Iwerne Minster

Application Type: Full Application Application No: 2/2018/1522/FUL

Applicant: Mr Alan Brown Case Officer: Mr James Lytton-Trevers

Recommendation Summary: Approve

Location: Thatchways , Blandford Road, Iwerne Minster, DT11 8QN

Proposal: Erect 3 No. dwellings with garages. Modify vehicular access (demolish existing garage).

Reason for Committee Decision: At request of the Head of planning

Planning Policies:

Local Plan:

Policy 1 - Sustainable Devt. Policy 4 - The Natural Env. Policy 5 - The Historic Env. Policy 6 - Housing Distribution Policy 7 - Delivering Homes Policy 20 - The Countryside Policy 23 - Parking Policy 24 - Design Policy 25 - Amenity

National Planning Policy Framework:

1. Introduction 2. Achieving sustainable development 4. Decision-making 5. Delivering a sufficient supply of homes 8. Promoting healthy and safe communities 9. Promoting Sustainable transport 11. Making effective use of land 12. Achieving well-designed places 15. Conserving and enhancing the natural environment 16. Conserving and enhancing the historic environment

The neighbourhood Plan is at draft stage.

The Iwerne Minster Village Design Statement Policy IM1 DEVELOPMENT ADJOINING THE COUNTRYSIDE Policy IM2 VIEWS OF THE COUNTRYSIDE Policy IM4 CHARACTER AND APPEARANC

Description of Site:

Land on the edge of the built up part of the village, comprising open, unmanaged pasture land, relatively level and accessed via the drive to the host dwelling. It is in the CCWWD Area of Outstanding Natural Beauty and adjacent to but not within the Conservation Area or settlement boudary.

Constraints:

Agricultural Land Grade - Grade: GRADE 2 Area of Outstanding Natural Beauty - Name: Cranborne Chase & West Wiltshire Downs Article 4 Directions - Description: Direction under Article 4 of the Order made on 24 December 1984 and confirmed on 6 June 1985, directing that the permission granted by Article 3 of the Order shall not apply to the development set out in the Schedule thereto and which relates to the formation of accesses and hardstandings for vehicles. Conservation Area - The Iwerne Minster Conservation Area Parish Name - : Iwerne Minster CP Settlement Boundary - Name: Iwerne Minster TPO - Charge Description: The Iwerne Minster TPO 579-2017 T1- Ash Ward Name - Ward Name: Hill Forts Ward

Consultations:

Conservation Officer South - NDDC Consulted on the 15 November 2018 There was no response from this consultee at the time of report preparation.

Cranborne Chase & West Wilts AONB Consulted on the 15 November 2018, their comments dated 5 December 2018 are as follows: Comments:

 Any external lighting should be approved by the Local Planning Authority  Both conserving and enhancing landscape and scenic beauty are to be given great weight in AONBs and that the scale and extent of development within AONBs should be limited;  No landscape plan showing the division of the land to provide gardens which could detract significantly from the attempt to create the appearance of converted farm buildings;  Any shortage in housing land supply does not automatically over-ride the application of 172 for a site in an AONB.  Support for solar panels can be found in the AONB Management Plan;  Concerned about the number of roof lights in the proposed buildings.

Transport Development Management - DCC Consulted on the 3 December 2018, their comments dated 10 December 2018 are as follows: No objection conditional of Estate Road Construction, Vehicle access construction, Visibility splays as shown.

Tree Officer North - NDDC Consulted on the 15 November 2018 There was no response from this consultee at the time of report preparation.

Planning Policy Consulted on the 15 November 2018 There was no response from this consultee at the time of report preparation.

Wessex Water Consulted on the 15 November 2018, their comments dated 19 November 2018 are as follows: No objection Surface water to be agreed

Iwerne Minster PC Consulted on the 15 November 2018, their comments dated 4 December 2018 are as follows: Comments:

 Concerns over the access from the A350;  The development is still mainly outside of the settlement boundary;  It is in the conservation area and in an area of the CCWWD AONB;  It was also noted that it is close to an archaeological site;  Also against the style of the development, would like to see a more open plan, rather than a gated community;  Two members of the Parish Council were against the application, one abstention, one for and one declared an interest.

Hill Forts Ward Consulted on the 15 November 2018 There was no response from this consultee at the time of report preparation.

Representations:

9 letters of representation were received, of which 0 offered comments which neither supported nor objected to the proposal, 9 objected to the proposal and 0 supported the proposal.

 Outside the village settlement boundary;  Do not wish to increase the settlement area which is why the Neighbourhood Development Plan was abandoned;  Would detract from the beauty of the AONB;  In a conservation area;  Damage the rural views from and to Preston Hill;  No need for further houses of this size in the village;  No requirement for larger villages distantly located from areas of significant employment.  Precedent.  Disturbance during construction  Would like to be consulted on any planting which may be bordering neighbouring property.

