OUTLINE PLANNING APPLICATION FOR TWO DETACHED DWELLINGHOUSES

OUTLINE PLANNING APPLICATION FOR TWO DETACHED DWELLINGHOUSES

LAND BETWEEN 'LAMORNA' AND 'PEMBROKE',

MAIN STRET, LEES, DERBYSHIRE

PLANNING, DESIGN AND ACCESS STATEMENT FOR

MR J COOMB

Land Between Lamorna and Pembroke, Main Street, Lees

Chris Thorp Planning Ltd 2

1.0 INTRODUCTION 1.1 This planning, design and access statement is in support of an outline

planning application that has been submitted to South Derbyshire District

Council for the erection of two detached dwellinghouses on a vacant parcel of

land between 'Lamorna' and 'Pembroke' on the west side of Main Street in the

village of Lees.

1.2 Although in outline form, approval is sought for siting and means of access,

with all other details reserved for future approval under a separate

application. This application nevertheless includes sketch elevations, which

are strictly for illustrative purposes in order to demonstrate how a

development of two dwellings could be successfully assimilated into the street

scene.

1.3 This statement has been prepared on behalf of the land owner, Mr J Coomb,

by Chris Thorp, Director of Chris Thorp Planning Ltd, and incorporates a

Design and Access element as required by legislative requirements contained

in the 2004 Planning and Compensation Act, Article 4C of the 1995 General

Development Procedure Order (as amended), and the advice contained in

Ministerial Circular 01/2006.

1.4 This report concludes that planning permission should be granted because

the proposed development would be in accordance with the provisions of the

development plan comprising the East Midlands Regional Plan and the 1998

South Derbyshire Local Plan, and would be in accordance with broad

ministerial guidance contained in the National Planning Policy Framework.

1.5 This application follows discussions between the applicant's agent and

planning officers of South Derbyshire District Council. This has culminated in

tacit support for the project, despite the refusal of planning permission for the

same development in 2005. The application has been submitted in light of

material changes to the development plan and the introduction of the new

National Planning Policy Framework, which has resulted in material changes

in Government guidance which now gives broad support to the application.



2.0 CONTEXT The Surrounding Area

2.1 Lees is a linear Derbyshire village that is located about 9 km to the west of the

city of Derby and to the south of the A52 Derby to Ashbourne trunk road. The

landscape is characterised by gently rolling lowland where the predominant

agricultural activities are pasture for dairy farming with some arable. The

fields being set within a framework of hedgerows and hedgerow trees, but

woodlands and copses are few and far between. Small redbrick villages,

isolated dwellings and estate farms are distinctive features, and although

some settlements west of Derby have expanded through post-war

development, the landscape retains a deeply rural character.

Image 1 - Typical Countryside Around Lees Village

2.1 The application site is located in the village of Lees. The village is typical of

those small redbrick villages that have expanded in the second half of the

twentieth century, with modern detached dwellings along both sides of the

lanes north and south of the historic core. Lees contains a public house (the

Black Cow opposite the village green), and a village hall. Earliest records of

the settlement are included in the Domesday Book. Although there is no

church in the village, the parish church (All Saints Church) is located in the

village of Dalbury, about 3 km to the south. Image 1 overleaf shows the

centre of the village and the Black Cow PH.



Image 2 - The Black Cow and Village Green

2.2 Lees is characterised largely by two-storey red brick dwellinghouses and

converted barns, with small dark blue or grey clay tiles. There are also some

properties with walls in whole or in part of painted or 'natural' finish render,

and the use of red or dark grey concrete tiles, but they are the exception.

There are also a number of modern red-brick bungalows and semi-bungalows

with roofs of concrete tiles, which provide variety in the general character of

the development. The following three images show development in the

immediate vicinity of the site:

Image 3 - Dwellings on the East Side of Main Street Opposite the Site



Image 4 - Nearby Dwellings ('The Hollies' and 'Lamorna') on the

West Side of Main Street

Image 5 - 'Pembroke' Adjacent to the North Side of the Site



The Application Site

2.3 The application site is located on the west side of Main Street and to the north

of the village green. At this point on the street, there are two-storey dwellings

immediately on each side of the site, and on the opposite side of the road. A

semi-bungalow known as “Pembroke” lies on the north side of the site, whilst

another semi-bungalow known as “Lamorna” lies on the south side. The site

therefore forms an integral part of the built-up part of this essentially linear

settlement. There is an open field to the rear of the site, which is also in the

ownership of the applicant.

2.2 The site itself has been vacant for many years, and is effectively land-locked

by the field to the rear and the dwellings on each side. The roadside boundary

is marked by a high roadside hedge of mixed deciduous hedge species,

mostly blackthorn and hawthorn with some holly and a lot of ivy. The

southern boundary has no delineation, but on the neighbour's side of it there

is a row of dark evergreen fir trees, whilst the northern boundary is marked by

a deciduous hedge on the common boundary with the neighbour at

'Pembroke'. There is a narrow roadside verge in front of the hedge.

