PLANNING STATEMENT DEMOLITION AND REBUILD OF THE EXISTING DWELLING LARTON HEY FARM, FRANKBY STILES, WIRRAL, CH48 1PL Date: March 2021 Pegasus Reference: GS/P20-2052/R001v3 Pegasus Group No. 4 | St Pauls Square | Liverpool | L3 9SJ T 0151 317 5220 | W www.pegasusgroup.co.uk Birmingham | Bracknell | Bristol | Cambridge | Cirencester | Dublin | East Midlands | Leeds | Liverpool | London | Manchester | Newcastle | Peterborough | Solent © Copyright Pegasus Planning Group Limited. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited. Planning Statement CONTENTS 1. INTRODUCTION ................................................................................................ 2 2. SITE CONTEXT AND SURROUNDINGS ................................................................ 3 3. PLANNING HISTORY ......................................................................................... 7 4. THE PROPOSAL ................................................................................................. 8 5. RELEVANT PLANNING POLICY ........................................................................ 20 6. PLANNING POLICY ASSESSMENT .................................................................... 24 7. CONCLUSION .................................................................................................. 33 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 1. INTRODUCTION Scope and Purpose 1.1 This Planning Statement has been prepared by Pegasus Group on behalf of Mr Francis in support of a full planning application to demolish the existing dwelling and erect a replacement dwelling at Larton Hey Farm, Frankby Stiles, Wirral. 1.2 The following documents have been submitted as part of this application: • Location Plan • Existing Elevations • Existing Ground Floor and First Floor Plans • Proposed Elevations • Proposed Ground Floor and First Floor Plans • Design and Access Statement • Preliminary Ecological Appraisal and Bat Roost Assessment Report Structure 1.3 The remainder of this report includes the following sections: • Section 2 introduces the site and surrounding area; • Section 3 provides an overview of the planning history of the site; • Section 4 describes the proposed development; • Section 5 details the relevant national and local planning policy; • Section 6 provides an assessment of the development proposal against the relevant local and national planning policy; and • Section 7 provides a summary and conclusions. Page | 2 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 2. SITE CONTEXT AND SURROUNDINGS 2.1 The site is located at Larton Hey Farm, immediately to the east of Larton (West Kirby) and approximately ½ mile northwest of Frankby and 1 mile west of Greasby. 2.2 The site currently comprises the vacant existing dwelling plus two outbuildings currently used for storage. There are a further two outbuildings on land immediately to the west of the site. There is existing residential development to the southwest, a wooded area to the west, commercial equestrian facilities to the east and south, and fields to the north. An aerial view of the site is provided in Figure 1 and an aerial view of the immediate context in Figure 2. Figure 1 – Aerial view of the site (Google Maps) Page | 3 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement The site Figure 2 – Immediate site context (Google Maps) Page | 4 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 2.3 The wider site context is shown in Figure 3. The site Figure 3 – Wider site context (Google Maps) 2.4 The site is located within the Green Belt, as defined by the Wirral Unitary Development Plan policies map (see Figure 4). The site Figure 4 – Site is located within the Green Belt 2.5 The site falls within Flood Zone 1, with the lowest probability of flooding, as shown in Figure 5. Page | 5 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 5 – Site is located within Flood Zone 1 Page | 6 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 3. PLANNING HISTORY 3.1 Following an online search of the Council’s planning application register, the following application has been identified that is of relevance to the site. APP/04/06904 – Erection of single storey side extension 3.2 This application sought a single storey side extension to the existing dwelling to create a ground floor bedroom with en-suite. It was approved on 23rd September 2004. Page | 7 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4. THE PROPOSAL 4.1 This application seeks full planning permission for demolition of the existing dwelling and outbuildings and erection of a replacement dwelling with detached garage and new access road. 4.2 The existing site layout is shown in Figure 6, and the proposed site layout in Figure 7. Figure 7 – Existing site layout Figure 8 – Proposed site layout Page | 8 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.3 The dwelling will be reorientated compared to the existing to give a south-facing living space. It is proposed to demolish the existing outbuildings immediately to the east and west of the existing house and erect a detached double garage to the west of the new house, equivalent in size to the demolished outbuildings. The replacement dwelling will be served by a new private drive taken off Frankby Stiles, with a turning area and parking created between the new dwelling and garage. 4.4 Figures 9 to 12 show the elevations of the existing dwelling. Figure 9 – Existing front elevations Figure 10 – Existing rear elevations Page | 9 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 11 – Existing side elevation (facing west) Figure 12 – Existing side elevation (facing east) 4.5 The existing floor plans are provided in Figures 13 and 14. Page | 10 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 13 – Existing ground floor plan Figure 14 – Existing first floor plan Page | 11 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.6 Figure 15 shows the front elevation of the existing house, and Figure 16 shows the area of grassland to the south of the property. Figure 15 – Front elevation of the existing dwelling Figure 16 – Grassed area south of the existing dwelling (looking south) Page | 12 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.7 Figures 17 and 18 show the elevations and floorplans of the outbuildings to be demolished. Figure 17 – Existing elevations of outbuildings to be demolished Figure 18 – Existing floorplans of outbuildings to be demolished Page | 13 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.8 Figures 19 and 20 contain photographs of the outbuildings to be demolished. Figure 19 – Larger outbuilding to be demolished Figure 20 – Smaller outbuilding to be demolished Page | 14 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.9 Under Class A of the General Permitted Development Order (2015), the existing dwelling could be extended to the rear by up to 8 metres at ground floor level, and by up to 3 metres at first floor level. Therefore, the potential floorspace of the existing dwelling that is achievable without applying for planning permission is 265.5m2. 4.10 Policy GB4 allows a 15% increase in size for replacement dwellings. Therefore, this replacement dwelling is permitted to be up to 305.25m2. Table 1 shows the footprint of the existing dwelling, plus what could be added utilising Permitted Development Rights and the size increase allowed under policy GB4. Table 1 – Footprint of existing dwelling Footprint of original house 140.6m2 Current existing footprint 242m2 Potential gross GEA (including PD) 265.5m2 Potential GEA + 15% policy allowance 305.25m2 4.11 The total footprint and volume of the proposed dwelling is shown in Table 2. Table 2 – Footprint of proposed dwelling Proposed footprint (GEA) 240m2 Percentage change from existing -0.83% Percentage change from existing + PD and 15% -21.38% policy allowance 4.12 The proposed building footprint is therefore 65.25m2 smaller than what would be permitted under Policy GB4 if the property was extended using PD rights. 4.13 Figures 21 to 24 show the proposed elevations of the replacement dwelling. Page | 15 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 21 – Proposed front elevation (garage outline blue dashed) Figure 22 – Proposed rear elevation Page | 16 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 23 – Proposed side elevation (facing south) Figure 24 – Proposed side elevation (facing north) 4.14 Figures 25 and 26 show the proposed floor plans. Page | 17 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement Figure 25 – Proposed ground floor layout Figure 26 – Proposed first floor layout Page | 18 P20-2052/R001v3 Mr Francis Larton Hey Farm, Frankby Stiles Planning Statement 4.15 The proposed design is a contemporary take on the existing dwelling, with features such as the asymmetrical front elevation, chimney and covered entrance incorporated as a nod to the previous house, with elements such as extensive glazing incorporated to ensure a modern finish is achieved that maximises views of the surrounding countryside.