APP 01 Application Number: 18/00724/FUL Description Demolition of Equestrian Centre and erection of 51 dwellings with associated works AT Malt Mill Farm, Castlethorpe Road, Hanslope FOR McCann Homes Limited Target: 10th August 2018 Extension of Time: Yes Ward: Newport Pagnell North And Hanslope Parish: Hanslope Parish Council Report Author/Case Officer: Elizabeth Verdegem Contact Details: [email protected] Team Manager: Nicola Thompson, Interim Development Management Manager [email protected] 1.0 RECOMMENDATION (The decision that officers recommend to the Committee) It is recommended that permission is granted subject to conditions set out in this report and completion of a Section 106 agreement. 2.0 INTRODUCTION (A brief explanation of what the application is about) The Site 2.1 The application site is 1.76 hectares and includes land currently in use as an equestrian centre, including access up to Castlethorpe Road, and an area of land to the south adjacent to Castlethorpe Road to be used as a balancing pond. The area that is currently the equestrian centre and access is considered to be brownfield land, while the additional area for the balancing pond is current open field. 2.2 The site falls outside the established settlement boundary of Hanslope village and within the Open Countryside as defined by Local Plan Policy S10. Hanslope is defined as a Selected Village within the Core Strategy, and has a number of local facilities, including primary school, post office and pubs. 2.3 There are a number of Public Rights of Way (PRoW) within and around the site, some of which will be affected by the proposal. The site is within Flood Zone 1. There are trees and hedgerow to the north, western and southern boundaries of the site, and other trees located within the site. Between the main part of the site and Castlethorpe Road are 4 existing dwellings, three to the north-east and one to the south-east. The site is otherwise surrounded by agricultural fields. 2.4 Beyond the directly adjacent agricultural fields, Cuckoo Hill Farmhouse is to the south-west, there are houses along the east side of Castlethorpe Road to the north- east, and the houses of Cuckoo Hill Rise, and Cuckoo Hill Farm commercial units are to the north. The Proposal 2.5 This application proposes the demolition of the existing equestrian facilities and the erection of 51 new dwellings. All but Plot 1 (a 3-bed bungalow) are two-storeys in height, and all have private allocated parking spaces and rear gardens. Some dwellings also have detached garages. 2.6 A summary of the proposed accommodation is as follows: Type of house Number of Units Number of Affordable Units 2-bed house 19 12 (affordable rent) 3-bed house 29 3 (1x affordable rent, 2x share ownership) 4-bed house 3 n/a Total 51 15 (29.4% affordable) 2.7 The associated works include improvement to the access from Castlethorpe Road, new estate road around the site, landscaping and a balancing pond for drainage located to the south of the housing, adjacent to Castlethorpe Road. 2.8 It is also proposed to divert some of the Public Rights of Way that currently run through and around the site, although this forms a separate process to this planning application. Reasons for determination at Committee 2.9 The application is referred to the Development Control Committee for determination as a departure from the local plan and at the request of Hanslope Parish Council. 3.0 RELEVANT POLICIES (The most important policy considerations relating to this application) National Policy 3.1 National Planning Policy Framework (2012) Paragraphs 6, 7, 8 and 14 - Presumption in Favour of Sustainable Development Paragraphs 11-16: Presumption in favour of sustainable development Paragraph 17: Core Planning Principles Section 4: Promoting Sustainable Transport Section 6: Housing Section 7: Design Section 8: Promoting Healthy Communities Section 10: Meeting the Challenge of Climate Change & Flooding Section 11: Conserving and Enhancing the Natural Environment Paragraph 173: Ensuring Viability and Deliverability Paragraphs 187 &187: Positive Approach to Decision Taking Paragraphs 196 & 197: Determining Applications Paragraphs 203-206: Conditions and Obligations In addition, the National Planning Practice Guidance is a material consideration. Local Policy 3.2 Neighbourhood Plan In November 2015, Hanslope Parish Council applied to Milton Keynes Council, in accordance with the Neighbourhood Planning (General) Regulations 2012, to designate a Hanslope Neighbourhood Plan Area and this designation was approved by Milton Keynes Council on 9th December 2015. To date, however, the Parish Council has not progressed a Neighbourhood Plan to a stage that it could be attributed any weight. 