DEVELOPMENT MANAGEMENT COMMITTEE 16 NOVEMBER 2020 Case No: 20/00723/FUL (FULL PLANNING APPLICATION) Proposal: PROPOSED DEMOLITION OF NO.21 RAMSEY ROAD, ASSOCIATED OUTBUILDING AND FRONTAGE WALL, TO FACILITATE ACCESS TO LAND SUBJECT OF PLANNING APPLICATION REFERENCE 20/00308/OUT. Location: 21 RAMSEY ROAD WARBOYS HUNTINGDON PE28 2RW Applicant: J L DANIELS DISCRETIONARY TRUST Grid Ref: 530282 280196 Date of Registration: 17.04.2020 Parish: WARBOYS RECOMMENDATION - APPROVE This application is referred to the Development Management Committee (DMC) as the Officer recommendation of approval is contrary to the Parish Council’s recommendation of refusal. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The application proposes full planning approval for the demolition of the dwelling at 21 Ramsey Road Warboys and creation of a new vehicular access to serve the proposed dwellings on the land to the rear of the site. Proposed demolition of no.21 Ramsey Road, associated outbuilding and frontage wall, to facilitate access to land subject of planning application reference 20/00308/OUT. 1.2 The site is 21 Ramsey Road Warboys. This is a large detached dwelling which has access via a driveway and existing vehicular access facing Ramsey Road. The land to be built on is an allocated site for housing to the rear of the dwelling. A separate application for the demolition of number 21 Ramsey Road Warboys and the creation of an improved vehicular access as set out in the previous paragraph. 1.3 To the front of the application site are existing trees of varying species and in addition a 1 metre high brick wall. To the rear of the site the property opens on to other land which at the very rear is bordered by open countryside. The boundaries are defined by existing vegetation and some walls/fencing to the boundaries with neighbouring properties. 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (19th February 2019) NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).' 2.2 The NPPF 2019 sets out the Government's planning policies for (amongst other things • delivering a sufficient supply of homes; • achieving well-designed places; • conserving and enhancing the natural environment; • conserving and enhancing the historic environment. 2.3 Planning Practice Guidance and the National Design Guide 2019 are also relevant and material considerations. For full details visit the government website National Guidance 3. PLANNING POLICIES 3.1 Huntingdonshire's Local Plan to 2036 (Adopted 15th May 2019) • LP1: Amount of Development • LP2: Strategy for Development • LP3: Green Infrastructure • LP4: Contributing to Infrastructure Delivery • LP5: Flood Risk • LP6: Waste Water Management • LP7: Spatial Planning Areas • LP8: Key Service Centres • LP9: Small Settlements • LP10: The Countryside • LP11: Design Context • LP12: Design Implementation • LP 13: Placemaking • LP14: Amenity • LP15: Surface Water • LP16: Sustainable Travel • LP17: Parking Provision and Vehicle Movement • LP18: Established Employment Areas • LP22: Local Services and Community Facilities • LP24: Affordable Housing Provision • LP25: Housing Mix • LP26: Specialist Housing • LP28: Rural Exceptions Housing • LP29: Health Impact Assessment • LP30: Biodiversity and Geodiversity • LP31: Trees, Woodland, Hedges and Hedgerows • LP32: Protection of Open Space • LP33: Rural Buildings • LP34: Heritage Assets and their Settings • LP35: Renewable and Low Carbon Energy • LP36: Air Quality • LP37: Ground Contamination and Groundwater Pollution 3.2 Supplementary Planning Documents/ Guidance • Huntingdonshire Design Guide SPD (2017) • Developer Contributions SPD (2011) • Huntingdonshire Landscape and Townscape Assessment (2007) • Cambridgeshire Flood and Water SPD 2017 • Huntingdonshire Tree Guidance Note 3 • Annual Monitoring Review regarding housing land supply. 3.3 Conservation Area Character https://huntingdonshire.gov.uk/planning/conservation- areas/conservation-area-documents/ Local For full details visit the government website Local policies 4. PLANNING HISTORY 4.1 20/00308/OUT - Erection of up to 24 dwellings. - pending decision. 