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Planning Statement/ Design and Access Statement

Proposal: Erection of one two and a half storey detached dwelling house (class C3) with residential annexe (use class C3), attached triple garage new vehicular access and . Location: Land adjacent at No. 2 Wembley Gardens, .

1.0 Background

1.1 This Statement has been prepared in support of an application for planning permission for the residential development described as “Erection of one two and a half storey detached dwelling house (class C3) with residential annexe (use class C3), attached triple garage, new vehicular access and wind turbine”.

1.2 The proposed site for this residential development is part of an extensive plot of land adjoining No. 2 Wembley Gardens. The overall site is wedge shaped and runs down to the adjoining boundary touching the railway line fence line.

1.3 The adjoining and existing detached property at No. 2 currently occupied by the applicant, lies outside the application boundary. A reduced rear, side and front garden would be created around this property retaining the existing access from Wembley Gardens.

1.4 This proposal would create a separate residential plot to the south and west of the existing property within the wedge shaped site within the defined settlement boundary of the village of Cambois.

2.0 The Application Site

2.1 The land for the development site is to the west and south of No 2 Wembley Gardens. It is a vacant site located on the main road (Wembley Gardens) leading to the original fishing village centre and the Cambois beach area. It is 0.48 hectares in total area. The immediate context of the site is shown below. It is located close to the several streets/ rows of colliery terraces associated with mining development located to the east of the site. This part of the village has a small number of sites to the immediate west prior to the railway crossing where a small number individual post war detached properties have been developed. There is evidence that 1 and 2 Wembley Gardens have been used in the recent past as small village retail facilities.

2.2 Historically this site which has lain vacant for a considerable period of time with some low intensity allotment and glasshouse use during the post WW2 period. Prior to this during the late 19th century a tramway/ railway line ran along the western perimeter of the site and connected to a position further north.

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2.2 The site is largely covered by self- seeded vegetation and is considered to be previously developed land.

Photograph 1. The site looking north from the railway line towards Wembley Gardens. The house at the right hand side is 2 Wembley Gardens. The adjoining mining terrace to the east and 4,5 and 6 Wembley Gardens to the west.

Photograph 2. The site at the southern end looking towards the west, with the adjoining horse paddocks in the adjoining field and the railway line running towards the west.

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2.3 The land to the south east is now a Recreation Ground and was previously the site of a factory. This land is subject to an outline planning permission logged with Local Planning Authority (LPA) in 2010 and awaiting a decision. It is noted that this development would have a significant area outside of the village boundary envelope, as shown in the current version of the County Council

Site context

2.5 Cambois was historically a small fishing village and subsequently a colliery village from the late 19th century with various related industrial development along this stretch of the coast running south of the village. The colliery head and major railway sidings was located to the south east of the colliery terraces within the village. See Appendix 1. for historic maps and table below from the desktop site investigation.

2.6 In the late 20th Century Cambois was due north of Blyth Power Station. The railway line, still in situ as the south boundary of the site, was part of the line which brought to the power stations using the North Blyth Branch of the .

2.7 Blyth Power Station (also known as Cambois Power Station) developed during the post war period was located to the south of the railway line. This included a pair of coal-fired power stations on the banks of the River Blyth and to the south of the application site. These ceased generating in January 2001, after 43 years of operation. Full demolition, site clearance and remediation was completed by 2003.

2.6 Since then the general amenity and natural environment of Cambois has improved drastically. The settlement of Cambois could be described as a Service Village, as defined by the Emerging Northumberland Local Plan, due to the Primary School located on Unity Terrace to the south along the coast.

2.7 Cambois is a popular visitor destination due to the easy access to the large beach which is popular with dog walkers and day trippers.

3.0 Planning History

3.1 Both 1 and 2 Wembley Gardens included retail shops. 2 Wembley Gardens was converted from a shop to self- contained dwelling in the 1980s. (Reference 80/F/523).

3.2 Planning permission was subsequently granted in 1982 for a garage and porch extension (Reference No. 82/F/43).

3.3 The land adjacent to the site to the south east has been subject to long standing discussions between ‘Banks’ and the LPA for a large residential development site. The application (08/00403/OUTES) is registered as ‘minded to approve’, however, this has been the case since May 2012. The outline application proposes a large regeneration scheme comprising the construction of 323 houses along with local retail and health facilities, roads, car parking and landscaping following remediation of former industrial land.

3.5 A recent notification by , under the Electricity Act 1989: Overhead Lines (Exemption) (England and Wales) Regulations 2009, to upgrade power lines and poles (20/02716/ELEGDO) is the only recent record available on the Local Planning Authority website.

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3.6 A proposal for a major planning application with an Environmental Impact Assessment has been lodged with the LPA for a battery manufacturing plant with ancillary offices on land to the south of this site. This has recently been submitted to the Local Planning Authority. This proposed development site is south of the railway line and is part of the Blyth Power Station. The reference for this application 21/00818/FULES described as “Erection of battery manufacturing plant with ancillary offices, together with associated development and infrastructure works (including site preparation works, ground modelling, drainage, landscaping, vehicular assess, cycle and pedestrian access, parking provision, substation and other associated works), Land at Former Power Station Site on Northern Side Of Cambois, Cambois Northumberland”.

