SL/2018/0490 PARISH: Lower Holker Parish Council Land adjacent to 55 Jutland Avenue Ravenstown GRANGE over SANDS LA11 7LQ PROPOSAL: Erection of single dwelling, formation of vehicular access and connection to foul sewer (Outline Planning Application – with landscaping and layout reserved). APPLICANT: Matthew Lambeth Grid Ref: E: 336067 N: 475164 Committee Date: 9th January 2019 Orchard View Storr House 13.6m 3 4 15.9m 2 1 1 5 6 3 4 1 19.2m 1 LB 8 6 5 1 2 7 26 E 3 U 1 N E V A E N R A M 16.0m 3 2 1 8 8 3 8 2 3 9 4 4 E 3 U 1 4 0 N 5 0 E V A E M M 1 O S 7 15.0m 8 2 5 1 A 3 3 R 7 R 1 A Poachers 7 S A 3 0 Rest 2 V 4 E N 3 9 U E 5 3 7 Ravenstown 6 E 4 U N 1 6 VE A 2 4 El D N LA Sub T U J Sta 64 52 5 5 Club 12.8m E N A L R E D N I W " SL/2018/0490 The material contained in this plot has been reproduced from an Ordnance Survey map with permission of the Controller of Her Majesty's Stationery Office. Land adjacent to Licence o. 100024277 & Crown Copyright Unauthorised reproduction infringes Crown Copyright 55 Jutland Avenue and may lead to prosecution or civil proceedings Ravenstown GRANGE over SANDS LA11 7LQ Scale: 1:2500 SUMMARY 1. An outline application is submitted for a single dwelling with access, appearance and scale included. Matters of landscaping and layout are reserved. 2. The site is located on the southern aspect of Jutland Avenue with the details contained with the submission showing a parcel of land approximately 900m square metres in area, adjacent to the open boundary with no.55 and directly opposite 64-68 Jutland Avenue 3. The primary issues comprise: the principle of development; the design and impact upon settlement character; the impact upon residential amenity; and, the impact on highway safety. 4. The application is brought for consideration by Members of the Planning Committee as the proposal has been called in by a local ward member and the recommendation is to refuse the application. RECOMMENDATION 5. The application is recommended for refusal DESCRIPTION AND PROPOSAL Application Site Description 6. The Application Site comprises a parcel of open land set on the southernmost edge of Ravenstown, directly adjacent to boundary edge of No.55 Jutland avenue 7. The Site extends to an area of c 900m square metres. 8. The site currently consists of an open fielded area which is categorised as open countryside. 9. To the north of the site is the main Ravenstown settlement and a row of dwellings face out towards this fielded area. 10. The Site is enclosed by a combination of established hedgerows to the south of the site, established tree planting along the boundary with No.55 Jutland Avenue and a post and wire fence along the front aspect of the site bounding with Jutland Avenue. 11. The land slopes gently from north to south. 12. The Site is located in Environment Agency Flood Zone 1. Proposal 13. This application seeks Outline Permission for erection of a two storey dwelling. Matters relating to the associated landscaping, parking, and layout are reserved. 14. Access is provided for consideration and is shown leading off Jutland Avenue. RELEVANT PLANNING HISTORY 15. No formal planning applications have previously been submitted in respect of this site. CONSULTATIONS Town Council: 16. Recommend approval however do not wish to create a precedent for further development on the adjoining land. Cumbria County Council – Highways: 17. No objection was raised in relation to the access as shown on the plans, however a number of conditions were recommended. These conditions related to the following; a. The provision of visibility splays prior to the commencement of development. b. A reduction in height of any boundary treatment c. The provision of full details of any foul and surface water drainage. d. No occupation of the dwelling until the access has been provided e. The provision of the turning spaces within the curtilage of the site are to be provided prior to the first occupation of the dwelling Cumbria County Council – LLFA: 18. Recognition was given to the proximity of the site to Flood Risk Areas 2 and 3, however there was no objection to the application subject to the site being appropriately drained. United Utilities: 19. No objection subject to the imposition of three planning conditions requiring: a. foul and surface water to be drained on separate systems; b. the submission of a surface water drainage scheme in accordance with the drainage hierarchy; and, c. a sustainable urban drainage management and maintenance plan for the lifetime of the development. Neighbours / Others: 20. The application has been advertised by way of a planning application site notice and notification letters. 