Design and Access Statement

Full Planning Application

Proposed New Dwelling

Land off West End, West Haddon

June 2020

BRICKNELLS BARN 32 LIME AVENUE EYDON NN11 3PG

4917 – Full Planning Application – Land at West End, West Haddon

1.0 Introduction

1.1 This supporting statement has been produced by Roger Coy Partnership for the applicant Mr and Mrs Longley, in connection with a Full Planning Application for a proposed new residential dwelling on the land adjacent to West End in the village of West Haddon.

1.2 This application relates to a plot of land belonging to the applicant, accessed from West End. The proposed development would utilise a small portion of the applicant’s land.

1.1.1 This statement is supplemented by location plan drawing no. 4917/map, survey drawing no. 4917/01, scheme drawing no. 4917/20, 21, 22, site photographs, LVIA and Ecological survey.

1.1.2 It is intended that this will be a self-build project undertaken by Mr and Mrs Longley who have recently received a letter of acceptance under the Self and Custom Build Register from Council to allow them to do this.

Photo 1 showing site frontage onto West End and existing access

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4917 – Full Planning Application – Land at West End, West Haddon

Photo 2 showing approach to site from West End (south)

Photo 3 showing approach to site from West End (north)

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4917 – Full Planning Application – Land at West End, West Haddon

2.0 The Site

2.1 The application site falls within the West Haddon Conservation Area. However it is not a designated special landscape area and there are no designated or non-designated heritage assets on the site. The nearest designated heritage asset, being a Grade II listed building, lies approximately 60 m south west of the site on the opposite side of West End. At this distance and having regard to the degree of visual separation provided by existing planting, the application site is not considered to intrude into or adversely affect the setting of the heritage asset.

2.2 The application site lies on the east side of West End (A428) towards the northern limit of residential development in the village of West Haddon circa 300 metres north of the village centre is rectangular in nature and is approximately 1000sqm in size.

2.3 It is believed that historically this parcel of land may have been part of the garden area belonging to no.30 West End and other than a small break in the site to form the existing access into the site, (which has since been widened) it was enclosed by a stone wall with relatively high dense hedgerow adjacent to the wall including several trees on the land. The actual land on the site is elevated by circa 1.1 metres above the pavement level and rises to 2.3 at the rear boundary of the site.

2.4 The application site abuts a wider parcel of open land to the north-west and north-east. To the south-east of the site lies the adjacent neighbouring property, no.30 West End. This property has two prominent TPO trees in close proximity to the side eastern boundary of the application site whilst the nearest elevation of this property is circa 23 metres away from the side boundary of the site.

2.5 West End is a linear, often terraced developed village highway with buildings formed from a varied palette of materials which includes local stone, red brick, thatch and slate with timber sash and casement windows in a period rural vernacular.

2.6 West Haddon has a population of 1,718 as of the 2011 census. West Haddon benefits from a good range of services and facilities including primary school, shops, Post Office, Doctor’s surgery hotel/pub (The Pytchley), village hall, sports facilities (including Crown Green Bowling, football pitches and tennis court) and allotments. There is a business park on the edge of the village and children’s nursery on one of the primary commuter routes out of the village. West Haddon also benefits from regular bus services providing connections to Rugby, (including railway station), Daventry, Northampton and the wider public transport system. Given this broad range of services, West Haddon has to be considered a reasonably sustainable settlement.

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4917 – Full Planning Application – Land at West End, West Haddon

Figure 1: Google Earth Image. Red line indicative of proposed site within village confines (Green line), Blue line shows overall site.

Figure 2: Google Earth Image. Red line indicative of proposed site

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4917 – Full Planning Application – Land at West End, West Haddon

Figure 3 from the West Haddon Neighbourhood Development Plan shows Protected local green areas and important public views into and out of the village. It also clearly shows the boundary of the village confines.

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4917 – Full Planning Application – Land at West End, West Haddon

Examples of local vernacular in the village, showing the use of local stone, thatch and traditional window details.

3.0 Development Proposal

3.1 The application seeks to provide one modest family dwelling over two storeys. The dwelling will have an associated garage, driveway, parking and landscaped amenity space plus sensitive boundary treatments as illustrated on the scheme drawings and supporting documents.

3.2 The layout of the site has been carefully considered as a minor development opportunity with a dwelling proposed of a scale slightly larger to neighbouring properties, reflecting the scale of the site itself. The proposed four bedroom dwelling can expect an occupancy level similar to the adjacent properties.

