PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, BB4 8RB January 2014

1. INTRODUCTION 1.1 This Planning, Design and Access Statement is in support of a planning application for the erection of a 3 bed holiday let on land at Swinshaw Farm, Goodshaw Lane, Loveclough.

2. THE PROPOSAL 2.1 This proposal seeks full planning consent for a new holiday let on the above site. The development proposals will provide adequate car parking and servicing space

3. APPLICATION SITE AND SURROUNDINGS 3.1 The site is approx 1 mile north of the centre of . The site is well positioned for local and long distance bus routes, north up as far as Nelson in East and south right down into Manchester City Centre. The site is in close to Road (the A682) which provides excellent transport links to the main road network, and its further connections with the Bypass/M66 motorway and beyond located approximately 2.5 miles to the south. Open land lies to the north & east of the site, but there is a clear distinction between the open land and the development site, being delineated by existing stone wall/fences and shrubs.

4 Material Policy Considerations 4.1 The purpose of this section is to outline the local, regional and national planning policy . A summary of the relevant policy and guidance is provided below

5.1 National Policy Guidance

5.1.1 The National Planning Policy Framework was released on 27th March 2012 and provides;

5.1.2 Of the core planning policies which underpins the national guidance, there is encouragement for ‘the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value’ (parag. 17)

5.1.3 To deliver a sufficient amount of new housing, Local Planning Authorities should ‘use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable housing in the housing market area.’ (parag. 47 i)

5.1.4 In terms of meeting demand, LPAs are advised to ‘identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements with an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land.’ (parag. 47 ii)

5.1.5 NPPF explicitly states that ‘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.’ (parag. 49)

5.1.6 ‘To deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should plan

1 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community.’ (parag. 50)

5.1.7 Section 7 (NPPF) states that good design is a key aspect of sustainable development and should contribute positively to making places better for people. It gives advice to applicants that ‘applications will be given positive consideration subject to all the relevant requirements below being properly addressed in the supporting documentation. A list of criteria is provided which have been taken into account for this submission.

• will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

• establishes a strong sense of place, using streetscapes etc to create an attractive and comfortable place to live, and visit;

• optimises the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green space as part of development) and support of local facilities.

• responds to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

• creates a safe and accessible environment where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and

• is visually attractive as a result of good architecture and appropriate landscaping

5.2 Regional Polices Following the unlawful revocation of Regional Spatial Strategies by Communities Minister Eric Pickles, the Regional Spatial Strategy (RSS) for the North West still forms part of the Development Plan for Rossendale. The Core Development Principles discuss the need to make the best use of existing resources and infrastructure in Policy DP4. This advocates a sequential approach and states that ‘priority should be given to development in locations…within settlements, and 6.3.1 Rossendale adopted its Core Strategy in November 2011 and this sets out the wider planning strategy for the Borough. The following policies are relevant to this application; Policy 1: General Development Locations and Principles : provides an overarching set of development principles for the Borough. This encourages accessible proposals that make best use of previously developed land, within the urban boundary, that complements the surrounding heritage and character of the Borough, without impacting negatively on local infrastructur e or have an impact on local views or amenity. Policy 2: Meeting Rossendale’s Housing Requirement Policy describes the existing situation for housing supply in Rossendale and how the housing requirement is met. The policy states a requirement for at least 3,700 dwellings over the plan period for 2011 to 2026. This

2 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

equates to a supply of 247 dwellings per annum. The policy states that the 65% of new dwellings will be on previously developed land. Policy 18 Biodiversity, Geodiversity & Landscape Conservation : The Council will seek to avoid any harmful impacts of development on all aspects of Rossendale’s natural environment – including its biodiversity, geodiversity and landscape assets, priority habitats and speci es and statutory and locally designated sites. Policy 24: Planning Application Requirements : General planning considerations to be considered as part of planning applications. AVP4: , Crawshawbooth, Goodshaw and Loveclough : The Area Visions outline the strengths, weaknesses, opportunities and threats of each area, and then propose a way forward to address the key issues and make the best use of any opportunities, whilst meeting all the necessary needs and demands

