Design and Access Statement Full Planning Application Proposed New Dwelling Land off West End, West Haddon June 2020 BRICKNELLS BARN 32 LIME AVENUE EYDON DAVENTRY NORTHAMPTON NN11 3PG 4917 – Full Planning Application – Land at West End, West Haddon 1.0 Introduction 1.1 This supporting statement has been produced by Roger Coy Partnership for the applicant Mr and Mrs Longley, in connection with a Full Planning Application for a proposed new residential dwelling on the land adjacent to West End in the village of West Haddon. 1.2 This application relates to a plot of land belonging to the applicant, accessed from West End. The proposed development would utilise a small portion of the applicant’s land. 1.1.1 This statement is supplemented by location plan drawing no. 4917/map, survey drawing no. 4917/01, scheme drawing no. 4917/20, 21, 22, site photographs, LVIA and Ecological survey. 1.1.2 It is intended that this will be a self-build project undertaken by Mr and Mrs Longley who have recently received a letter of acceptance under the Self and Custom Build Register from Daventry District Council to allow them to do this. Photo 1 showing site frontage onto West End and existing access 2 4917 – Full Planning Application – Land at West End, West Haddon Photo 2 showing approach to site from West End (south) Photo 3 showing approach to site from West End (north) 3 4917 – Full Planning Application – Land at West End, West Haddon 2.0 The Site 2.1 The application site falls within the West Haddon Conservation Area. However it is not a designated special landscape area and there are no designated or non-designated heritage assets on the site. The nearest designated heritage asset, being a Grade II listed building, lies approximately 60 m south west of the site on the opposite side of West End. At this distance and having regard to the degree of visual separation provided by existing planting, the application site is not considered to intrude into or adversely affect the setting of the heritage asset. 2.2 The application site lies on the east side of West End (A428) towards the northern limit of residential development in the village of West Haddon circa 300 metres north of the village centre is rectangular in nature and is approximately 1000sqm in size. 2.3 It is believed that historically this parcel of land may have been part of the garden area belonging to no.30 West End and other than a small break in the site to form the existing access into the site, (which has since been widened) it was enclosed by a stone wall with relatively high dense hedgerow adjacent to the wall including several trees on the land. The actual land on the site is elevated by circa 1.1 metres above the pavement level and rises to 2.3 at the rear boundary of the site. 2.4 The application site abuts a wider parcel of open land to the north-west and north-east. To the south-east of the site lies the adjacent neighbouring property, no.30 West End. This property has two prominent TPO trees in close proximity to the side eastern boundary of the application site whilst the nearest elevation of this property is circa 23 metres away from the side boundary of the site. 2.5 West End is a linear, often terraced developed village highway with buildings formed from a varied palette of materials which includes local stone, red brick, thatch and slate with timber sash and casement windows in a period rural vernacular. 2.6 West Haddon has a population of 1,718 as of the 2011 census. West Haddon benefits from a good range of services and facilities including primary school, shops, Post Office, Doctor’s surgery hotel/pub (The Pytchley), village hall, sports facilities (including Crown Green Bowling, football pitches and tennis court) and allotments. There is a business park on the edge of the village and children’s nursery on one of the primary commuter routes out of the village. West Haddon also benefits from regular bus services providing connections to Rugby, Long Buckby (including railway station), Daventry, Northampton and the wider public transport system. Given this broad range of services, West Haddon has to be considered a reasonably sustainable settlement. 4 4917 – Full Planning Application – Land at West End, West Haddon Figure 1: Google Earth Image. Red line indicative of proposed site within village confines (Green line), Blue line shows overall site. Figure 2: Google Earth Image. Red line indicative of proposed site 5 4917 – Full Planning Application – Land at West End, West Haddon Figure 3 from the West Haddon Neighbourhood Development Plan shows Protected local green areas and important public views into and out of the village. It also clearly shows the boundary of the village confines. 