2.4 The site has a frontage to Main Street of some 37 metres, and a depth that

varies from 20 metres at the southern end to 22 metres at the northern end. It

has an overall area of about 0.078 ha. The site has a gentle fall from east to

west and from north to south, and is set below the level of the carriageway in

Main Street by about 1.0 metre at the front, dropping to about 1.4 metre lower

at the back, where there is a ditch depression. The site is bounded by a

hawthorn hedge on all sides. There is no pedestrian or vehicular access to it

at present on any side.

2.5 The site contains innumerable scrub trees that are of no importance, together

with some semi-mature Ash trees, one of which has died and may have

succumbed tot the fungal infection that has recently become widespread

nationwide. Other than that, there are no other features of note on the site,

which has become very overgrown whilst it has remained vacant without

having any beneficial use.



Image 6 - Internal View of the Site Showing Typical Vegetation

Image 7 - The Southern Boundary of the Site to 'Lamorna'



Image 8 - The Northern Boundary of the Site to 'Pembroke'



3.0 AMOUNT, SCALE AND LAYOUT 3.1 Outline planning application for the erection of two dwellings with detached

single garages. Approval is sought for details of siting and access only, with

all remaining matters of detail being reserved for subsequent approval.

Accordingly, details are submitted for the proposed site layout to demonstrate

that 2 dwellings can be satisfactorily accommodated within the land available

and having regard to the street scene, as well as means of access.

3.2 In the event that planning permission is granted in principle, full details of the

design including floor plans, external appearance (facing materials and

finishes), and landscaping of the proposed development would be the subject

of a further planning application. That information would be submitted by

another party as the applicant would offer the site for sale on the open market

with the benefit of planning permission.

3.3 It is expected that the proposed dwellings would be constructed in an

appropriate red facing brick under a roof of small plain blue clay or concrete

tiles, with the precise specification to be submitted for approval at detailed

application stage. Window and door frames are likely to be of white upvc or

painted timber.

3.4 Each dwelling is shown set back from the highway boundary by a distance of

about 3.5 metres on each side of a central shared driveway, leading to

individual single garages at the rear of each dwelling. The main orientation of

each dwelling would be east-west so that it will not be necessary to provide

windows in the gable elevations and thereby avoid overlooking of the

adjacent dwellings.

3.5 The existing boundary treatments are expected to remain largely intact but

would have to be managed to provide a pleasant internal environment and to

ensure that the vehicular visibility splays can be protected. Thus the roadside

boundary hedge would have to be reduced in height and the front face

trimmed back.



4.0 ACCESS AND PARKING 4.1 Currently the only existing means of access to the site is via a pedestrian

access off Main Street. A new vehicular access will therefore be required.

This proposal makes provision for a single joint access in a central position in

order to achieve the requirements for visibility. On this 30 mph restricted zone

the stopping sight distance according to the 2007 Manual for Streets

publication would be for 2.4 m x 43 metres.

4.2 The grass verge in front of the site has a narrow width of approximately 0.5

metre, but the available verge when measured from the centre line of the

hedge is about 1.2 metres. By locating the shared driveway in a central

position it is in fact possible to achieve stopping sight distances of 2.5 x 90

metres. This ability is demonstrated on the supporting 1 to 200 scale block

plan.

4.3 Because the level of the land within the site is approximately 1.1 metre below

the level of the adjacent carriageway, it is necessary to provide a gently

sloping driveway over a distance of about 20 metres. Consequently the

garages are shown at the rear of the dwelling in order to accommodate the

necessary slope and provide for a safe exit onto the highway from a level

platform.

4.4 In addition to the provision of a 3 x 6 m garage for each dwelling there is

sufficient space to provide a hardstanding of similar dimension for

visitor/additional parking, whilst at the same time guaranteeing unfettered

turning space within the site. If necessary the site layout can be adapted to

make provision for a third parking space should there be a requirement for

additional parking facilities for each dwelling.



5.0 PLANNING ISSUES The Principle of Development

5.1 The proposed development is considered to be in accordance with the over-

arching policies of the new National Planning Policy Framework (NPPF)

which restates the need for sustainable development preferably within urban

areas whilst achieving a high quality of design, making use of existing

infrastructure and conserving the historic environment.

5.2 With regard to the delivery of housing Government seeks through the NPPF

to 'boost significantly the supply of housing', and whilst this will come primarily

from large-scale developments any small-scale additions will cumulatively

assist Government in meetings its objectives. This will continue to including

making the best use of vacant and under-used land and buildings, such as

the application site. The provision of a small unit of accommodation will assist

in meeting the broad requirement to deliver 'a wide choice of high quality

homes'.

5.3 Paragraph 55 of the NPPF is of particular relevance to this proposal. Here it

says that "to promote sustainable development in rural areas housing should

be located where it will enhance or maintain the vitality of rural communities.

For example where there are groups of smaller settlements development in

one village may support services in a village nearby."

