheme would result in an enhancement to the biodiversity interests of the site. The additional native tree planting would provide supplementary green infrastructure for habitats to thrive, resulting in an increase in biodiversity and an overall enhancement in this regard.
6.20 The Clenston Manor Estate Context
6.21 The Clenston Manor Estate plays a crucial role in the management of a large swathe of the North Dorset countryside including the attractive valley north of Winterborne Whitechurch. The Estate controls a number of listed buildings including Whatcombe Farm Cottages and outbuildings (the Granary and Calf Barn), and the Pig Sheds at Clenston Manor Farm. A number of other buildings are also of important architectural interest and can be described as locally significant heritage assets.
6.22 The Estate is under constant pressure to ensure that the fabric of the historic buildings in its charge is maintained. This has to be balanced against the adaptation of the buildings, which in many cases are no longer suitable for their original purpose. Over
Steve Briggs BSc · DipTP · DipDBE · MRTPI 11 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
the last generation the Estate has been unable to address the buildings due to very limited opportunity to make a capital gain that can be realised to reinvest in finding new uses as part of the restoration of historic buildings.
6.23 The Estate is presently faced with the ongoing maintenance and repair of a number of listed buildings. The Estate does not have the resources to commence all of these projects. Without the incentive that restored buildings will contribute towards revenue and without the potential to gain an injection of funds from other sources or one off opportunities to develop on non-core assets (such as this site), the ability of the Estate to act is limited. The development of this site will play an essential role on the ongoing maintenance and management of the Estate, its buildings and the wider setting of Winterborne Whitechurch.
7.0 Key Design Principles
7.1 The key design principles which have been considered in this instance relate to the quality, character and sensitive nature of this village centre setting adjacent to the AONB and the Conservation Area.
7.2 The design scheme will produce a sympathetic development which ensures the local and nationally designated features and enhanced whilst also preserving residential amenity and providing a quality village development of mixed tenure, size and form. Traditional Dorset design principles will be adopted and the relationship of the development with the contextual features around the site will also be central to the proposed layout and street scenes within the development.
7.3 Best practice in urban design will be used to ensure the dwellings front onto the highway throughout the development and that the permeability of the site, as well as surveillance of the public areas, results in a safe, pleasant and integrated environment. The prevailing characteristics and the local distinctiveness of the village have been incorporated into this modest village housing development whilst additional public thoroughfares will be provided to safely link Fosters Meadows with the allotments and the formal public right of way to the east and away to the open countryside. The Estate already provides access across it land to the north of Fosters Meadows and further to the west across land within its ownership. Overall the design of this small housing scheme represents a high quality, sympathetic, village scale residential development with many community and public benefits and an enhancement to the built and natural environment.
8.0 Access Arrangements
8.1 The site can be easily accessed for vehicular and service purposes from Fosters Meadows at its eastern end, through the existing retained field gate access between numbers 8 and 10 Fosters Meadows. This route will provide the main access into the site from the village and away onto the wider highway network for both vehicular and bicycle traffic.
8.2 Increased permeability and pedestrian access can be provided via a variety of routes. Pavements will be provided throughout the development connecting to the existing pavements at Fosters Meadows (Phase One) and on into the village. Furthermore, the additional formalised footpaths to the east and south, again connecting into existing pedestrian networks, will ensure that the site achieves high levels of permeability, connectivity and integration into the locality.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 12 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
9.0 Description of Proposed Development
9.1 The proposed scheme will result in a modest village housing development of approximately 18 dwellings of mixed sizes and tenures, incorporating a proportion of affordable units as well as open market dwellings. The scheme will include two, three and four bedroom dwellings in the form of one and two storey dwellings to cater for a cross section of the community of Winterborne Whitechurch and North Dorset. The dwellings will also reflect the style and scale of dwellings that bound the site.
9.2 The development will have its main vehicular and pedestrian access off Fosters Meadows on the western side of the site whilst the route through will continue across to the northeast, southeast and northwest corners, with a parking court in the south west corner, backing onto the existing court in the first phase of Fosters Meadows. This will allow properties to front onto the main street through the development and also ensure that the necessary public open space can be incorporated into the development to the south and east in the form of allotments and community woodland.
9.3 A small courtyard with properties fronting onto it and providing natural surveillance of the area, as well as the public open space, will ensure there are high levels of security designed into the scheme. Standards of landscaping in the public spaces will also be of a high quality. Furthermore the existing trees which bound the site on the northern and eastern boundaries will be protected to assist with the integration of the development into the wider locality. Additional allotment space will be provided to the south, essentially extending the existing well used and popular provision. This land and the additional land to the east will be handed over to the community, a will the accesses to the rear of the properties at Queens Square. Furthermore, attractive and appropriate landscaping will be provided within the development to further aid the integration of the site.