6 4917 – Full Planning Application – Land at West End, West Haddon Examples of local vernacular in the village, showing the use of local stone, thatch and traditional window details. 3.0 Development Proposal 3.1 The application seeks to provide one modest family dwelling over two storeys. The dwelling will have an associated garage, driveway, parking and landscaped amenity space plus sensitive boundary treatments as illustrated on the scheme drawings and supporting documents. 3.2 The layout of the site has been carefully considered as a minor development opportunity with a dwelling proposed of a scale slightly larger to neighbouring properties, reflecting the scale of the site itself. The proposed four bedroom dwelling can expect an occupancy level similar to the adjacent properties. 3.3 The scale and elevational treatment of the proposed dwelling has been carefully considered against the context of the surrounding buildings, features, materials, details and topography. 7 4917 – Full Planning Application – Land at West End, West Haddon 3.4 The proposed development represents a simple infill on a parcel of land which would otherwise be redundant, requiring constant maintenance to avoid it becoming overgrown. There is a potential for fly-tipping and anti-social behaviour. 3.5 The boundary to West End is enclosed by an existing stone wall acting as a retaining wall to the land behind; the top of the stone wall is 1.1m above footway level. The north western and north eastern boundaries are currently unenclosed being contiguous with the wider site within the applicant’s ownership. The south western boundary is enclosed by planting and privacy screening. 3.6 The impact of the dwelling on the surrounding properties has been minimised by setting it back by 4-6m from the road. Despite the land being elevated from the road, the house has been set down into the landscape to reduce the overall height. The upper floor partially occupies the roof space. 3.7 The landscaping provides terraces of gardens with gently sloping lawns to front, side and rear. Soft planting and hedges behind to front stone boundary wall provide shielding from the street. 3.8 The intended use of the dwelling is for the applicant and his family, who have lived in the area for many years. 3.9 With reference to figure 3, the development site does not lie within a protected green area, nor does it obstruct an important public view or public footpath. It is within the village confines as shown by the black line on this illustration. 8 4917 – Full Planning Application – Land at West End, West Haddon 4.0 Planning History 4.1 Relevant planning history: DR/72/353 – Residential Development (larger site) – Refused 06/02/1973 DR/73/214 – Houses with garages (larger site – Refused 16/10/1973 Appeal to DR/73/214 – Dismissed 5/6/1975 DA/82/683 – Two detached dwellings with shared access – Refused 26/01/1983 DA/93/1157 – Outline application for residential development of two dwellings 4/2/1994 T/APP/Y2810/A/94/235304/P2 – Appeal for DA/93/1157 – Dismissed 01/7/1994. DA/2018/0552 – Construction of four apartments, alterations to access, replacement stonewall to frontage and associated works – Withdrawn 15/10/18. The previous applications seek permission for larger developments, of two properties or more representing a higher density. In this current application we are proposing a single family cottage in keeping with the local architecture. This application seeks to address concerns raised in previous refused or withdrawn applications. 5.0 Planning Context / Consideration 5.1 The site is considered to be within the natural village confines and makes it suitable as a site for development in a village where Minor Development, Infilling and conversions are considered as appropriate. 5.2 The development would infill a gap in a built up frontage within the assumed village confines of West Haddon. 5.3 Section 38(6) of the Planning and Compulsory Act 2004 requires regard to be had to the development plan unless material considerations indicate otherwise. For these purposes, the development plan for the area comprises: • The saved policies of the Daventry District Local Plan – adopted 1997 (Local Plan) • The West Northamptonshire Joint Core Strategy – adopted December 2014 (Core Strategy) • The West Haddon Neighbourhood Development Plan – made 29 January 2016 • West Haddon Conservation Area Appraisal and Management Plan Adopted February 2020 9 4917 – Full Planning Application – Land at West End, West Haddon 5.4 Section 38 (6) of the Planning & Compulsory Purchase Act (2004) states that planning applications must be determined in accordance with the adopted development plan unless material considerations indicate otherwise. This is reinforced by the National Planning Policy Framework (NPPF), which has at its heart a presumption in favour of sustainable development.