6. Farm diversification Recognising that diversification into non-agricultural activities is vital to the continuing viability of many farm enterprises, local planning authorities should: (i) set out in their LDDs the criteria to be applied to planning applications for farm diversification projects; (ii) be supportive of well-conceived farm diversification schemes for business purposes that contribute to sustainable development objectives and help to sustain the agricultural enterprise, and are consistent in their scale with their rural location. This applies equally to farm diversification schemes around the fringes of urban areas; and (iii) where relevant, give favourable consideration to proposals for diversification in Green Belts where the development preserves the openness of the Green Belt and does not conflict with the purposes of including land within it. (Where farm diversification proposals in the Green Belt would result in inappropriate development in terms of PPG2, any wider benefits of the diversification may contribute to the ‘very special circumstances’ required by PPG2 for a development to be granted planning permission). The research report, The Implementation of National Planning Policy Guidance (PPG7) in Relation to the Diversification of Farm Businesses, published in October 2001 by the former DTLR and now available from the Office of the Deputy Prime Minister, sets out a number of recommendations for local planning authorities, and contains some examples of ‘good practice’. A supportive approach to farm diversification should not result in excessive expansion and encroachment of building development into the countryside. Planning authorities should: (i) encourage the re-use or replacement of existing buildings where feasible, having regard to paragraphs 17-21; and (ii) have regard to the amenity of any nearby residents or other rural businesses that may be adversely affected by new types of on-farm development.

6.2 Equine-related activities 6.2.1 Horse riding and other equestrian activities are popular forms of recreation in the countryside that can fit in well with farming activities and help to diversify rural economies. Local planning authorities should set out in LDDs their policies for supporting equine enterprises that maintain environmental quality and countryside character. 3 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

These policies should provide for a range of suitably located recreational and leisure facilities. They should also facilitate the re-use of farm buildings for small-scale horse enterprises that provide a useful form of farm diversification. It is due to the proximity of the Mary Towneley Loop and the easy access from Swinshaw Farm together with stables already adjacent, that this application is being pursued.

6.3 The Mary Towneley Loop A circular route covering 47 miles, the Mary Towneley Loop was the first part of the Pennine Bridleway National Trail to open for use. It is named after the late Lady Mary Towneley who was a keen horsewoman and was instrumental in re-establishing the packhorse trail routes across the South Pennine Moors. Unfortunately she did not live to see the completion of the trail but a monument to her tenacity and foresight can be found along the route as it passes through Cliviger. As part of the Pennine Bridleway National Trail the Mary Towneley Loop has been specifically designed for horse riders and cyclists, but it is also a major new route for walkers. Easily undertaken in three days, the route can be further broken down into shorter bite size sections for those wishing to take their time to fully savour the mixture of landscap es that open up with each new horizon and each new valley.

Burnley Section Distance: 9½ miles / 15.2 kms Time: 3 hours Type: Linear Difficulty level: moderate / challenging Parking: (North → South) Hurstwood Car Park (South → North) Sailing Club car park, off Manchester Road, Clowbridge.

In Burnley, the trail passes through some of our most beautiful scenery from Extwistle Moor in the north of the borough to Deerplay moor in the south. Travelling through the woodland by Hurstwood reservoir and out to Cant Clough Reservoir, the trail goes across Shedden Clough with its limestone hushings – the site of limestone extraction in the 19 th century – and across the Long Causeway. Continuing, the trail passes through Holme Chapel and across the Cliviger Gorge where you can see Thieveley Scout and the area around – which is now part of the Forest of Burnley. From here the trails crosses Easden Clough and Deerplay Moor and passes into Rossendale.

