Contact: Sarah Nicholson DDI No. 01494 421514 App No : 12/07965/OUT App Type : OUT Application for : Outline application with all matters reserved for construction of two detached dwellings At 322 Marlow Bottom Road Marlow Bottom Buckinghamshire SL7 3QH Date Received : 23/12/12 Applicant : Mr G Grey Target date for 04/03/13 decision: 1. Summary 1.1. Outline planning permission with all matters reserved is being sought for the construction of two dwellings on land located to the side and rear of 322 Marlow Bottom Road, Marlow Bottom. The application site is situated on the outskirts of the built-up area of Marlow Bottom within an existing residential area which is washed over by the Chilterns Area of Outstanding Natural Beauty, in Accessibility Zone 5, with Ragmans Lane marking the boundary of the Green Belt. 1.2. The outline proposals are considered by officers to demonstrate that two dwellings can be adequately accommodated on this site whilst maintaining the existing character and appearance of the site, thereby preserving the special landscape character and scenic beauty of the Chilterns AONB, whilst having no material impact upon the openness of the neighbouring Green Belt, existing neighbouring amenity levels or upon existing highway safety levels. Furthermore an acceptable level of amenity can be provided for future occupiers. 1.3. The application is recommended for approval subject to conditions. 2. The Application 2.1. Outline planning permission with all matters reserved is being sought for the construction of two dwellings on land located to the side and rear of 322 Marlow Bottom Road, Marlow Bottom. No. 322 is the last dwelling on the north east side of the main arterial route through Marlow Bottom and benefits from having a second road frontage onto Ragmans Lane. 2.2. The existing dwelling on site is a single storey semi-detached bungalow of brick construction under a tiled roof built in the 1950’s. The land slopes up from the road and the Topographical Survey submitted with the application indicates that the land rises some 8.7m from front to rear. A close boarded timber fence has been erected to the side and rear of the bungalow separating it from the L-shaped site where the two dwellings are proposed. 2.3. The indicative layout provided in support of the application shows Plot A to be located alongside No. 322 with which it would share the existing access onto Marlow Bottom Road. This plot has a minimum width of 11.4m by 28.5m deep and would involve the demolition of the existing single garage to No. 322. Plot B is located to the rear of No. 322 and would have an access directly onto Ragmans Lane, a steep road that connects Marlow Bottom Road with Andrews Way and Marlow Bottom with Lane End. 2.4. This plot has a width extending to 23.3m and a depth extending to just over 28m. The proposed dwelling on this plot is shown on the indicative layout to be located behind the dwelling on Plot A separated from it by the proposed access onto Ragmans Lane and the garage of Plot B. 2.5. The scale parameters for each of the three bedroom dormer style dwellings is given as 6.3 – 8.6m width, depth of 8.2-9.6m and a height of 5.7 – 6.8m maximum. 2.6. No. 322 Marlow Bottom Road is situated on the outskirts of the built-up area of Marlow Bottom. This locality comprises a mix of dwelling types and sizes, but development fronting Marlow Bottom Road is characterised by detached or semi-detached dwellings set back from the road in rectangular plots that extend up the valley side. 2.7. Thus the plots appear generously proportioned maintaining a good degree of spaciousness around buildings with landscape features being particularly important as they are often situated on rising ground. Further development set behind on raised land in contrast is largely more recent (1970/80’s) in date and is of larger two storey dwellings set within considerably smaller plots, for example Andrews Way which bounds the rear of the site. On the opposite side of Ragmans Lane is open countryside. 2.8. The site is identified in the adopted Local Plan as falling within an existing residential area which is washed over by the Chilterns Area of Outstanding Natural Beauty, in accessibility zone 5. It should also be noted that Ragmans Lane marks the boundary of the Green Belt. 2.9. The application is accompanied by: • Design and Access Statement • Indicative Layout • Existing land Topographical survey including site levels • A Landscape Strategy • Land Title Plan • Tree Survey Report • Ecological: Wildlife Checklist 2.10. The application has been amended to show the provision of sight lines on Ragmans Lane and to include the Landscape Strategy. 