Relevant Planning History:

Application: 2/2017/0583/FUL Proposal: Erect 4 No. dwellings with garages and associated parking. Alter existing access and erect 1 No. double garage for existing dwelling. (Demolish existing garage). Decision: Withdrawn Decision Date: 08.06.2017 Application: 2/2018/0513/FUL Proposal: Erect 3 No. dwellings with garages, and double garage for existing dwelling. Modify vehicular access (demolish existing garage). Decision: Withdrawn Decision Date: 09.08.2018

Two applications have been withdrawn following concerns about the design.

Planning Appraisal:

The proposal would be a full detailed application for 3 dwellings arranged in a courtyard style to resemble a farm group. The main issues are considered below.

Principle of development

The application site is just beyond the settlement boundary for the village which is one of the 18 villages identified in Policy 2 for further growth. The site is located within walking distance of the village with footways, public transport and facilities and could be regarded to be a sustainable location albeit not within the settlement boundary. As such, the provision of dwellings on this site can be considered to be in a sustainable location. The principle of development may therefore be acceptable.

Housing land supply

Policy 2 (Core Spatial Strategy) in the North Dorset Local Plan Part 1 (LPP1) outlines the current spatial strategy for North Dorset. It sets out that the four main towns (Blandford (Forum and St. Mary), Gillingham, Shaftesbury and Sturminster Newton) 'will function as the main service centres in the District and will be the main focus for growth, both for the vast majority of housing and other development.'

Furthermore, Policy 2 in LPP1 details that 'Stalbridge and the eighteen larger villages have been identified as the focus for growth to meet the local needs outside of the four main towns. In respect of the countryside the policy states 'Outside the defined boundaries of the four main towns, Stalbridge and the larger villages, the remainder of the District will be subject to countryside policies where development will be strictly controlled unless it is required to enable essential rural needs to be met.

Development in the countryside outside defined settlement boundaries will only be permitted if: a. it is a type appropriate in the countryside, as set out in the relevant policies of the Local Plan, summarised in Figure 8.5; or

b. for any other type of development, it can be demonstrated that there is an 'overriding need' for it to be located in the countryside.'

It is of note that the proposal relates to a village that is identified as one of the eighteen larger villages which should be the focus for growth to meet local needs outside of the four main towns. Furthermore, it is of significance that in Figure 8.5 of the plan (referred to in Policy 20), the provision of market housing is not detailed as being an appropriate type of development in the countryside. It is noted that the site is within an AONB and paragraph 11 of the NPPF at Footnote 6 identifies AONB’s as a protected area of particular importance.

Paragraph 8 of the rNPPF sets out the three dimensions to sustainable development identified in the rNPPF: economic, social and environmental more discussion of these points will now follow.

Economic - Short term economic benefits would result from the proposal in the form of providing work for contractors and suppliers involved within the construction phase. There may be some longer term benefits by supporting local services. As such it is considered there would be some long term economic benefits to the proposed development.

Social - The proposal would make a small contribution to increasing housing land supply, and would be for 3 open market unrestricted dwellings albeit not affordable dwellings.

Environmental - The proposal would have a limited impact on the character and appearance of the area.

The NPPF sets out at Paragraph 78 that "To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services. Where there are groups of smaller settlements, development in one village may support services in a village nearby."

The site is considered to be very near to the village and subject to there being no harm to the landscape or character and appearance of the area, which is considered further below, it may therefore be justified.

Impact on the Character and Appearance of area

The application is in detail. The area is typically rural fringe and therefore not densely developed. The land is screened from the road by existing buildings and vegetation, but can be seen from a public footpath which joins the A350 with the playing field. Far reaching views across to the Preston Hill can be attained from the footpath. A view into the village from Preston Hill (G) is identified in the VDS.

The three dwellings would be detached but connected by walls to provide enclosure around a shared court yard with a single entry point. The buildings would share a common theme being chalet in style with rooms in the roof and some hints of hay lofts although the elevational window treatment would be domestic. The number of rooflights is considered to be appropriate. The materials, brick, flint, boarding, tile and slate are found locally. The overall impression when seen from around the site such as from the houses on the road or the footpath would be of a small group of low buildings resembling in shape and form typical vernacular farm buildings. External lighting can be controlled by condition.

It is noted that the particular view G has been identified as 'important' within the adopted Village Design Statement dated 2011. This statement highlights the importance of protecting open spaces where internal views to and from the surrounding countryside are an intrinsic part of the character of the village. The distant views need not be affected by development which would be seen but have some affinity with the existing houses along the A350.

The site relates visually and physically to the existing built up part of the village and being within the rural fringe where clusters or individual buildings already exist would not appear isolated and development of the density proposed would not be harmful to the character and appearance of the adjoining Conservation Area or landscape of the AONB.