6.4 Tourism and Leisure Regional planning bodies and local planning authorities should recognise through RSS and LDDs that tourism and leisure activities are vital to many rural economies. As well as sustaining many rural businesses, these industries are a significant source of employment and help to support the prosperity of country towns and villages, and sustain historic country houses, local heritage and culture. RSS and LDDs should: (i) support, through planning policies, sustainable rural tourism and leisure developments that benefit rural businesses, communities and visitors and which utilise and enrich, but do not harm, the character of the countryside, its towns, villages, buildings and other features. (ii) recognise that in areas statutorily designated for their landscape, nature conservation or historic qualities, there will be scope for tourist and leisure related developments, subject to appropriate control over their number, form and location to ensure the particular qualities or features that justified the designation are conserved; and (iii) ensure that any plan proposals for large-scale tourism and leisure developments in rural areas have been subject to close assessment to weigh-up their advantages and 4 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

disadvantages to the locality in terms of sustainable development objectives. In particular, the policy in PPG13 should be followed in such cases where high volumes of traffic may be generated.

6.5 Tourist and visitor facilities The provision of essential facilities for tourist /visitors is vital for the development of the tourism industry in rural areas. Local planning authorities should: (i) plan for and support the provision of general tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres.Where new or additional facilities are required, these should normally be provided in, or close to, service centres or villages; (ii) allow appropriate facilities needed to enhance visitors’ enjoyment, and/or improve the financial viability, of a particular countryside feature or attraction, providing they will not detract from the attractiveness or importance of the feature, or the surrounding countryside. In line with the Department for Culture, Media and Sport’s strategy document Tomorrow’s Tourism. Wherever possible, tourist and visitor facilities should be housed in existing or replacement buildings, particularly where they are located outside existing settlements. Facilities requiring new buildings in the countryside may be justified where the required facilities are needed in conjunction with a particular countryside attraction; they meet the criteria in paragraph 35(ii); and there are no suitable existing buildings or developed sites available for re-use.

6.6 Tourist accommodation The Government expects most tourist accommodation requiring new buildings to be located in, or adjacent to, existing towns and villages. The conversion of suitable existing rural buildings to provide hotel and other serviced accommodation should be allowed, taking into account the policies on the re-use of rural buildings in paragraphs 17 and 18. Similarly, planning authorities should adopt a positive approach to proposed extensions to existing tourist accommodation where the scale of the extension is appropriate to its location and where the extension may help to ensure the future viability of such businesses. Local planning authorities should support the provision of other forms of self-catering holiday accommodation in rural areas where this would accord with sustainable development objectives. The re-use and conversion of existing non-residential buildings for this purpose may have added benefits, e.g. as a farm diversification scheme.

7. DESIGN AND ACCESS

7.1 This section of the report comprises the formal Design and Access Statement.

7.2 Use: The proposal is to develop the site with a single dwelling, with associated garden areas.

7.3 Amount: A single storey holiday let is proposed. - Eaves Height – 2.7m; - Ridge Height – 5.8m; - Length – 11.50m; - Width – 10.30m

5 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

7.4 Design and Layout: The applicant is committed to ensuring a high standard of design. The general arrangement of the proposed holiday let has been determined having regard to the configuration and size of the site, access & parking arrangements, and the site’s context including the density / form of development immediately adjoining the site and the need to achieve an appropriate relationship between existing and proposed development.

7.5 Materials: The external facing materials to be used in the construction of the dwelling would be complementary to the character and traditions of the area, including random stone walling and slate grey roofs.

7.6 Scale: The scale of the proposal has been designed to be complimentary to the existing farm house and outbuildings responding to the established adjacent aesthetic.

7.7 Landscaping: There will be a new area of landscaping surrounding the proposal

7.8 Access: Vehicular access would be via the existing lane off Goodshaw Lane. Off highway parking provision for a minimum of 2 cars will be made available as part of the development.

