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Allerdale Borough Council Planning Application 2/2015/0191

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Allerdale Borough Council Planning Application 2/2015/0191 Proposed Outline application for the construction of 12 dwellings with all Development: matters reserved Location: Land Adjacent To Hazeldene Gilcrux Wigton Recommendation: APPROVE Summary/Key Issues Issue Conclusion Principle of The scale of development proposed for this site in the Limited development Growth Village of Gilcrux is considered acceptable and complies with the provisions of Policies S2, S3, S5 and DM16 of the Allerdale Local Plan (Part 1). Affordable housing The applicant is agreeable to provide 25% affordable units in line with the requirements of Policy S8 of the Allerdale Local Plan (Part 1). Flood Risk and The site is within Flood Zone 1 and is therefore at the lowest risk of Drainage flooding. It is consider that appropriate foul and surface water drainage schemes can be achieved for the site which can be controlled via conditions. The proposal complies with policy S29 of the Allerdale Local Plan (part 1). Other issues Ecology impacts would not be significant and could be mitigated. Proposal Outline planning permission with all matters reserved is sought for the development of 12 dwellings on a greenfield site to the west of Gilcrux. Site The site is greenfield agricultural land on the north side of the main road leading into the village of Gilcrux from the west. There is a low hedge along the main road frontage which returns along the west boundary of the field where it includes higher trees. The immediate western boundary of the site is open into the larger field. The north boundary is a post and rail fence and along the east boundary there is a residential boundary. There is open land to the west and north. Opposite is a row of large detached houses and adjacent to the site to the east is a detached house. Gilcrux is a small village with few facilities that include a village hall, church, public house and restaurant and is mainly linear in form. It is identified as a Limited Growth Village in the settlement hierarchy defined in Policy S3 of the Allerdale Local Plan (Part 1) approved in July 2014. Relevant Policies Allerdale Local Plan (Part 1) Policy S1 Presumption in Favour of Sustainable Development Policy S2 Sustainable Development Principles Policy S3 Spatial Strategy and Growth Policy S4 Design Policy S5 Development Policy S6f Aspatria Policy S8 Affordable Housing Policy S21 Developer Contributions Policy S22 Transport Principles Policy S29 Flood Risk and Surface Water Drainage Policy S32 Safeguarding Amenity Policy S35 Protecting and Enhancing Biodiversity and Geodiversity Policy S36 Air, water and soil quality Policy DM14 Standards of Good Design Policy DM16 Sequential Test for Previously Developed Land Policy DM17 Tress, Hedgerows and Woodland National Planning Policy Framework Building a strong, competitive economy Delivering a wide choice of high quality homes Requiring good design Meeting the challenge of climate change, flooding and coastal change Conserving and enhancing the natural environment Relevant Planning History 2/2014/0400 Outline application for the erection of 25 dwellings – Withdrawn. Representations Gilcrux Parish Council – Do not wish to formally object but wish to draw a number of points to attention: That enquires are made to ensure there is sufficient capacity for Water Supply/Drainage and Sewerage as it is believed the village is near capacity. Steps are taken to ensure traffic calming measures put in place prior to commencement of development. Is there a demand for this type of development in this small rural village and if so could more affordable dwellings be provided so as to retain younger people in the village. Highways Authority – No objections with submission of appropriate engineering details with the Reserved Matters application. Local Lead Flood Authority – The proposals are agreed in principle but a condition should be attached that the site drainage design must demonstrate that no flooding will occur on any part of the site for a 1 in 30 year event unless designated to do so, flooding will not occur to any building in a 1 in 100 year event, taking account of the likely impacts of climate change and where reasonably possible flows resulting from rainfall in excess of a 1 in 100 year 6 hour rainfall event are managed in conveyance routes. County Council Spatial Strategy Planning Team – Given the scale of the development proposed I can confirm the spatial strategy planning team have no comments on this application. We nonetheless request that you take into account the advice of the other County Council Services. Environment Agency – considers planning permission could be granted subject to a condition requiring details of a scheme for the control of surface water. It notes that a culvert may be proposed and advises detailed discussions with the Lead Local Flood Authority. Environmental Health – No objections in principle, however in