3. Working with the applicant/agent 3.1 In accordance with paragraphs 186 and 187 of the NPPF Wycombe District Council (WDC) take a positive and proactive approach to development proposals focused on solutions. WDC work with the applicants/agents in a positive and proactive manner by: • offering a pre-application advice service, • as appropriate updating applicants/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and, • by adhering to the requirements of the Planning & Sustainability Customer Charter. In this instance: • the applicant/agent was provided with pre-application advice, • the applicant/agent was updated of any issues after the initial site visit and was asked to provide a site plan showing the provision of requested sight lines for the proposed access onto Ragmans Lane, • the application was then acceptable as submitted and no further assistance was required. 4. Relevant Planning History 4.1. None. 5. Issues and Policy considerations Principle and Location Adopted Local Plan (ALP): G3 (General Design Policy), G7 (Development in Relation to Local Topography), H8 (Appropriate Development Densities), H9 (Creating Balanced Communities), G10 (Landscaping), G11 (Trees and Hedgerows), L1 (Chilterns Area of Outstanding Natural Beauty) and Appendix 1; Core Strategy Development Planning Document (CSDPD): CS2 (Main Principal for the Location of Development), CS7 (Rural Settlements and the Rural Areas), CS17 (Environmental Assets) and CS19 (Raising the Quality of Place Shaping and Design); Housing Intensification Supplementary Planning Document (HISPD) 5.1. Marlow Bottom is a village situated in the Chilterns Area of Outstanding Natural Beauty that is identified as an existing residential area. Given this location, there is no objection to new dwellings in principle, provided any proposal meets all of the relevant criteria contained in development plan policy relating to the visual impact of the development in the locality and having due regard to the amenities of neighbouring residential properties. 5.2. The Council’s Adopted Housing Intensification Supplementary Planning Document (2011) (SPD) sets out key design issues for housing intensification. The form of development being proposed is consistent with guidance continued in the SPD, in terms of its relationship to adjacent roads which it will face and in terms of the size of the development plots which are of sufficient size to have the potential to provide for an acceptable relationship to adjoining properties and an acceptable level of amenity for future residents. 5.3. Although the proposed plots and the resultant reduced garden to No. 322 Marlow Bottom Road will be smaller than those displayed by other properties on Marlow Bottom Road they are however consistent with and in some cases larger than the plots associated with development in Andrews Way and are of sufficient size to accommodate a reasonable level of landscaping including the retention of the existing hedgerow tree in the north east corner of the site on the boundary with 27 Andrews Way and Ragmans Lane. Impact on the Character and Appearance of the Area taking into account the sites location within the Chilterns AONB and the adjacent Green Belt Adopted Local Plan (ALP): G3 (General Design Policy), G7 (Development in Relation to Local Topography), G10 (Landscaping), G11 (Trees and Hedgerows), L1 (Chilterns Area of Outstanding Natural Beauty) and Appendix 1; Core Strategy Development Planning Document (CSDPD): CS17 (Environmental Assets) and CS19 (Raising the Quality of Place Shaping and Design); Housing Intensification Supplementary Planning Document (HISPD) 5.4. In considering the impact of the development on the wider character of the area consideration needs to be given to the impact of the development on the Chiltern AONB. 5.5. Policy L1 of the Adopted Wycombe District Local Plan applies and recognising its status as a national designation. It recognises the high scenic quality of the area and seeks to conserve the natural beauty of the landscape while promoting the public enjoyment of the area. In considering proposals for development within the AONB special attention should be paid to the conservation of its scenic beauty and to any wildlife interests. 5.6. Development should not be permitted where it is likely to damage the special character, appearance or natural beauty of the landscape or the future public enjoyment of the area. Where development is permitted it should be of the highest quality, designed so as to be in sympathy with the local landscape and of locally traditional building styles. 5.7. The application site currently benefits from well maintained established hedging on both the Marlow Bottom Road and Ragmans Lane frontages which contribute significantly to the established character of the area and provide a well defined boundary between the site and the open countryside to the north. The indicative layout submitted with the application shows that there is sufficient space for the dwelling proposed on Plot A to be set back behind the existing hedges and as it is proposed that this dwelling shares the existing access to No.