8. PLANNING ASSESSMENT 8.1 Having regard to the nature of the proposal, its context, relevant national and local planning policies, the main planning issues for consideration, are as follows: - status of the adopted Rossendale Local Plan having regard to the NPPF and housing land supply;

• assessment of adopted Local Plan policies relating to the application site;

• assessment in relation to NPPF;

• highway safety;

• layout, design and landscape impact;

• neighbour amenity; and

• miscellaneous considerations.

Each of these issues is addressed in turn below. Status of the adopted Rossendale Local Plan having regard to the NPPF and housing land supply

8.2 The usual starting point for decision making is the Development Plan. However, it is evident from the Council’s monitoring that over the period 2009 to 2012 there was a persistent under delivery of housing land with less than a five year supply of housing land within the Borough. Accordingly, a 20% buffer has to be adopted in calculations of housing land supply. A 5.92 year supply of housing land is now claimed by the Council

6 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

(see paragraph 8.3 above), when measured against the submitted Core Strategy housing provision requirements. 8.3 An examination of the housing land supply calculation reveals that in the first 4¾ years of the plan period there to be a considerable deficit. An annual requirement of 200 dwellings should have yielded 950 dwellings by now, but only 481 have been delivered. The Council apparently plans to make up the deficit over the rest of the plan period, ie to 2028, instead of including the deficit in the requirement for the following five years, ie to 2018. If the deficit is made up over the next five years, which is the correct approach based on appeal decisions, the five year supply falls from 5.92 years (as claimed) to 4.64 years. In addition, the Council has failed to undertake an assessment of the deliverability of sites it has included in the housing land supply calculations. Rather, with the exception of two sites, the Council has simply claimed a 10% slippage allowance. This is not in accord with the NPPF and consequently the Council’s housing land supply figures are unreliable. 8.4 In any event, it should be noted that there is no local or national planning policy basis upon which to resist development even if there is a five year supply of deliverable housing sites. 8.5 Given the provisions of NPPF (see paragraph 6.5 above), and having regard to the above, the relevant Local Plan (adopted in 1998) policies for the supply of housing can not be considered up to date or consistent with the NPPF. Accordingly, minimal weight can be given to those provisions of the adopted Local Plan. Rather, greater weight should be given to the policies of the NPPF and its presumption in favour of sustainable development. Specifically, whether there are any adverse impacts that would significantly and demonstrably outweigh the benefits associated with the development, in particular the delivery of additional and needed housing. Assessment of adopted Local Plan policies relating to the application site

8.6 Notwithstanding the conclusion reached in the previous section in respect of the status to be accorded to the supply of housing provisions of the Local Plan, the Local Plan policies relating to the application site are reviewed. 8.7 The application site is within an area designated as Open Countryside by the Local Plan. So, Local Plan policies H2, G5 and ENV3 are relevant. The designation means that opportunities for development are somewhat restrictive. Development 12 schemes in the open countryside will be required to be in keeping with the character of the landscape area and should reflect local vernacular style features and building materials. Policy G5 allows small-scale developments outside main settlement and village boundaries providing they conform to other policies within the Local Plan. Policy H2 of the Local Plan states that the impact of proposals on the countryside will be an important consideration in determining all planning applications, and that development should be appropriately sited and landscaped, and must reflect the character and nature of the area.

7 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

Development at this site would have no adverse outward landscape impact given that the site is contained within a cluster of development. National planning policy also needs to be considered in addition to the DWLP policies outlined above.

8.8 So, the appropriate planning test is compliance with the overall Local Plan development strategy. In this regard, the Local Plan seeks to avoid isolated development in the open countryside.

It is clear that the small scale and the general location of the proposal (ie well related to and within a clearly defined group of buildings at Swinshaw Farm) accords with the overall development / settlement strategy for the Borough as set out in the Local Plan.