3.7 Below in appendix 1 are tables taken from the Desk Top Assessment showing the historical pattern for the site.

4.0 The Proposal

4.1 The application proposes a substantial detached house and integral garage with living accommodation, fitness and leisure spaces on the ground floor, six bedrooms with associated bathrooms and facilities at the first floor level and the addition of dormer windows in the main roof space allowing for additional accommodation within the attic space for storage/ dressing room and salon facilities. At the east end of the proposed dwelling is a single storey annex to provide for a sperate kitchen / living room bedroom and bathroom.

4.2 The dwelling would be constructed from facing with a cement tile roof. Design features include stone quoins, a prominent chimney to the side, three projecting gables to the front and a further projecting entrance porch supported by stone pillars.

4.3 List of Plans

1039-01B: Site Location Plan;

1039-10B: Site layout Plan As Existing;

1039-20G: Site Layout Plan As Proposed;

1039-30G: Ground Floor Plan As Proposed;

1039-31F: First Floor Plan As Proposed;

1039-32E: Second Floor Plan As Proposed;

1039-33E: Elevations as Proposed.

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Plan 1. Proposed site plan for the development.

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4.4 A new access is proposed from Wembley Gardens to the north of the site. The intention would be to feature a brick pillared entrance either side of a security gate position to the site. (not shown on the Site Plan as proposed. This would be set well back back fom the junction with the highway at a distance of approximately 10 metres. The driveway and parking / turning area to the front of the dwelling would be block paved.

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4.5 It is intended to develop a landscaping scheme for the whole of the site. The proposed site plan at this stage is indicative and subject to full development.

5.0 National Planning Guidance

5.1 National guidance in the NPPF provides general guidelines relevant in the assessment of this application.

5.2 Planning decisions should promote an effective use of land in meeting the need for homes (117) and give substantial weight to the value of using suitable brownfield land within settlements for homes (118c).

5.3 A high standard of amenity for existing and future users is required by paragraphs 127 (f) and design quality as set out in paragraphs 128 – 130.

6.0 Local Planning Policy

6.1 The Local Plan for this site is falls under the consolidated Northumberland Local Plan which is made up of the Wansbeck Local Plan and the emerging Northumberland Local Plan.

6.2 The following Emerging Northumberland Local Plan policies are relevant:

• HOU 9 - Residential Development Management • QOP 1 - Design Principles • QOP 2 - Good Design & Amenity • QOP 4 - Landscaping & Trees • QOP 5 - Sustainable Design & Construction • QOP 6 - Well designed places • TRA 4 - Parking Provision in New Development • ENV 1 – Environment • ENV 2 - biodiversity & geo diversity • ENV 3 – Landscape • WAT 3 – Flooding • WAT 4 – SuDs • POL 1 - Contaminated Land • POL 2 - Pollution & air, soil and water quality

6.3 The following Saved Wansbeck Local Plan policies are relevant:

• Policy H3

The construction of new housing on sites not allocated for development in this plan will be permitted provided that:

a) the site has been previously developed or the development involves the re-use or conversion of an existing building;

and

b) to grant permission will not lead to an over-supply of housing; and

c) development will not exacerbate problems of, or lead to, problems of low demand; and

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d) the site is within a defined settlement limit; and

e) the site is well located in relation to local facilities and to public transport; and

f) residents would enjoy a satisfactory living environment.

New housing development on greenfield sites not allocated for housing in the plan will not be permitted.

• Policy H5

New housing developments should be well designed. Developers will be expected to demonstrate in their proposals that:

a) movement through the area will be safe, direct and attractive and has been designed to put the needs of non motorised users before the needs of motor vehicles; and

b) the impact of motor vehicles has been minimized and streets have been designed for slow speeds; and

c) residents will enjoy reasonable standards of privacy, outlook and daylight; and

d) the new development will relate well to its surroundings;

and

e) the new housing area will have its own distinctive character and identity; and

f) the arrangement of houses, streets and open spaces is clearly defined and easily understood; and

g) there will be an appropriate mix of dwelling sizes and types which takes account of local housing needs; and

h) external spaces have been planned as an integral part of the development and are well defined; and

i) adequate provision is made for gardens or other forms of private amenity open space; and

j) the layout and design of dwellings allows for future adaptation to meet changing household needs; and

k) the new development has been designed to conserve energy and water resources; and

l) appropriate provision is made for those with reduced mobility

7.0 Principle of Use

7.1 Whilst the application site is mostly undeveloped it is not necessarily a brownfield site. The site has previously accommodated a tramway on the western perimeter of the site, some allotment areas and at various times groups of outbuildings. The site is between no 2. and 4. Wembley Gardens as if to indicate that the site presents an opportunity for a new house to create 3 Wembley Gardens.