3.3 The scale and elevational treatment of the proposed dwelling has been carefully considered against the context of the surrounding buildings, features, materials, details and topography.

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4917 – Full Planning Application – Land at West End, West Haddon

3.4 The proposed development represents a simple infill on a parcel of land which would otherwise be redundant, requiring constant maintenance to avoid it becoming overgrown. There is a potential for fly-tipping and anti-social behaviour.

3.5 The boundary to West End is enclosed by an existing stone wall acting as a retaining wall to the land behind; the top of the stone wall is 1.1m above footway level. The north western and north eastern boundaries are currently unenclosed being contiguous with the wider site within the applicant’s ownership. The south western boundary is enclosed by planting and privacy screening.

3.6 The impact of the dwelling on the surrounding properties has been minimised by setting it back by 4-6m from the road. Despite the land being elevated from the road, the house has been set down into the landscape to reduce the overall height. The upper floor partially occupies the roof space.

3.7 The landscaping provides terraces of gardens with gently sloping lawns to front, side and rear. Soft planting and hedges behind to front stone boundary wall provide shielding from the street.

3.8 The intended use of the dwelling is for the applicant and his family, who have lived in the area for many years.

3.9 With reference to figure 3, the development site does not lie within a protected green area, nor does it obstruct an important public view or public footpath. It is within the village confines as shown by the black line on this illustration.

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4917 – Full Planning Application – Land at West End, West Haddon

4.0 Planning History

4.1 Relevant planning history:

DR/72/353 – Residential Development (larger site) – Refused 06/02/1973

DR/73/214 – Houses with garages (larger site – Refused 16/10/1973

Appeal to DR/73/214 – Dismissed 5/6/1975

DA/82/683 – Two detached dwellings with shared access – Refused 26/01/1983

DA/93/1157 – Outline application for residential development of two dwellings 4/2/1994

T/APP/Y2810/A/94/235304/P2 – Appeal for DA/93/1157 – Dismissed 01/7/1994.

DA/2018/0552 – Construction of four apartments, alterations to access, replacement stonewall to frontage and associated works – Withdrawn 15/10/18.

The previous applications seek permission for larger developments, of two properties or more representing a higher density. In this current application we are proposing a single family cottage in keeping with the local architecture. This application seeks to address concerns raised in previous refused or withdrawn applications.

5.0 Planning Context / Consideration

5.1 The site is considered to be within the natural village confines and makes it suitable as a site for development in a village where Minor Development, Infilling and conversions are considered as appropriate.

5.2 The development would infill a gap in a built up frontage within the assumed village confines of West Haddon.

5.3 Section 38(6) of the Planning and Compulsory Act 2004 requires regard to be had to the development plan unless material considerations indicate otherwise. For these purposes, the development plan for the area comprises:

• The saved policies of the Daventry District Local Plan – adopted 1997 (Local Plan) • The West Joint Core Strategy – adopted December 2014 (Core Strategy) • The West Haddon Neighbourhood Development Plan – made 29 January 2016 • West Haddon Conservation Area Appraisal and Management Plan Adopted February 2020

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4917 – Full Planning Application – Land at West End, West Haddon

5.4 Section 38 (6) of the Planning & Compulsory Purchase Act (2004) states that planning applications must be determined in accordance with the adopted development plan unless material considerations indicate otherwise. This is reinforced by the National Planning Policy Framework (NPPF), which has at its heart a presumption in favour of sustainable development.

• Joint Core Strategy

• Daventry District Local Plan (saved policies)

• West Haddon Neighbourhood Development Plan 2016

• West Haddon Conservation Area Appraisal and Management Plan Adopted February 2020

5.5 In addition to local planning policy, the National Planning Policy Framework is also a significant material planning consideration relevant to the proposal.

National Planning Policy Framework (NPPF)

5.6 Paragraph 7 of the NPPF states that: “The purpose of the planning system is to contribute to the achievement of sustainable development.”

5.7 Paragraph 8 of the NPPF sets out the three overarching objectives of the planning system in achieving sustainable development:

• Economic objective- in building a strong, responsive and competitive economy. • Social objective – in supporting strong, vibrant and healthy communities. • Environmental objective- in contributing to protecting and enhancing our natural, built and historic environment.