Assessment in relation to NPPF

8.9 Against this background, what also becomes central to the decision-making process is the statement at paragraph 14 of NPPF (see paragraph 6.2 above) and not the specific requirements of out-of-date Local Plan policies. That is, the proposal should be considered against the presumption in favour of sustainable development and planning permission should be granted unless there are specific adverse impacts that outweigh the benefits or that specific policies in the NPPF indicate that the development should be restricted. The benefits of the development are considered in the following paragraph. Issues drawn from NPPF policies and relevant aspects of sustainable development, along with detailed considerations arising from Local Plan and submitted Core Strategy development management polices, are examined in the subsequent sections. 8.10 The proposal represents sustainable development and there are benefits associated with the development, as summarised below: • economic – the construction of this new holiday let would contribute to economic growth, and through farm diversification contribute to the income of the farm; • social – the proposal would contribute to the provision of a holiday let, for which there is a need in Rossendale; and • environmental – the proposal provides an opportunity to provide new development without any harm to wildlife, landscape, heritage or other environmental considerations.

8.11 It is clear that the site is not isolated or remote from other built development. The site is conveniently located for a frequent bus route and other services. As such, the proposal is considered to be a sustainable location for the development of a single storey holiday let.

Highway Safety 8.12 The traffic generated by the proposed development would be low and have no detrimental impact on the conditions, operation or safety of the local highway network in the vicinity of the site. The development would utilise an existing drive onto Goodshaw Lane.

Layout, Design and Landscape Impact 8.13 The Design and Access section of this Statement describes the proposal together with the submitted site layout.

8 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA

PLANNING SUPPORT STATEMENT FOR HOLIDAY LET COTTAGE (INCLUDING DESIGN AND ACCESS STATEMENT) AT SWINSHAW FARM, GOODSHAW LANE, LOVECLOUGH BB4 8RB January 2014

8.14 The proposed development would take place within a clear grouping of buildings at Swinshaw Farm. The detailed design of the dwelling would draw from local design characteristics and utilise the same range of materials to ensure the development harmonises with the area.

8.15 The proposed development would not appear visually prominent from any public viewpoints. Rather, the development would appear well related to and integrated with adjoining and nearby built development. It would not appear as a discordant feature in the local landscape.

8.16 To conclude, the layout and design of the development represents a considered and appropriate response to the characteristics of the site and its context. The proposed development would be complementary to and integrate well with the locality without undue harm to the general character, appearance or visual amenities of the area and the wider landscape.

Neighbour Amenity 8.17 The proposed development would have no harmful impact on the amenities of existing nearby residents, by reason of loss of outlook, loss of privacy, overbearing or overshadowing. The traffic generation associated with a single dwelling would be low and would have no discernible impact on the amenities of the occupiers of any nearby houses.

Miscellaneous Considerations 8.18 The site lies does not lie within a Flood Risk Zone. With appropriate surface water drainage arrangements, which may be dealt with by way of condition, the development would not increase flood risk elsewhere.

8.19 The site is not designated as one having any wildlife / ecological value or significance or subject to any designation, either at the local or national level. The proposal would result in no detriment to nature conservation / ecological interests. 8.20 There are no heritage designations or features of heritage interest relating to the site. There are no heritage designations in the vicinity of the site. Accordingly, the proposal would result in no detriment to heritage interests.

8.21 Utility services required for the development, ie water, gas, electricity are available at / immediately adjacent to the site. Foul / surface water drainage will be to a new septic tank and soakaway positioned to LA requirements.

9. CONCLUSION 9.1 The proposal is for the erection of a single dwelling within a cluster of development at Swinshaw Farm. The proposal accords with the overall Local Plan strategy which seeks to avoid isolated development in the open countryside. There is a national planning policy presumption in favour of sustainable development, and there are no adverse impacts which would outweigh the benefits of the development. For these reasons, the Council is respectfully invited to grant planning permission for this small scale development proposal.

9 Holiday Let at Swinshaw Farm, Goodshaw Lane, Rossendale. BB4 8RB Ref 1308/KA