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7.2 The site is in within a residential area. The proposed residential use is entirely appropriate in this location. Aerial photographic evidence in Appendix 1 show that in the 1983 the site was occupied by buildings. These appear to have been mostly demolished by 1993.

7.3 Due to the existence of these structures, the site is brownfield land / previously developed land. Residential development would accord with Saved Policy H3 of the Wansbeck Local Plan for the following reasons (a) the land is previously developed (b) the construction of one dwelling would not lead to an over-supply (d) the siting of the proposed dwelling falls within the defined settlement limit.

7.2 Both national and local planning guidance is clear that dwellings should be adaptable to accommodate the changing needs of families include younger and older generations who may need to live together for mutual support across generations. The proposed dwelling is large enough to accommodate and is designed to accommodate three generations of the applicant’s family.

8.0 Design & Sustainability

8.1 Whilst the dwelling is set back from the road frontage, it has been specifically designed to allow views to the south and east and the sea beyond. The dwelling footprint would fall wholly within the existing settlement boundary. This is the enlarged settlement limit set out in the emerging Northumberland Local Plan (notably redrawn to include the proposed ‘Banks’ development to the south east of this site.

8.2 The application proposes a substantial detached house with living accommodation and fitness and leisure spaces on ground floor. Six bedrooms with associated bathrooms, dressing rooms, storage and a snug and cinema room for additional living space are proposed to the first floor. Within the attic space storage and play space would be accommodated. To the front a garage would project forward of the building line at a right angle. At the eastern end of the proposed dwelling a single storey annex would provide a separate kitchen / living room bedroom and bathroom.

8.3 The dwelling would be constructed from brick and stone with a cement roof tiled. Design features include stone quoins, a prominent chimney to the side, three projecting gables to the front and a further projecting entrance porch supported by stone pillars. Pitched dormers would add interest to and break up the roof profile.

8.4 The proposal would deliver a high-quality substantial dwelling and accords with Saved Policy H5 of the relevant Local Plan. The layout and design would allow for future adaptation to meet the changing needs of the household to accord with Policy H5(j).

8.4 The development will be designed to conserve energy and water resources and accords with Policy H5(k). A full sustainability statement is to be developed to support the application in conjunction with principle of developing a wind turbine at the southern end of the garden area close to the railway line. The location of the proposed wind turbine is indicated on the proposed site plan.

9.0 Residential Amenity

9.1 The proposal would not impact on the residential amenity of any surrounding residents. It accords with both the emerging policy in Northumberland Local Plan (HOU 9) and saved

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Wansbeck Local Plan Policy H5 c). Residents would enjoy reasonable standards of privacy, outlook and daylight.

10.0 Access & Parking

10.1 The dwelling would be accessed from an existing entrance point at the north western corner of the site. The gated access would provide a secure entrance to the site.

10.2 Within the site a large turning head would be constructed to the front of the dwelling and a large triple garage with integral access into the main dwelling. In combination with the proposed garage there is plenty of space for up to six car parking spaces within the site.

10.3 Secure cycle storage would be accommodated within the garage as well as a dedicated refuse storage area at the northern end of the garage with a separate entrance.

11.0 Landscaping & Ecology

11.1 Landscaping proposals for the would be developed for the whole site. This would be completed as part of a condition following planning approval for the development.

11.2 An Ecology Report has been submitted in support of the application. This has recommended the following the planting of native, species-rich mixtures of scrub and trees, the creation of 2 hedgehog amphibian hibernacula or habitat piles and the provision of integrated bird nesting and bat roosting features in the new building on site. The exact number, types and locations would be agreed with the council prior to and as part of the detailed landscaping scheme and the ecology related requirements pertinent to a conditioned planning approval.

12.0 Land Contamination & Remediation.

12.1 A Desk Top Land Contaminated Assessment has been commissioned and submitted with the application.

13.0 Summary

14.1 The proposal makes the most efficient use of land to deliver a substantial detached dwelling on brownfield land within the Cambois defined settlement boundary (emerging Northumberland Local Plan).

14.2 The proposed development would incorporate substantial sustainability measures into both the design of the dwelling and the proposed landscaping scheme.

14.3 The dwelling would not impact on the residential amenity of any neighbouring properties and excellent levels of amenity would be enjoyed by future occupiers.

14.3 Safe vehicular access would be formed from Wembley Gardens with plenty of parking and garage space accommodated within the site.

14.5 It is considered that the proposal general accords with saved Local Plan policies, the Emerging Northumberland Local Plan and the National Planning Policy Framework (NPPF).

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APPENDIX 1 - Historic Maps and development history from Geo – Environmental Site Assessment Desk Top Assessment (reference: ‘Ergo’ dated April 2021).

1865

1898

1924

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Above table 3.1 reference: Geo – Environmental Site Assessment Desk Top Assessment (reference: ‘Ergo’ dated April 2021).

Our reference: Searle TCP: 224 00 20 Final Planning/ Design and Access Statement 03.05.2021.