PLANNING STATEMENT AND STATEMENT OF SIGNIFICANCE Land Adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD Prepared For MR ADRIAN HAMILTON Job no. 7481 July 2015 Contents 1 INTRODUCTION: SITE DESCRIPTION AND CONTEXT 1 2 THE PROPOSAL 3 3 PLANNING HISTORY 4 4 STATEMENT OF HERITAGE SIGNIFICANCE 7 5 PLANNING POLICY 9 6 CONSIDERATIONS 15 7 RESPONSE TO PREVIOUS PARISH COUNCIL AND CONSERVATION OFFICER COMMENTS 20 8 CONCLUSION 22 APPENDIX A: EXTRACT FROM THE REGISTER OF LISTED BUILDINGS AND PLAN SHOWING THEIR LOCATION WITHIN UP NATELY 23 1 INTRODUCTION: SITE DESCRIPTION AND CONTEXT 1.1 This Planning Statement is submitted on behalf of our client, Mr Adrian Hamilton, in support of a planning application for the erection of a single dwelling on land adjacent to Blaegrove House, Up Nately. 1.2 The application follows the withdrawal of a previous planning application, reference 15/00989/FUL, for a similar proposal. The plans now submitted have been amended in response to feedback raised in response to the previous application. THE SITE 1.3 The site is 0.24ha in extent forming part of the planning unit associated with Blaegrove House. It is located on Blaegrove Lane which at this point, runs north to curtail at the cross roads with Greywell Road which runs through the heart of the village. The site lies on the eastern side of Blaegrove Lane, a non-classified no- through road serving a limited number of properties. The land itself is edged on either side and in the main, by trees, field hedgerows and clipped domestic boundary hedges. 1.4 Along the site's northern boundary is a public right of way (Footpath 16) which runs from Blaegrove Lane eastwards to join with Footpath 15 which runs in a north-south direction along the eastern boundary of the site. 1.5 The site itself is well contained: to the north and east with field hedgerows; to the south with a mix of domestic hedges and fences and to the west with a post and rail fence/hedge. Two walnut trees exist within the site - one towards the frontage with Blaegrove Lane and the other further back in the eastern half of the site. 1.6 The site is relatively level but gently rises from west to east. As the site rises to the east, footpath 16 remains at a similar level with the Lane and therefore continues below a steep bank on the northern edge of the site. 1.7 Access is gained from an existing field gateway off Blaegrove Lane in the north western corner of the site close to the point where FP16 also joins the Lane. Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 1 Job No. 7481 1.8 The site has long been used as a paddock, owned by the applicant for Highland Cattle kept in conjunction with the House and Garden. SITE CONTEXT 1.9 The character of the lane is one of the edge of a rural village with an irregular but consistent spread of residential properties along its length. These properties are a mixture of ages, styles and types. The site sits between Blaegrove House (a listed building) to the south and 'The Barn' to the north. 1.10 Other listed buildings along the lane include Upper House Farm, Jackdaw Cottage, Blaegrove Cottage and Kolkinnon House. St Stephen’s Church is also listed although located along Greywell Road, a considerable distance from the site. 1.11 A number of ‘notable buildings’ lie some distance further north along Blaegrove Lane and along Greywell Road although there is no inter-visibility between these and the site. 1.12 The site lies within the Up Nately Conservation Area. 1.13 The site lies within an Area of Archaeological Potential (AAP) but not within an Area of High Archaeological Potential (AHAP), within which it is most likely that archaeological remains might be encountered. The Conservation Area Appraisal refers to two areas of high potential being around Upper House Farm and Kolkinnon House. Whilst there is no documentary evidence that these two areas were ever linked, the potential of surrounding areas, including the application site, are identified by possible association only. Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 2 Job No. 7481 2 THE PROPOSAL 2.1 The proposal is for a single dwelling house, access, landscaping and associated infrastructure. 2.2 The proposed new dwelling is to be located some 25m back into the site with an integrated garage block sufficient to accommodate two cars, positioned forward of this line, set some 18m back from the road. 2.3 A buffer of between 5.2 and 5.6m is to be retained to either side of the dwelling. All existing hedgerows are to be retained and enhanced. The two walnut trees within the site, which are some distance from the proposed dwelling, are to be retained. 2.4 The proposed dwelling has been designed carefully to reflect the local vernacular and blend in with rural character of Blaegrove Lane. The Design, Access, Heritage and Construction Statement sets out the design aspects of the proposal in more detail. It also explains the changes to the proposal following the withdrawn scheme. 2.5 The main changes from the withdrawn scheme can be summarised as follows: • The dwelling has been reduced in size from 5 bedrooms to 4 bedrooms; • The front eaves have been lowered by 1m and the ridge has been reduced by 0.22m. This enables the ridge line to be located further back, which means it will appear lower still; • By removing a bedroom at first floor level the roof bulk has been able to be reduced not only in height but also to both sides. This has reduced the impact on both the footpath and the relationship with Blaegrove House; • The gabled porch feature has been removed and replaced with a more simple lean to with the aim of reducing the visual impact; • The area of glazing on the front elevation has been substantially reduced. This will have the benefit of reducing the visual impact, particularly at night. Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 3 Job No. 7481 3 PLANNING HISTORY 3.1 With the exception of the recently withdrawn application, there is no relevant planning history on the site itself other than by association with Blaegrove House to the south, to which it is attached. The main planning history is outlined below. 3.2 A series of applications to extend Blaegrove House have been granted including: BDB/71534 Extension of time limit of planning permission BDB/64738 for the erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted. BDB/71248 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted. BDB/64738 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted. BDB/64739 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted. BDB/47134 Extension of office building and internal alterations. Granted. BDB/47135 Extension of office building and internal alterations. Granted. BDB/38663 Erection of single storey extension. Granted. BDB/38664 Erection of single storey extension. Granted. BDB/43623 Renewal of consent reference BDB/36989: Outbuildings have been converted for the sale of vintage and specialist cars. Granted 3.3 Of relevance is the consent for a single dwelling on land at Kolkinnon House, Blaegrove Lane reference BDB/77030, granted 22nd March 2013. The reasons for approval were: 1. As an exception to the general protection of the countryside and departure from the Basingstoke and Deane Borough Local Plan, the proposed development is Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 4 Job No. 7481 acceptable given the combination of the following unique characteristics of the site: • The site lies within the existing residential curtilage or garden of the adjoining property; • It is on a residential road; • The site is between other residential properties; • The plot is surrounded by residential curtilage of the neighbouring property and not a stand-alone site or adjoining open countryside; • The site would not result in an isolated property in the open countryside. Accordingly, the development is considered acceptable in the context of paragraph 55 of the NPPF. 2. The proposed development would preserve and enhance the character of the Conservation Area and as such complies with adopted policies in particular the NPPF and Saved Policy E3 of the Basingstoke and Deane Borough Local Plan 1996-2011. 3. The proposal would preserve the special architectural and historic interest of the adjacent listed building and as such complies with the adopted policies and guidance, in particular the NPF and the associated English Heritage Historic Environmental Practice Guide; and Saved Policy E2 of the Basingstoke and Deane Borough Local Plan 1996-2011. 4. The proposed development would be of a high standard of design and as such complies with the NPPF; Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011. 5. The proposal would respect the environment for trees of high amenity value and as such would comply with the council’s Landscape and Biodiversity Supplementary Planning Document and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.