3.3 Milton Keynes Core Strategy (2013) CSA: Presumption in Favour of Sustainable Development CS1: Milton Keynes Development Strategy CS9: Strategy for the Rural Area CS10: Housing CS11: A Well Connected Milton Keynes CS12: Developing Successful Neighbourhoods CS13: Ensuring High Quality, Well Designed Places CS14: Community Energy Networks CS17: Improving Access to Local Services CS18: Healthier and Safer Communities CS19: The Historic and Natural Environment CS21: Delivering Infrastructure 3.4 Milton Keynes Local Plan 2001-2011 (2005) – Saved Policies S10: Open Countryside D1: Impact of Development Proposals on Locality D2A: Urban Design Aspects of New Development D2: Design of Buildings D4: Sustainable Construction HE1: Protection of Archaeological Sites NE2: Protected Species NE3: Biodiversity & Geological Enhancement T1: The Transport User Hierarchy T2: Access for those with Impaired Mobility T3: Pedestrians and Cyclists T10: Traffic T11: Transport Assessment and Travel Plans T15: Parking Provision H3-H5: Affordable Housing H8: Housing Density H9: Housing Mix L3: Standards of Provision (Open Space) P04: Percent for Art 3.5 Supplementary Planning Guidance/Documents New Residential Development Design Guide (April 2012) Parking Standards (January 2016) Sustainable Construction (April 2007) Affordable Housing SPD (March 2013) Social Infrastructure Planning Obligations (September 2005) Planning Obligations for Education Facilities (December 2005) Planning Obligations for Leisure, Recreation and Sports Facilities (2005) 4.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 4.1 The main issues to consider are as follows: Principle of Residential Development on the Site Design, Layout and Density Impact on Heritage Assets Access and Highway Matters Residential Amenity Ecology Landscape Flood Risk and Drainage S106 Contributions and Affordable Housing Sustainable Development 5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer recommendation) Principle of Residential Development on the Site Open Countryside 5.1 The application site is outside of the settlement boundary of the village of Hanslope and within the Open Countryside as defined by policy S10 in the Saved Policies of the Local Plan. Policy S10 states that planning permission will only be granted for development in the open countryside where it is essential for agriculture, forestry, countryside recreation and other development which is wholly appropriate to a rural area and cannot be located within a settlement. In addition, Core Strategy policies CS1 and CS9 seek to focus development in the rural area within the development boundaries of the main settlements and adjacent to the most sustainable towns or key settlements. 5.2 This proposal does not meet any of the exceptions of policy S10. However, weight should be given to the fact that a large proportion of the site has been previously developed, and has been stated by the applicant to be no longer viable as an equestrian facility, due to other equestrian facilities being available within the wider area. The Core Planning Principles in paragraph 17 of the NPPF “encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value.” There is therefore conflict between the site’s designation as Open Countryside in the Local Plan, and encouraging the redevelopment of brownfield sites, as per the NPPF. 5.3 It should also be noted that Policy C2 Protection of Community Facilities, does not apply here, as the equestrian facility was in private ownership and does not fall within the categories of community facilities (such as school, village halls, post offices etc.). Housing Land Supply 5.4 As concluded in a number of recent local appeal decisions, including the appeal decision at Long Street, Hanslope, the Council cannot currently demonstrate a 5 year housing land supply. For the avoidance of doubt, Local Planning Authorities can only rely on a 3 year housing land supply in rural areas (Written Ministerial Statement of 12 December 2016) if the proposed development lies within a Neighbourhood Plan (area) which has been adopted, and contains housing allocations. The Hanslope Neighbourhood Plan has not been adopted. The Council therefore has a shortfall of housing land supply. This weighs significantly in favour of the application. 5.5 Where the Local Planning Authority cannot demonstrate a 5 year housing land supply, paragraph 49 of the NPPF is engaged, and states "housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites". It must therefore be considered whether the adverse impacts of granting planning permission would significantly and demonstrably outweigh the benefits, as outlined in paragraph 14 of the NPPF which is also engaged (referred to as ‘the tilted balance’ in favour of sustainable development). Policies for the supply of housing should be given less weight where these circumstances apply. 5.6 It has been established through recent appeals that policies CS1 and CS9 are considered to be policies which relate to the supply of housing, whereas policy S10 does not.