Assura Plc December 2020 Land at Shepherdswell GP Surgery, Mill Lane Planning Statement December 2020 Land at Shepherdswell GP Surgery Assura Plc 1.0 Introduction and Background 1 2.0 Site and Surrounding Context 3 3.0 Proposed Development 5 4.0 Planning Policy Context 7 5.0 Planning Assessment 8 6.0 Summary 12 Assura Plc December 2020 1 Land at Shepherdswell GP Surgery Assura Plc 1.0 Introduction and Background 1.1. This planning statement has been produced by Savills on behalf of Assura Plc. It accompanies a planning application on the land at Shepherdswell GP Surgery for: ‘The erection of two dwellings including associated landscaping and car parking’ About the Applicant 1.2. Assura Plc are a specialist real estate investment trust working only on healthcare premises. They manage over 570 surgery, primary care, diagnostic and treatment centre buildings around the country with the main purpose to create outstanding spaces for health services in communities. Relevant Planning History in Area 1.3. There are no previous applications on the site. However, applications at no.4 Mill Lane (Ref: 19/00721) and 61 Mill Lane (ref: 19/01028) are relevant to the proposal. 4 Mill Lane (Ref: 19/00721) 1.4. Planning permission was granted in March 2020 for the Erection of 2no. pairs of semi-detached dwellings and a detached Ecohome, formation of parking, vehicular access and landscaping (existing dwelling to be demolished). 61 Mill Lane (ref: 19/01028). 1.5. 61 Mill Lane is the adjacent property to the south west of Shepherdswell Surgery and falls outside the defined settlement confines. The application permitted the erection of a detached dwelling with basement, formation of vehicular access and associated parking on the land adjacent to the surgery carpark. This was approved in November 2019 following the Officers conclusion that: 1.6. “The proposed development relates to a piece of land that falls outside defined settlement confines, but which appears as an infill plot, being adjoined on all sides by other properties. Whilst the proposal is contrary to policy DM1 it is acknowledged that the development of the site could be treated as an appropriate exception to this policy and is suitable for accommodating a single dwelling of satisfactory design.” Pre-application advice 1.7. Pre-application advice was sought from DDC in July 2020 (Ref: PE20/00076) for a scheme that comprised two, two storey, semi-detached three-bedroom dwellings. The officer considered that the proposal conflicts with the rural character of the site and the local context of sporadic, low impact dwellings and therefore Policies DM11, DM15 and DM16. She suggested that two dwellings of no more than 1.5 storeys might be more appropriate in the rural context. It was also acknowledged that the NPPF has a more flexible approach that the Development Plan . She concluded: Assura Plc December 2020 1 Land at Shepherdswell GP Surgery Assura Plc “The acceptability of this proposal will rest with an assessment of the adverse impacts of the proposal and whether these significantly and demonstrably outweigh the benefits arising, particularly in the context that the Council currently has an identified 5 year housing land supply.” 1.8. The information in this planning statement outlines the benefits of this proposal and how they overcome any conflicts with policy. Assura Plc December 2020 2 Land at Shepherdswell GP Surgery Assura Plc 2.0 Site and Surrounding Context 2.1. The land adjacent to Shepherdswell Surgery (hereafter referred to as ‘the site’ and shown in figure 1 below) is situated towards the eastern edge of Shepherdswell just outside the defined settlement boundary and is approximately 8km north west of Dover. It comprises approximately 0.12ha within the curtilage of the Shepherdswell GP surgery. 2.2. The surgery hosts a smaller branch surgery that is linked to a larger facility in Dover (The White Cliffs Medical Centre). It is currently of sufficient size for the existing patient list. There is still sufficient space in the grounds of the surgery for an expansion if it were ever needed. Figure 1 – Site location 2.3. The site is currently grassed with some trees and hedgerow planting on the boundary and to the north east. There is a single vehicular access from Mill Lane, to the west of the surgery. The existing surgery is a large single storey structure, built at street level. Assura Plc December 2020 3 Land at Shepherdswell GP Surgery Assura Plc 2.4. The site falls within the impact zone of a number of nearby Nature sites, including the Lydden Temple Ewell Downs SAC and SSSI and the Alkham Lydden and Swingfield Woods SSSI. It is in the North Downs National Character Area (NCA) but is outside of the Kent Downs Area of Outstanding Natural Beauty (AONB). The site is within flood zone 1 and has the lowest probability of fluvial flooding. There are no statutory listed buildings on or adjacent to the site, and it does not fall within a Conservation Area. 2.5. Mill Lane is a relatively narrow road with a pedestrian footpath on its southern side. There is a considerable amount of existing residential development within the immediate area, including adjacent and opposite the site in Mill Lane. Dwellings directly opposite the site are two storeys but set at a lower ground level. 