5.8 Paragraph 11 states that plans and decisions should apply a presumption in favour of sustainable development which, for decision making, means approving developments that accord with an up-to-date development plan without delay.

5.9 Paragraph 108 under the heading “Considering development proposals” seeks to ensure that safe and suitable site access can be achieved for all users.

5.10 Paragraph 117 under the heading “Making effective use of land” seeks to ensure that planning decisions should promote an effective use of land in meeting the need for homes…”

5.11 Paragraph 127 under the heading “Achieving well-designed places” requires that development proposals should, amongst other matters:

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4917 – Full Planning Application – Land at West End, West Haddon

a) Function well and add to the overall quality of the area, not just the short term but over the lifetime of the development b) Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping

5.12 Paragraph 170 seeks to ensure that development proposals contribute to and enhance the natural and local environment, including minimising impacts on and providing net gains for biodiversity.

West Northamptonshire Joint Core Strategy

5.13 Policy SA of the West Northants Joint Core Strategy (Core Strategy) requires a positive approach to development where the development is considered to be sustainable and which improves the economic, social and environmental conditions in an area.

5.14 Criterion G of Policy R1 which requires that, in order for residential development to be acceptable, it must be within the existing confines of the village.

The Adopted Local Plan

5.15 The Saved Policies of the adopted Local Plan considered to be relevant to the application include: • GN1 – General • GN2 – General • EN42 – Design of development • HS21 – West Haddon

5.16 Saved Policy GN1 provides that development will be guided by the need to, amongst other matters, protect and enhance the environment, make proper use of disused or underused land and buildings and severely restrain development in the open countryside.

5.17 Saved Policy GN2 provides that planning permission will normally be granted for development provided it is in keeping with the locality and does not detract from its amenities, has a satisfactory means of access and sufficient parking, and will not have an adverse impact on the road network.

5.18 Saved Policy EN42, relating to the design of development, requires that: • Designs promote or reinforce local distinctiveness and enhance their surroundings • Designs take account of local building traditions and materials • The scale, density, massing, height, landscape, layout and access of the proposal combine to ensure that the development blends well within the site and with its surroundings • Crime prevention measures are incorporated in the site layout and building design • Existing landscape proposals are incorporated with the layout wherever possible…

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4917 – Full Planning Application – Land at West End, West Haddon

5.19 Saved policy HS21 relating to West Haddon provides that: Planning permission for residential development would not normally be granted on sites outside of the existing confines of the village as defined on the proposals map (West Haddon inset) other than on sites specifically identified in this local plan.

West Haddon Conservation Area Appraisal and Management Plan 2020

5.20 Reference had been made to the WHCAAM, with particular attention paid to  Section 7 – Spatial Character  Section 8 – Architectural Character and  Section 9 - Design Guidance.

6.0 Design

The rationale adopted to develop the design scheme set out the following criteria:

1 The dwelling should reflect the historic details and guidance given in the West Haddon Conservation Area Appraisal and Management Plan 2 The pallet of materials should reflect those found within the immediate context 3 The visual impact of the dwelling upon the neighbouring properties and wider context should be controlled and kept to a minimum.

Saved policies GN2 and EN42 of the Local Plan and policy WH13 of the Neighbourhood Plan set out the requirements for protecting and enhancing the environment, ensuring development reinforces local distinctiveness and enhances its surroundings. The proposed development satisfactorily addresses the requirements of saved policies GN2 and EN42 of the Local Plan, and policy WH13 of the WNDP in respect of design. For the same reasons the objectives of paragraph 127 of the NPPF are also met.

6.1 Use The site is currently vacant and is thought to have once been associated to No.30 West End as amenity space.

The proposed dwellings will provide West Haddon with one additional family dwelling in an attractive rural location, with plenty of amenity space, carefully designed to create a modest dwelling which is in keeping with the local vernacular and character of the village.

The dwelling will be used to accommodate the applicant and his family who have resided in the village for many decades. It is intended that this will be a self-build project undertaken by Mr and Mrs Longley who have recently received a letter of acceptance under the Self and Custom Build Register from Daventry District Council to allow them to do this. 12

4917 – Full Planning Application – Land at West End, West Haddon

6.2 Amount It is considered that one 4 bed cottage dwelling would be an appropriate scale of development within this village. Only a small portion of the overall site will be occupied by the development, a large part of which will be soft landscaping. The remaining open space will be well maintained and remain as such.