The development adjoining the rural edges of the village would create a sensitive transition between village and countryside compliant with Policy IM1, the Development would not adversely affect important views of the village from the surrounding countryside compliant with Policy IM2, the development would compliment the character and appearance of surrounding developments in terms of type and form compliant with policy IM4. It would comply with LPP1 policies 7 and 24.

Means of access

Initial concern with the submitted details was that the provision of a gate into the development (between the proposed car port and garage) would mean that anyone who drives up the access road and finds the gate closed would have to reverse back down the access and onto the A350. The solution to this was to provide a suitably sized turning area in front of the car port.

As to refuse collection, kerbside collection from the A350 would require a suitably sized bin store to be provided. This would prevent wheelie bins having to be placed causing obstruction to either the access road or the adjacent footway.

In view of the above the Highways officer has no objection subject to conditions.

Drainage and flooding

There are no known local drainage issues. Wessex Water require approval of surface water drainage.

Biodiversity

The report was negative.

Trees and landscaping

There are no trees. Landscaping would need to be made a condition to ensure that rear gardens are not divided up in a domestic fashion. Hedgerows or post and rail fencing would be appropriate so as not to intrude visually. Owing to the site being located within the Cranborne Chase & West Wiltshire Downs Area of Outstanding Natural Beauty restrictions would apply on the erection of outbuildings. Fences however could be erected and a restriction woudl be needed.

Amenity

The dwellings would be offset from the outlook of adjoining neighbours and reasonably separated.

Other matters

It is accepted that the Neighbourhood Plan is in draft form and therefore carries little weight. Irrespective whether the plan was abandoned for any reason or whether this site was identified in it, the tests considered above are still relevant.

It is close to an archaeological site but not within it and unlikely to have implications.

The term gated community often refers to large scale developments where the entrance is locked and is not really a term used for scheme such as this for only 3 dwellings. However, there is no objection as such for a private communal area between the houses on planning grounds.

Some have suggested that there is no need for further houses of this size in the village. However, this is not considered to be a justifiable reason to withhold consent.

Although some have suggested that there is no requirement for larger villages distantly located from areas of significant employment to support additional growth, this runs counter to the thrust of Policy 2 which identifies this village as able to provide sustainable facilities including employment.

Given that each site is unique, this would not set a precedent.

It is possible that there could be some disturbance during construction. Normally it is at the discretion of the developer to ensure that adequate safeguards are put in place to avoid undue disruption to neighbouring properties.

The LPA would not normally consult neighbours of any new planting which may be bordering neighbouring property. Future maintenance would rest with the management company or respective owners.

Conclusion:

The benefit to housing land supply of the provision of a sensitively designed housing scheme on the edge of a sustainable settlement would outweigh limited impact on the character and appearance of the area.

Recommendation: Approve

Conditions:

1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2. The development hereby permitted shall be carried out strictly and only in accordance with the following approved drawings and details: 1935-1,15A,16,17,18 forming the approved application. Reason: For the avoidance of doubt and to clarify the permission.

3. No development hereby approved above damp proof course shall commence until a scheme showing precise details of the construction and finish of the walls and roofs of the development shall be submitted to the Local Planning Authority. Any such scheme shall require approval to be obtained in writing from the Local Planning Authority and the development shall thereafter accord with the approved materials. Reason: To safeguard the character of the locality.

4. All slates shall be natural slate fixed with nails not slate hooks. Reason: To safeguard the character of the locality.

5. No development hereby approved above damp proof shall be implemented until detailed drawings (at a scale of not less than 1:5) showing the design, materials and construction specifications of external doors and windows, shall be submitted to and approved in writing by the Local Planning Authority and the development shall thereafter accord with the approved scheme. Reason: In order to ensure that the details are of sufficient standard.

6. No development hereby approved above damp proof course shall commence until a scheme showing precise details of the construction and finish of eaves, verges, dormer, chimney, plinth, cills, lintol details, shall be submitted to the Local Planning Authority. Any such scheme shall require approval to be obtained in writing from the Local Planning Authority and the development shall thereafter accord with the approved materials. Reason: To safeguard the character of the locality.

7. Prior to the commencement of construction above damp proof course of the development hereby permitted, a sample panel measuring at least 1 metre by 2 metres, using the approved facing brick and flint and demonstrating the proposed coursing, mortar mix and pointing detail, shall be constructed on site. Construction of the development hereby permitted shall not commence until a sample panel of the stonework has been approved in writing by the Local Planning Authority, thereafter, the stone panel shall remain on site until the external walls of the dwelling have been constructed to eaves height. Reason: To safeguard the character of the locality.

8. Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) (England) Order 2015 as amended (or any order revoking and re-enacting that Order with or without modification), no fences, walls, gates or other means of enclosure permitted by Class A of Schedule 2 Part 2 of the 2015 Order shall be erected around the curtilage of any dwelling house hereby permitted without the prior grant of planning permission from the Local Planning Authority. Reason: To enable the Local Planning Authority to retain control over the development of the site.

9. All rainwater goods shall be painted or colour finished metal of half round profile or of a form to be agreed in writing by the Local Planning Authority before development commences. Reason: To safeguard the character of the locality.

10. The location of any vents, flues, letter boxes and meter boxes to be installed externally shall be approved in writing by the Local Planning Authority before development above damp proof course commences. All must be fitted in accordance with the details of that scheme prior to the occupation of the development. Reason: To ensure works are carried out in a manner consistent with the character of the building and/surrounding area.

11. Before the development is occupied a scheme showing precise details of all external lighting (including appearance, supporting columns, siting, technical details, power, intensity, orientation and screening of the lamps) shall be submitted to the Local Planning Authority. Any such scheme shall require approval to be obtained in writing from the Local Planning Authority. The approved scheme shall be implemented before the development is occupied and shall be permanently maintained thereafter. No further external lighting shall be installed on site without the prior approval, in writing, of the Local Planning Authority. Reason: In the interest of the amenity of the area and public safety.

12. No development shall be occupied until details of all proposed means of enclosure, and boundary walls, gates and fences to the site, shall be submitted to, and approved in writing by, the Local Planning Authority, and shall thereafter be implemented in full in complete accordance with the approved details unless otherwise approved in writing by the Local Planning Authority. Reason: In the interests of the character and appearance of the area.

13. The dwellings shall not be occupied until precise details of all tree, shrub and hedge planting (including positions and/or density, species and planting size) shall be submitted to and approved in writing by the Local Planning Authority. Planting shall be carried out before the end of the first available planting season following substantial completion of the development. In the five year period following the substantial completion of the development any trees that are removed without the written consent of the Local Planning Authority or which die or become (in the opinion of the Local Planning Authority) seriously diseased or damaged, shall be replaced as soon as reasonably practical and not later than the end of the first available planting season, with specimens of such size and species and in such positions as may be agreed with the Local Planning Authority. In the event of any disagreement the Local Planning Authority shall conclusively determine when the development has been completed, when site conditions permit, when planting shall be carried out and what specimens, size and species are appropriate for replacement purposes. Reason: To safeguard the character of the locality.

14. No dwellings shall be occupied until full details of both hard surfacing materials be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the provision of appropriate landscape design,

15. Before the development is occupied or utilised the access, geometric highway layout, turning and parking areas shown on Drawing Number 1935/15A must be constructed, unless otherwise agreed in writing by the Local Planning Authority. Thereafter, these must be maintained, kept free from obstruction and available for the purposes specified. Reason: To ensure the proper and appropriate development of the site.

16. Before the development is occupied or utilised the first 10.00 metres of the vehicle access, measured from the rear edge of the highway (excluding the vehicle crossing - see the Informative Note below), must be laid out and constructed to a specification submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that a suitably surfaced and constructed access to the site is provided that prevents loose material being dragged and/or deposited onto the adjacent carriageway causing a safety hazard.

17. Before the development hereby approved is occupied or utilised the visibility splay areas as shown on Drawing Number 1935/15A must be cleared/excavated to a level not exceeding 0.60 metres above the relative level of the adjacent carriageway. The splay areas must thereafter be maintained and kept free from all obstructions. Reason: To ensure that a vehicle can see or be seen when exiting the access.

18. No development hereby permitted shall be occupied until a scheme for the provision of surface water drainage works has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be carried out in accordance with an approved timetable which shall be approved as part of the drainage detail submission and works shall be completed prior to the first occupation of any building on the site. Reason: To minimise the risk of flooding and/or pollution.

Human Rights: This Recommendation is based on adopted Development Plan policies, the application of which does not prejudice the Human Rights of the applicant or any third party. Public Sector Equalities Duty (PSED) As set out in the Equalities Act 2010, all public bodies, in discharging their functions must have “due regard” to this duty. There are 3 main aims: Removing or minimising disadvantages suffered by people due to their protected characteristics. Taking steps to meet the needs of people with certain protected characteristics where these are different from the needs of other people. Encouraging people with certain protected characteristics to participate in public life or in other activities where participation is disproportionately low. Whilst there is no absolute requirement to fully remove any disadvantage the Duty is to have “regard to” and remove OR minimise disadvantage and in considering the merits of this planning application the planning authority has taken into consideration the requirements of the PSED.

DECISION:

LOCATION PLAN 2/2018/1522/FUL

DO NOT SCALE Reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Dorset District Council LA Licence Number LA078778