2.6. Houses in and around the village are a combination of detached and semi-detached bungalows or 2 storey homes, and are set within a range of plot sizes. The materials vary between properties and include redbrick, pale render and timber boards. 2.7. In terms of accessibility, the village is well serviced with two public houses, a Co-op Food Store, a pre-school, primary school, village hall, scout hut and children’s play area. Further to this, a train station is accessible off Eythorne Road (approximately 1 mile from the site) and provides services between London Victoria and Dover Priory. There are several bus stops in the area which provide access to Dover, Christ Church Academy, Canterbury, Elvington, Chillenden and Tower Hamlets (Dover). These facilities are all within walking distance, and are in addition to the existing surgery adjacent to the site. Assura Plc December 2020 4 Land at Shepherdswell GP Surgery Assura Plc 3.0 Proposed Development 3.1. The description of the proposed development is: ‘The erection of two dwellings including associated landscaping and car parking’ Use 3.2. The application is for residential development. Amount 3.3. The proposed development will provide two, semi-detached dwellings each with 3 bedrooms, a garage, car parking and a garden. Layout 3.4. The dwellings sited parallel but set back from Mill Lane with a single shared access point. A resin bonded gravel driveway falls between the development and Mill Lane. Private gardens are situated to the rear of the properties with access via the property or along the side of the dwellings. Scale 3.5. The pair of semi-detached dwellings are sited on a reasonably sized plot of land and designed at a scale appropriate to the surrounding context. Plot 1 measures (GIA) 113 sqm and plot 2 112 sqm. Each garage measures 20 sqm. The dwellings are 1.5 storey’s in height with a one storey attached garage on either side. Landscape 3.6. The landscaping proposal seeks to retain as much of the existing landscape features including the tree and hedges on the north eastern and north western boundary. Furthermore, many of the trees within the garden spaces are to be maintained apart from those immediately adjacent to the proposal dwellings. Replacement tress will be planted in lieu of any lost. The existing hedge adjacent to Mill Lane will need to be removed to allow for safe visibility splays to the proposed driveway. A new native hedgerow will be planted behind the visibility splays to ensure the overall character of Mill Lane is retained. Appearance 3.7. Each dwelling will be similar in appearance apart from the treatment of the front door and adjacent ground floor window. Plot 1 will have an extruded window and a flat roof porch will extend over the window and front door. Plot 2 will have a pitched roof, open porch directly over the front door. The remaining features are mirrored in each unit and comprise: Two front and two rear dormer windows on each dwelling - one large and one small; A ground floor and first floor window on side elevations; An attached, single, garage that is set back from the main façade. Assura Plc December 2020 5 Land at Shepherdswell GP Surgery Assura Plc 3.8. The material palettes comprise: Red/brown, plain, clay roofing tiles; Red, multi stock, facing brickwork with matching solider and plinth course detaining; White painted softwood joinery; and Black UPVC rainwater goods. Access and parking 3.9. A single access point from Mill Lane will service both properties. Each property has sufficient space to park two cars and in addition a garage is provided. Assura Plc December 2020 6 Land at Shepherdswell GP Surgery Assura Plc 4.0 Planning Policy Context 4.1. Section 38 of the Planning and Compulsory Purchase Act 2004 requires all development proposals to be decided in accordance with the Development Plan unless material considerations indicate otherwise. The following section provides an overview of the planning policy context affecting the site. National Policy 4.2. The National Planning Policy Framework (NPPF) (2019) provides policy guidance that is a material consideration in planning decisions and includes a presumption in favour of sustainable development. For decision making this means that where development proposal accord with the up to date development plan, they should be approved without delay.