Demolition of Agricultural Shed and Erection of a Single New Dwelling At land adjacent to Mayfield, Youlton Lane, Alne, YO61 1SB Design, Access and Planning Statement On behalf of Mr S Hopkins & Miss L Newton July 2016 KVA Planning Consultancy Project Manager Katie Atkinson 8 Acres Close Helmsley North Yorkshire YO62 5DS Contract This Planning and Design and Access Statement was commissioned by Mr Sam Hopkins and Miss L Newton in May 2016. Report Prepared by Katie Atkinson, BA (Hons), Dip TP, MA, MRTPI Purpose This document has been prepared to support the application for planning permission for the demolition of an agricultural shed and erection of new dwelling house on behalf of Mr Hopkins and Miss Newton. KVA Planning Consultancy accepts no responsibility or liability for any use that is made of this document other than by the Client for the purposes for which it was originally commissioned and prepared. KVA Planning Consultancy has no liability regarding the use of this Statement except to Mr Hopkins and Miss Newton. Page 2 of 17 Contents Page 1. Introduction 4 2. Description of the Development Proposal 6 3. Design and Access 9 4. Planning Context 12 5. Conclusion 16 Appendix A - Letter from Alne Primary School 17 Page 3 of 17 1. Introduction 1.1 KVA Planning Consultancy has been commissioned to prepare a Design and Access Statement incorporating a Planning Statement. This is to accompany the submission of an application for planning permission for the demolition of an existing unused agricultural shed and the erection of a single new dwelling on behalf of Mr Sam Hopkins and Miss Lucy Newton at land adjacent to Mayfield, Youlton Lane, Alne, YO61 1SB, who are the applicants. 1.2 Mayfield (small-holding) was acquired by the present owner’s family (Mr John Newton) in the late 1930s. The late Mr D Newton developed an extensive nature reserve in the early 1980s. The Business Strategy submitted alongside this application for planning permission provides more detail regarding the history of the small-holding and the creation of the nature reserve. 1.3 When Mr John Newton took responsibility for the small-holding, an extension to the existing dwelling-house, including a double garage, was applied for (89/0546/FUL) in 1989. A further application to alter and extend the house was applied for in 1996 in order to accommodate his young family. These were both approved and subsequently constructed. 1.4 As stated in the accompanying Business Strategy (within the context section of its Introduction) Mr J Newton is wanting to take full retirement and pass on the family business to his daughter Miss L Newton (the applicant). In 2010, an application to construct a separate dwelling within the small-holding was validated in May, however, was withdrawn and not progressed further. This was, however, superseded by plans to extend the original dwelling house further in order to create new ancillary accommodation for the applicants in order for them to take full control of the family business. An application for planning permission to this extent was approved in March 2011 and an application to extend the extant planning permission in order to extend the time limit for implementation for the extension and alterations to the existing dwelling in line with the 2011 permission was granted in February 2014. 1.5 Whilst this planning permission remains extant until February 2017, the approved proposal has not been delivered. The predominant reasons for this is that the new ancillary accommodation, once extended, will prove to be part of the original house and therefore an extension, rather than become a separate dwelling. As Mr John Newton and his wife will remain the primary residents of the original dwelling after retirement with no desire to leave their house, implications for obtaining a mortgage and insurances are somewhat complicated and proving impossible. Responsibilities for ownership of the dwelling-house are also complicated from a legal and professional insurance point of view, never mind the day to day living arrangements needed for both couples to live comfortably and at ease in their own homes with the right to privacy that both couples are entitled to. Mr Hopkins and Miss Newton are a young couple with future plans to have a family and intend to live at the small-holding throughout their lifetime as previous generations have done and therefore the extension at Page 4 of 17 the side of the original house is simply too small and in reality impractical. 1.6 The proposed site for the new dwelling is within the footprint of the small-holding, adjacent to the existing dwelling house. The original dwelling house is currently the last house in a line of three residential properties which all currently sit outside of the development limits of the village of Alne. Three further properties sit on the opposite side of the road to the north-west of the proposed site, also outside of the development limits, however cannot be seen from the proposed site due to the curvature of the public highway. A further small-holding (Atlas Farm) exists to the south west of the proposed site, however, this is not visible from the site due to the presence of the heavily wooded nature reserve inbetween the two small holdings and the curvature of the public highway known as Youlton Lane. 1.7 Currently an unused corrugated iron/timber agricultural shed is on the site of the proposed dwelling house. The shed is rotten, in a bad state of repair and causes a detrimental impact to the locality due to its proximity to the existing houses and adjacent wooded area to its immediate South – South-West. Regardless of whether the applicants were applying for this application, the shed would need to be demolished in order to ‘tidy-up’ the existing small- holding and its beautiful environs. 1.8 The justification for this application is therefore to allow the couple to build a house on land owned by the family and live with sufficient space and privacy within the existing footprint of the small-holding’s boundaries, as well as to have sufficient space to start their own family. This will allow them to be on the site for the benefit of their existing cattle business (for example, to be able to feed the cattle first thing in the morning and later in the evening, to be on hand to ‘bed’ the cattle, amongst many other procedures). By being located on the site, the applicant hopes to be able to grow the commercial side of the business and expand into other farm-related products as necessary and potentially expand into the rearing of other animals which require a full time presence. Alongside this, the applicants would be able to manage the nature reserve for the benefit of the community and for educational usage as set out in the Business Strategy accompanying this application. Page 5 of 17 2. Description of the Development Proposal 2.1 The land currently within Mr J Newton’s ownership is shown on the Location Plan submitted in support of this application and is highlighted by blue boundaries. The part of the site bounded by the red line denotes the section of the small-holding which this application specifically relates to. 2.2 The building shown within the red-line boundary is a redundant agricultural shed due to its current poor state of repair. The shed is predominantly made out of corrugated iron and timber with a brick base. Existing images of the shed and its proximity to the current dwelling ‘Mayfield’ are shown below. Image 1 – View of existing shed showing southern elevation Image 2 – View of existing shed taken showing eastern and northern elevations Page 6 of 17 Image 3 – Existing eastern elevation of shed – set in front of the built form of the residential dwelling Image 4 – illustrating the western elevation of the existing dwelling house and the existing unused agricultural shed Page 7 of 17 2.3 The proposed site for the dwelling house sits slightly further back than the current agricultural shed and is therefore more in-keeping with the current built line of the adjacent properties. The plan shown below indicates how the applicants have designed the new building to be positioned set back and at a different angle to the existing barn to the benefit of neighbouring properties. The applicants have also designed the new dwelling to be positioned further away from the existing dwelling house as can be seen by the Site Plan (drawing number: 2016/Mayfield/002) showing that the old vehicular access could be reinstated if so desired by the highways department where a dropped kerb already exists. However, the applicants were intending to retain and use the existing access (which can also be seen on the Site Plan immediately to the left (south) of the existing barn and proposed dwelling). 2.4 The footprint of the current shed is 115m², however, the applicants have reduced the size of the footprint of the proposed building to 95m². Mayfield – the existing dwelling house, adjacent to the proposed site - is approximately 107m² by comparison. (The details of which can be found on the Site Plan (drawing number 2016/Mayfield/002) submitted alongside this application). 2.5 The site location and current layout is shown on the Location Plan submitted alongside the planning application. 2.6 The applicants seek to demolish the agricultural shed and replace it with a new dwelling house to meet their current and future needs. The proposed dwelling has been designed to sit well within its location alongside the use of sustainable materials which will reduce the carbon emissions associated with the new build, as highlighted in Section 3 of this Statement.