21. Seven representations in support have been received. 22. The material planning issues raised comprise the following: - The provision of housing for local residents. - The development is small scale, infill and rounding off POLICY ISSUES 23. Planning law requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise. Development Plan:- South Lakeland Core Strategy (CS): Policy CS1.1 Sustainable Development Principles Policy CS1.2 The Development Strategy Policy CS4 Cartmel Peninsula Policy CS6.1 Meeting the Housing Requirement Policy CS6.2 Dwelling Mix and Type Policy CS6.4 Rural Exceptions Policy CS6.6 Making Effective and Efficient Use of Land and Buildings Policy CS8.2 Protection and Enhancement of Landscape and Settlement Character Policy CS8.3a Accessing Open Space, Sport and Recreation Policy CS8.3b Quantity of Open Space, Sport and Recreation Policy CS8.4 Biodiversity and Geodiversity Policy CS8.7 Sustainable Construction, Energy Efficiency and Renewable Energy Policy CS8.8 Development and Flood Risk Policy CS8.10 Design Policy CS10.2 Transport Impact of New Development Local Plan Land Allocations: Development Plan Document (LADPD): Policy LA1.0 Presumption in Favour of Sustainable Development Policy LA1.1 Development Boundaries Saved Policies of the South Lakeland Local Plan (LP): Policy S2 South Lakeland Design Code Policy S3 Landscaping Policy S10 Parking Provision in new Development Policy S26 Sewage Treatment and Disposal Other Material Planning Considerations: South Lakeland Local Plan – Development Management Policies (DMDPD): Policy DM1 General Requirements for All Development Policy DM2 Achieving Sustainable High Quality Design Policy DM4 Green and Blue Infrastructure, Open Space, Trees and Landscaping Policy DM6 Flood Risk Management and Sustainable Drainage Systems Policy DM9 Parking Provision, New and Loss of Car Parks Policy DM11 Housing Optional Technical Standards Policy DM13 Housing Development in small Villages and Hamlets The DMDPD is in the process of preparation and latter adoption. On the 28 th February 2018 the DMDPD was submitted to the Secretary of State for Examination and a schedule of Main Modifications to the DM DPD has now been out for consultation. In accordance with paragraph 47 of the NPPF, planning law requires that applications for planning permission shall be determined in accordance with the development plan, unless material considerations indicate otherwise. NPPF paragraph 48 goes on to state that Local Planning Authorities may give weight to relevant policies in emerging plans according to the stage of preparation of the emerging plan and to the extent to which there are unresolved objections to relevant policies. Therefore, moderate weight only can be given to the policies in decision making. Greater weight can be applied to Policy DM9 given that less significant unresolved objections exist to the policy. National Planning Policy Framework (NPPF): Paragraph 11 outlines the presumption in favour of sustainable development. Paragraph 59 outlines that to support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay. Paragraph 68 confirms that small and medium sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly. It outlines a range of measures to achieve this including the need for local authorities to give support to the development of windfall sites through their policies and decisions – giving great weight to the benefits of using suitable sites within existing settlements for homes. Paragraph 117 promotes an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. Paragraph 122 details that decisions should support development that makes efficient use of land subject to specified criteria relating to the need for different types of housing, availability of land, market conditions and viability, availability and capacity of infrastructure and services, securing well- designed, attractive and healthy places and the desirability of maintaining an area’s settlement character. Paragraphs 124 – 132 outlines the importance of achieving well-designed places. Paragraph 127 seeks that planning decision should ensure that developments will function well and add to the quality of the area; are visually attractive both in terms of architecture; layout and landscaping; are sympathetic to local character and history; have a strong sense of place, optimise the potential of the site in terms of amount and mix of development; and, create safe, inclusive and accessible places. Paragraphs 155 – 165 outlines the need to prevent inappropriate development in areas at risk of flooding with paragraph 157 setting out the need to apply a sequential test to development.