DEVELOPMENT MANAGEMENT PANEL 17 JUNE 2013 Case No ... building, threshing barn and small...
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DEVELOPMENT MANAGEMENT PANEL 17 JUNE 2013 Case No: 1300505FUL (FULL PLANNING APPLICATION) Proposal: PROPOSED ERECTION OF DWELLING FOLLOWING
DEMOLITION OF EXISTING STEEL FRAMED BARN Location: LAND SOUTH OF 3 MIDDLE STREET ELTON Applicant: M AND A RESTORATION LTD Grid Ref: 508794 293758 Date of Registration: 28.03.2013 Parish: ELTON
RECOMMENDATION - APPROVAL 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The site fronts onto Middle Street, a classified road in Elton
Conservation Area. The site forms the eastern part of a former farm yard and its access. The site has recently been cleared of metal agricultural buildings following a conservation area consent for their demolition (1101157CAC refers).
1.2 On the adjoining, western part of the yard is a single storey stable
building, threshing barn and small open-fronted store which has recently been the subject of a permission to convert and extend to a single dwelling (1202030FUL refers). The access is shared with the western part of the yard and lies between Potters Cottage (unlisted) and No. 5 Middle Street (Grade 2 listed).
1.3 The main body of the site lies behind Potters Cottage. Potters
Cottage has a large rear extension with no rear windows on the rear- most wall and a high rear boundary wall separates Potters Cottage from the site.
1.4 Land behind the site is defined as open space for protection in the
Huntingdonshire Local Plan 1995. It appears to be in agricultural use. Further to the rear, some distance away, is the grade II* listed park and garden associated with Elton Hall.
1.5 To the east side of the site are elevated gardens of neighbouring
properties and the back of Mulberry House, School Lane. 1.6 The proposal is to erect a dwelling behind Potters Cottage on the site
of a recently demolished farm building and subdivide the existing access.
1.7 The new dwelling would be predominantly two-storey with a single-
storey element to the front.
1.8 The application follows officer discussions with the applicants following the withdrawal of a similar proposal 1202031FUL for this plot.
1.9 A Unilateral Undertaking for bins has been received but corrections
are awaited from the applicant. 2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (2012) sets out the three
dimensions to sustainable development - an economic role, a social role and an environmental role - and outlines the presumption in favour of sustainable development. Under the heading of Delivering Sustainable Development, the Framework sets out the Government's planning policies for : building a strong, competitive economy; ensuring the vitality of town centres; supporting a prosperous rural economy; promoting sustainable transport; supporting high quality communications infrastructure; delivering a wide choice of high quality homes; requiring good design; promoting healthy communities; protecting Green Belt land; meeting the challenge of climate change, flooding and coastal change; conserving and enhancing the natural environment; conserving and enhancing the historic environment; and facilitating the sustainable use of minerals.
3. PLANNING POLICIES 3.1 Huntingdonshire Local Plan (1995) Saved policies from the
Huntingdonshire Local Plan 1995 are relevant and viewable at www.huntingdonshire.gov.uk/localplan95
H31: “Residential privacy and amenity standards” – Indicates
that new dwellings will only be permitted where appropriate standards of privacy can be maintained and adequate parking provided.
En2:“Character and setting of Listed Buildings” - indicates that
any development involving or affecting a building of architectural or historic merit will need to have proper regard to the scale, form, design and setting of that building
En5: “Conservation Area Character” - development within or
directly affecting conservation areas will be required to preserve or enhance their character and appearance.
En6: “Design standards in Conservation Areas” – in
conservation areas, the District Council will require high standards of design with careful consideration being given to the scale and form of development in the area and to the use of sympathetic materials of appropriate colour and texture.
En9- “Conservation Areas” - development should not impair
open spaces, trees, street scenes and views into and out of Conservation Areas.
En20: Landscaping Scheme. - Wherever appropriate a development will be subject to the conditions requiring the execution of a landscaping scheme.
En22: “Conservation” – wherever relevant, the determination
of applications will take appropriate consideration of nature and wildlife conservation.
En25: "General Design Criteria" - indicates that the District
Council will expect new development to respect the scale, form, materials and design of established buildings in the locality and make adequate provision for landscaping and amenity areas.
3.2 Huntingdonshire Local Plan Alterations (2002) Saved policies from
the Huntingdon Local Plan Alterations 2002are relevant and viewable at www.huntingdonshire.gov.uk/localplan - Then click on "Local Plan Alteration (2002):
HL5 – Quality and Density of Development - sets out the
criteria to take into account in assessing whether a proposal represents a good design and layout.
3.3 Policies from the Adopted Huntingdonshire Local Development
Framework Core Strategy 2009 are relevant and viewable at http://www.huntsdc.gov.uk click on Environment and Planning then click on Planning then click on Planning Policy and then click on Core Strategy where there is a link to the Adopted Core Strategy.
CS1: “Sustainable development in Huntingdonshire” – all
developments will contribute to the pursuit of sustainable development, having regard to social, environmental and economic issues. All aspects will be considered including design, implementation and function of development.
CS3: “The Settlement Hierarchy” – identifies Elton as a
smaller settlement in which residential infilling will be appropriate within the built up area.
CS10: “Contributions to Infrastructure Requirements” –
proposals will be expected to provide or contribute towards the cost of providing infrastructure and of meeting social and environmental requirements, where these are necessary to make the development acceptable in planning terms.
3.4 The following policies from the Draft Huntingdonshire Local Plan to
2036: Stage 3 (2013) are relevant:
Policy LP 1 “Strategy and principles for development” – Development proposals will be expected to amongst other matters: a. prioritise the use of previously developed land in accessible locations; c. make efficient use of land, buildings and infrastructure within existing settlements whilst preserving local character and distinctiveness;
e. maximise opportunities for use of public transport, walking and cycling; i. reduce water consumption and wastage, minimising the impact on water resources and quality and managing flood risk; and j. protect and enhance the historic environment and the range and vitality of characteristic landscapes, habitats and species.
Policy LP 2 “Contributing to Infrastructure Delivery” – A
proposal will be supported where it makes appropriate contributions towards the provision of infrastructure, and of meeting economic, social and environmental requirements.
Policy LP 3 “Communications Infrastructure” – A proposal
including homes, employment or main town centre uses will support and help implement the aims and objectives of the 'Connecting Cambridgeshire' broadband initiative.
Policy LP 10 “Development in Small Settlements” – A
proposal which is located within the built-up area of Elton will be considered on individual sustainability merits, taking into account whether it is in accordance with other policies of this Local Plan.
Policy LP 13 “Quality of Design” – A proposal will need to be
designed to a high standard based on a thorough understanding of the site and its context. A proposal for homes will be expected to demonstrate how they achieve the criteria of the ‘Building for Life’ standard or equivalent successor standards in order to achieve high quality development.
Policy LP 14 “Reducing Carbon Dioxide Emissions” – A
proposal will be supported where it can be demonstrated that viable efforts to reduce carbon dioxide (CO2) emissions have been incorporated.
Policy LP 15 “Ensuring a High Standard of Amenity” – A
proposal will be supported where a high standard of amenity is provided for existing and future users and residents of both the surroundings and the proposed development.
Policy LP 17 “Sustainable Travel” – A proposal will be
supported where it is demonstrated that: a. opportunities are maximised for the use of sustainable travel modes; b. traffic volumes can be accommodated and will not cause significant harm to the character of the surroun