9.4 The design of the dwellings will be of a high standard reflecting the quality and sensitivity of the location and to match the standards set at the first phase of Fosters Meadows. The dwellings would incorporate a number of materials, again to reflect the variety of building styles surrounding the site, but would in the main incorporate brick and flint, render and natural stone in a vernacular style. Their scale will also reflect the locality taking on appropriate features and detailing that you would expect adjacent to the Conservation Area of an historic Dorset village. Mixed roof finishes including, slate, tile and thatch will also be incorporated to provide a variety of appearance in keeping with the existing context.
9.5 The development and its form will not be regimented in any way. The intention here is to provide a modest village housing scheme of a quality, finish and design appropriate to this location. This is reflected by the spatial characteristics of the proposed development and the incorporation of adequate gardens, public open space and attractive, interesting and varied street scenes.
10.0 Conclusions
10.1 This draft Design and Access statement and supporting drawings (attached as appendices), have been formulated in light of the physical circumstances at the site, its location within Winterborne Whitechurch and in light of the Framework and the emerging planning policy context. With this in mind there is an excellent opportunity to introduce a small scale village housing scheme on the site which would provide a mix of tenures and size of dwelling for the benefit of the local community whilst also enhancing the vitality and viability of this rural community.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 13 Partner Fosters Meadows Phase Two, Winterborne Whitechurch May 2013
10.2 The national planning policy set out within the Framework requires local planning authorities to consider housing developments within the context of the presumption in favour of sustainable development. The site represents a sustainable location immediately adjacent to the settlement boundary of Winterborne Whitechurch. The site is within close proximity to a variety of services and facilities, including a Primary School, Public House, Church, Village Hall and employment opportunities all of which are located within one kilometre of the site and are easily accessible to pedestrians.
10.3 A modest village housing development at Fosters Meadows (Phase Two) will provide significant benefits to the local community. Eight units of affordable housing would be provided in a mix of tenures. Through opening up the accesses to the west and northeast the permeability of the locality will be enhanced. The site will include public open space which will serve to bring the community together and better integrate the village. Additional benefits such as an extension to the community allotments will also provide important weight in support of the proposals.
10.4 The development proposed will be of a high standard reflecting the quality and sensitivity of the locality within which the site sits. The development will be sympathetic to neighbouring dwellings around the site responding to their orientation, style, and design and detailing. Furthermore the overall layout and finish of the scheme will adopt traditional Dorset styles to ensure its impact will be positive and complementary to the built environment in this area of Winterborne Whitechurch, the Conservation Area and the wider landscape character of the AONB.
10.5 The Clenston Manor Estate manages a large area of the North Dorset countryside as well a number of listed buildings and historic farmsteads. The Estate is presently faced with a number of challenges regarding the management and ongoing maintenance of a number of the buildings. There is presently little opportunity to realise any capital to support this work without the release of non core assets, such as this site.
10.6 The scheme will result in a modest, high quality village housing development of approximately 18 dwellings of mixed sizes and tenures, incorporating a proportion of affordable units as well as open market dwellings. The scheme will include two, three and four bedroom dwellings in the form of one and two storey dwellings to cater for a cross section of the community of Winterborne Whitechurch. There will be significant additional public benefits and the development will be in a sustainable location in accordance with the requirements of national policy as set out in the Framework.
Steve Briggs BSc · DipTP · DipDBE · MRTPI 14 Partner
Appendix A
Site Plan
Appendix B
Proposed Site Layout Plan
Planning Team Planning Services
Planning applications and statutory processes Steve Briggs • Advice on strategy and approach Taunton office 01823 445039 • Site appraisals and development briefs [email protected] • Pre-application and stakeholder negotiations • Community consultation Ian Smith • Preparation, co-ordination and submission of Peterborough office planning applications 01733 559320 • Planning appeals – written representations, [email protected] informal hearings and public inquiries • Planning agreements Debbie Mackay • Lawful development certificates Edinburgh office • Enforcement matters 0131 561 7117 [email protected] Rural planning projects
• Alternative use assessments Jo Robison • Residential development and affordable housing Darlington office projects 01325 462966 [email protected] • Employment development • Agricultural and equestrian projects Lee Scott • Farm diversification Petworth office • Barn conversions 01798 345971 • Agricultural occupancy conditions [email protected] • Tourism and leisure development • Conservation and historic buildings advice • Renewable energy and energy conservation • Rights of way