The proposed dwelling is 250m² and has 4 bedrooms.

A detached garage is set back to the rear of the site and provides space for two cars, plus garden storage, with a generous driveway on which to park and turns vehicles.

6.3 Layout The layout of the site has been carefully considered to ensure that the dwelling respects and add positively to the village of West Haddon as seen from the road side. The development is proposed just off West End but is set back and down into it’s landscape to minimise visual intrusion.

The cottage is positioned centrally on its plot to allow clear views either side, to the landscape beyond. The profile of the site and proposed building will form a limited intrusion of new development into the present gap in the street scene and there will be no intrusion into open countryside.

Internally, the ground floor layout provides large open spaces, with large amounts of glazing to the rear to allow light and views to the private rear garden and patio area. The rear elevation opens up to a courtyard area. There are four en-suite bedrooms on the first floor.

6.4 Scale The proposed development has been carefully considered to be appropriate in scale with the local vernacular and existing traditional buildings surrounding the site.

Section 9.2 of the WHCAAM states that ‘Additions to existing buildings or new development will generally not exceed two storeys, and the ridgeline should respect the ridgeline of adjacent buildings.

The proposed dwelling is 2 storeys, with the first floor being partially within the roof space. This modest height represents that of a cottage rather than a high fronted house.

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4917 – Full Planning Application – Land at West End, West Haddon

6.5 Amenity The proposed cottage sits upon a site which slopes considerably from the road level. This allows for terracing to create various levels of garden separated with retaining walls. This will create areas of lawn to the front, rear and side of the property, with an enclosed courtyard patio to the rear.

The design of the building and support wall structure using material in keeping with local vernacular will also protect the character of the village setting. New planting represents the opportunity to enhance local biodiversity.

To avoid loss of amenity to the properties on the opposite side of West End the windows to the front of the proposed cottage remain small to minimise overlooking. The property is set back from the pavement by 4-6m, and further shielded by planting.

The front of the site is 1.1m higher than the level of the road, however we propose that the site is excavated to allow the cottage to sit at a lower level on the site to minimise the overall height.

There are four properties on the opposite side of West End to the application site that have the potential to be impacted by the proposed cottage. The two properties to the south west are two storey dwellings whose front elevations are set back between 30 and 35 metres from the south western site boundary. These dwellings are at an oblique angle relative to the siting of the proposed building and the land between the respective dwellings and West End boundary is used for parking and turning. At this distance, and given the position on the opposite side of the road, the impact of the proposed development on the occupiers of those dwellings would be negligible.

Number 45 West End is located on the back edge of the pavement opposite. The dwelling has two windows at ground floor and two windows at first floor facing out onto West End towards the application site. It is not known what rooms these windows serve but they are assumed to be habitable rooms. The windows at first floor level in the proposed cottage also serve habitable rooms. The distance between the front elevation of the proposed apartment building and the front elevation of No. 45 is 15 metres. The finished floor level of the proposed apartment building is 1.1 metres above the finished floor level of No. 45. Given the position on the opposite side of the road from each other, the separation distance of 15 metres and staggered height relationship, creating oblique angles, it is considered that the degree of overlooking is not so severe as to harm the amenities of the occupiers of the dwelling opposite.

The proposed development would not cause loss of daylight or sunlight to any of the surrounding properties.

For all of the above reasons, the proposal does not harm the objectives of saved policy GN2 of Local Plan or policy WH13 of the Neighbourhood Plan.

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4917 – Full Planning Application – Land at West End, West Haddon

6.6 Landscaping

A landscape and visual impact assessment (LVIA) has been commissioned and is included with this application. The LVIA considers that the landscape sensitivity of the site is moderate and the site is not subject to any statutory or non-statutory designations or protection measures.

The LVIA finds that the proposal will be a limited intrusion into the present gap in the street scene but that there will be no intrusion into open countryside. The LVIA concludes that overall the proposal would have low visual impact and the loss of landscape features would be minimal.

Maximum amount of soft landscaping will be included to the front, side and rear gardens of the proposed cottage, this will mainly be grass as existing. The driveway will be gravel and the patio areas and pathways will be permeable pavers.

The existing trees on the are to be retained as part of the development, contributing to a sense of enclosure within the site. Additional planting can be incorporated as part of a landscaping scheme to enhance the landscape and ecological value of the site. This is outlined in the LVIA.