4.2 82/00356/FUL - Garage and Store - granted April 1982 4.3 82/01522/FUL - Extension to dwelling - granted January 1983 5. CONSULTATIONS 5.1 The Parish Council recommends that the above application be refused on the following grounds:- (a) that the application is made for the sole purpose of providing access to land at the rear which forms part of a larger allocation (WB1) in the Huntingdonshire Local Plan to 2036. The allocation refers to vehicular access being taken from Longlands Close and/or directly from Ramsey Road. It is the opinion of the Parish Council that the vehicular access proposed by the demolition of 21 Ramsey Road and the creation of a direct access for 26 dwellings off Ramsey Road would be both unsafe and unsuitable for the following reasons:- • The necessary visibility splays cannot be achieved at the junction to secure safe sight lines; • The junction proposed is situated in close proximity to the junctions with Longlands Close and Garrett Drive and the major junction at High Street/Ramsey Road/Church Road which will create a danger to highway safety; • The lack of off-street parking for properties opposite the proposed junction in Ramsey Road results in considerable on- street parking of vehicles, resulting in an effective narrowing of the carriageway in this location. The creation of the proposed junction would therefore be detrimental to highway safety; • Vehicles emerging from the proposed development at the junction proposed would face almost directly opposite No. 14 Ramsey Road with the result that vehicle lights and noise would form an unacceptable intrusion into the life of the occupiers of that property. (b) the site forms an important location in the Warboys Conservation Area, being bordered to the south by the grade II listed building at 17 Ramsey Road and to the east by the grade II listed building at 14 Ramsey Road. Allocation WB1 in the Huntingdonshire Local Plan to 2036 states that the mature trees within the frontage of 21 Ramsey Road contribute to the character of this road and are situated within the Conservation Area. The loss of trees and demolition of no. 21 Ramsey Road would alter the character of the Conservation Area in Ramsey Road and should be resisted. 5.2 Highways - CCC - No objections to that proposed, this application is for the demolition of a single dwelling.as with all demolition works as much demolition as possible, must be carried out on site and off highway. All works undertaken within the highway will need separate permissions from CCC street works section. Given the above I have no objections or conditions to add. 5.3 Landscape comments - There should be significantly more trees and planting to break up the extensive parking areas associated with plots 3-11 and 23-26. In the current submission this central area of the proposed development would be very much dominated by cars and hardstanding. The use of non-standard tree pits may be necessary in these locations. I welcome the increase in tree planting in the parking areas which is shown on the Rev F Indicative Masterplan. The revised layout [see masterplan rev H] has allowed several welcome improvements, but one adverse consequence is the loss of the tree between parking bays for what are plots 9 and 10. This issue should be addressed at RMA stages. There should be more tree planting on the western edge of the site to enhance the western boundary of the settlement and long and middle distance views in towards the church and Conservation Area. I note my comment was supported by HDC Arb Officer. It appears that the Rev F Indicative Masterplan actually shows a lesser scale of vegetation than the original Masterplan J0006880_002; although this is difficult to fully analyse as items are not clearly keyed on both plans. Nevertheless the point stands - this is a crucial boundary that must be visually attractive and robust enough to maintain the green edge to the settlement and the character of the Conservation Area. Comment still stands and I hope can be addressed at RMA stage. 5.4 Arboricultural comments- Having reviewed the proposals, I have no objection to the principal of the demolition and the associated tree removal to facilitate the creation of a new access to the site of the rear. While the site contains existing tree cover, the majority of these are poor quality Ash which have little future retention value. As such I have no objection to their removal. Of visual note, however, are two Cypress trees at the front of the site, facing Ramsey Rd to the East. While individually these trees are of limited quality when categorised under British standard 5837 2012, they do contribute to the treed character off Ramsey Rd. Unfortunately, the condition of these trees does limit their long-term retention value and as such I have no objection to their removal. This is subject to appropriate replacement planting of evergreen species along the road frontage. I would suggest this is secured by condition. In addition to the onsite trees are a range of offsite broadleaved trees on the neighbouring sites. Unfortunately, we have no arboricultural information