order to protect the amenity of residents during the construction phase a condition should be attached requiring a construction management environmental plan. Housing – confirm evidence suggesting the affordable housing need preference for this area is for one or two-bedroom houses. The tenure split of affordable provision should be in line with that specified in Policy S8. United Utilities – No objections subject to the inclusion of conditions in relation to foul and surface water drainage. The application has been advertised on site and in the local paper. Adjoining owners have been notified. Four responses were received including duplicated responses from two responders. The objections raise issues in relation to: A lack of amenities for new houses Existing traffic problems and potential capacity and safety issues There are enough houses already 12 is still excessive for this Limited Growth Village Existing flooding and drainage problems Wind turbines make the area unattractive and add to flooding The proposals would be out of character Main Issues: Principle of development The Council published a Five Year Housing Land Supply Statement in August 2014. The statement demonstrates the Local Planning Authority has a 5.8 years supply including a 20% buffer allowance due to a record of under-delivery and shortfalls from 2011. Demonstration of a five year supply of deliverable housing sites means the policies for the supply of housing contained within the Local Plan are considered to be up-to-date, in accordance with paragraph 49 of National Planning Policy Framework. The policy framework for the supply of housing within the plan area is set out in Policy S3 - Spatial Strategy. Policy S3 establishes that provision will be made for at least 5471 new dwellings in Allerdale in the period ending in 2029. This amounts to an annual average of 304 dwellings. Policy S3 also seeks to concentrate the necessary new development in identified towns and villages in a settlement hierarchy. Gilcrux, along with a number of other villages, is identified as a Limited Growth Village in tier 4 of the hierarchy. Tier 4 villages together with those in tier 5 are expected, in accordance with Policy S3, to accommodate sites for 6% of the new dwellings required in the period up to 2029. Work is underway on a Site Allocations Development Plan Document which will be Part 2 of the Local Plan. This will identify allocations within the top three tiers of the settlement hierarchy and where necessary revise development boundaries for the top four tiers, which include Gilcrux, a tier four Limited Growth Village. The initial proposal sought outline consent for 12 dwellings on an area of land that measured 1.4 hectares. Officers considered the erection of only 12 houses on this area of land would result in inefficient use of land and an increase in numbers was not appropriate in this Limited Growth Village. The applicant has amended the size of the application site and this has now been reduced to 0.7 hectare. Officers consider the size of the development site for the erection of 12 dwellings is proportionate to the village of Gilcrux. The development will extend the residential development to the north of the highway to the west of the village. Officers consider this achieves a satisfactory relationship with the existing built form of Gilcrux with existing residential development opposite the site. Policy S2 and the Allerdale Local Plan, (Part 1) focus on the promotion of sustainable development. The settlement of Gilcrux houses an existing church, village hall, restaurant and public house. With only 1 bus service per week, there is no doubt the majority of local facilities/services will have to be accessed in Maryport/Cockermouth (or limited facilities in Dearham/Aspatria – the primary school is at Oughterside 2 miles away). Given that the Authority acknowledges that some development is desirable in the village, the site is considered to be sustainable and in accordance with Policy S2 and S3 of the Allerdale Local Plan. The applicant has carried out a sequential test for previously developed land (page 16 – 18 of the planning statement) as required under Policy DM16 of the Allerdale Local Plan. The applicant has demonstrated that there are no available and suitable previously developed sites of comparable scale and nature within the settlement that should be developed prior to this application site, in accordance with Policy DM16. With all this in mind it is considered that the proposed development complies with Policies S2, S3, S5 and DM16 of the Allerdale Local Plan (Part 1) and the National Planning Policy Framework. Affordable housing Policy S8 requires 25% affordable housing outside of Key Service Centres on developments of 5 or more dwellings or 0.15 hectares of land. The tenure split should be between 75% social rented and 25% intermediate affordable units. The applicant has confirmed they are committed to delivering 25% affordable housing (3 homes on site) and the required tenure split (i.e.
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