The proposal includes terraced lawns separated by natural stone supporting walls. The lawns are lined with hedges and shrubs. Built in planters surround the sunken patio area to the rear to soften the edges of the retaining walls, allowing the patio to be at the same level as the internal finished floor level.

6.6 Appearance

A traditional style of architecture has been adopted for the proposed cottage which take influence from the local traditional detailing and material use.

Section 9.3 of the WHCAAM states that ‘A variety of materials, such as ironstone, brick, timber frames, cob, thatch, corrugated metal and welsh slate, greatly contributes to the area’s character and development must be sensitively designed with this in mind’.

There is a diverse palette of materials to select from to reflect those found on West End. Therefore, the most prominent element of the building will be formed in stone with a traditional cottage style thatched roof and timber windows dressed with simple timber lintels in a typical vernacular style. The subservient addition to the west will be finished in a pale render with thatch and cottage windows. All the materials would match the local vernacular and be subject to LPA approval.

The fenestration to the front is modest to remain in keeping with the local architectural style, however the rear elevation benefits from larger glazing to allow more light into the living spaces and rear bedrooms. The ‘eyebrow’ dormers to first floor allow for windows within the roof space, again utilizing traditional cottage vernacular.

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4917 – Full Planning Application – Land at West End, West Haddon

7.0 Access

7.1 Inclusive Access

By sinking the building into the site, and terracing the garden at a higher level to the patio this allows the ground floor to be all one level, only a few steps higher than street level. This also allows for a level patio to the rear with flush thresholds to full height glazing.

An over-sized ground floor WC allows for future provision of a lift into the building if required. Ramps could easily be incorporated into the scheme if required.

7.2 Highways Access

The site has historically had means of access to the public highway evidenced by the dropped kerb. The proposed access to the development is in the same location.

The access would be widened, hard surfaced and constructed at a gradient to meet the County Council’s normal standards. Sufficient drainage provision would be made to intercept surface water from flowing onto the highway or across West End into the properties opposite.

Visibility from the point of access is above standard for a 30mph speed restriction. Adequate pedestrian visibility splays can be provided.

The proposal for the above reasons does not harm the objectives of saved policy GN2 of the Local Plan and paragraph 108 of the NPPF.

Being a single family dwelling, we would not expect there to be more than 2 cars kept at the dwelling.

8.0 Summary and Conclusions

8.1 The proposed development falls with the defined settlement boundary where new residential development is acceptable in principle subject to meeting certain criteria. The proposal is considered to meet those criteria including in respect of scale, layout, character, boundary treatment and ecology interests. The proposal for these reasons complies with saved policy HS21 of the Local Plan and policies WH1 and WH10 of the Neighbourhood Plan.

Moreover, is it considered that the proposed development meets the criteria set out at the tail end of policy R1 of the Core Strategy irrespective of which interpretation of the ordering/format is applied. Due regard should also be had to the status of draft policy RA2 of the SCLP which adopts a more relaxed approach to development in appropriate villages in the District, including West Haddon.

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4917 – Full Planning Application – Land at West End, West Haddon

West Haddon is considered to be a reasonably sustainable settlement benefitting from a good range of services and facilities, and this is reflected in its status as a Secondary Service Village in the emerging plan. The proposal would meet the objectives of paragraph 78 of the NPPF of locating development where it will enhance or maintain the vitality of rural communities.

The application is accompanied by a LVIA which considers that the proposed development would have a low visual impact both in the immediate locality and wider setting.

The proposed design, architectural detailing and palette of materials responds successfully to local vernacular architecture and would consequently enhance its surroundings consistent with the requirements of saved policies GN2 and EN42 of the Local Plan and paragraph 127 of the NPPF.

The proposal would not harm residential amenity to the extent that a refusal is justified. The proposal therefore meets saved policy GN2 of the Local Plan and policy WH13 of the Neighbourhood Plan.

The proposed vehicular access to the site would safeguard highway safety. The proposal therefore complies with policy GN2 of the Local Plan and paragraph 108 of the NPPF.

In light of the above observations, the proposal is considered to be sustainable development, and in accordance with paragraph 11 of the NPPF, the application should be approved.

This statement, together with additional supporting documents and drawings accompanying this Full Planning Application seek to illustrate that the proposed development can be sympathetically and sensitively designed to contribute positively to the village of West Haddon.

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