5.4 With regard to the provisions of the East Midlands Regional Plan, the main

policies to take into consideration are:

a) Policy 1 - Regional Core Objectives

b) Policy 2 - Promoting Better Design

c) Policy 12 - Development in the 3 Cities Sub Area

5.5 The objectives in Policy 1 include, inter alia:

• To ensure that new market housing addresses need and extends

choice in all communities;

• To protect and enhance the environmental quality in urban and rural

settlements;

• To improve accessibility to jobs, homes and services;

• To protect and enhance the environment generally;



• To reduce the causes and impacts of climate change; and

• The promotion of sustainable design and construction techniques.

5.6 The objectives in Policy 2 of the EMRP include the need to continuously

improve the layout, design and construction of new development through a

variety of measures including making the most efficient use of land.

5.7 Policy 12 of the EMRP says that, outside the 3 cities of Derby, Nottingham

and Leicester new development should be located within and adjoining

settlements. Such development should be in scale with the size of those

settlements, in locations that respect environmental constraints.

5.8 Housing Policy 5 of the 1998 South Derbyshire Local Plan (SDLP) says that

'new housing development in the following villages will be restricted to that

which can be accommodated within the village confines as defined on the

Proposals Map'. The list of villages includes Lees, and for the purposes of the

Proposal Map the village development boundary has been drawn to include

the application site. It is noted that there is no particular requirement that

development should take place on 'previously-used' land, and nor is there any

restriction on the use of 'greenfield' land that lies within the confines of

villages.

5.9 Taking the raft of development plan policies and wider strategic guidance into

account it is considered that the development of the application site for two

dwellings is acceptable in principle. It is clearly within the limits of a

settlement and is of a scale that is commensurate with the village of Lees.

The site has been vacant for many years; has no beneficial purpose and has

become a maintenance liability. Having regard to the development boundary

for Lees it is immediately apparent that the development of the site would

result in the logical infilling of gap between existing houses. It would be

readily possible to achieve development that is in keeping with the scale and

character of the development on both sides of the site and on the opposite

side of the road.

5.10 Following the death of the owner earlier this year the land has fallen into the

ownership of her son, who lives in Surrey and who therefore has no use for it.

It is not productive in any way, and is in need of constant maintenance due to



the high roadside hedge which becomes unsightly and impedes visibility for

the adjacent dwellings. The pragmatic approach would therefore be to

release the land for development.

Scale, Design and Appearance 5.11 Housing Policy 11 of the SDLP relates to matters of detail in the layout and

design of new development. The requirements of this policy state:

"Proposals for new housing development will be permitted subject to them

providing:

i. A reasonable environment for the public at large;

ii. Reasonable amenities in terms of light, air and privacy for both existing

and proposed dwellings;

iii. Safe, functional and convenient layouts;

iv. Private amenity space, and space for landscaping;

v. Adequate public open space;

vi. For the development of any suitable adjoining land."

Privacy and Amenity Space 5.12 Although the application is an outline application, approval is nevertheless

sought for the layout and disposition of the essential elements of two plots,

together with the means of access to the site since there is no existing means

of access. The drawings include sketch elevations, but they are only for

illustrative purposes in order to demonstrate how a pair two-storey dwellings

could related successfully to the adjacent existing development.

5.13 With regard to the layout, it is immediately apparent that the proposed

arrangement would satisfy all the requirements of Housing Policy 11 (other

than clause (v), which is not relevant to this small-scale development

proposal). There would be no impingement on the public at large, and there

are generous amounts of space between both existing and proposed

dwellings to allow good access to air, light and privacy.

5.14 There is plenty of private amenity space at the sides and rears of the

dwellings, and the layouts are clearly safe, functional and convenient for the

future occupants. It is most unlikely that the land at the rear will ever become

developed because of its location outside the village development



boundaries, but the layout would not be prejudicial should that event ever

arise.

Vehicular Access and Parking 5.15 Transport Policy 6 of the SDLP requires that new development should be

located close to the principal road network and served by the appropriate

standard of highway. It goes on to say that permission will not be granted for

development that would interfere with the free and safe flow of traffic.

Moreover, all development proposals must incorporate adequate provision for

access, parking, manoeuvring and off-street servicing.

5.16 In this case the site has a frontage directly onto the classified Main Street and

hence the first requirements of this policy can be readily met. As noted, there

is no existing vehicular or pedestrian access to the site, so a new point of

access will need to be formed. It is proposed that this will be placed centrally

in the form of a joint access in order to guarantee the necessary minimum

stopping sight distances in each direction. The achievable distances of 2.5 x

90 metres are in fact generous, having been based on the higher standards

that applied before the introduction of Manual for Streets.

5.17 Under Transport Policy 7 proposals for mew buildings will be permitted

subject to the provision of 'safe, pleasant and convenient conditions for

pedestrians and people with disabilities'. Because the site levels are

approximately 1 metre below that of the adjacent carriageway in Main Street it

will be necessary to create a level standing area before sloping back gently to

the rear of the site to get down to the parking and garaging locations. From

there a level access will be possible for disabled people to the front and rear

doors of the dwellinghouses.

5.18 It is concluded that there will not be any problems in meeting the

requirements of the two relevant SDLP transport policies.



6.0 CONCLUDING REMARKS 6.1 There is broad Government support and encouragement for planning

permission to be granted for all forms of housing to be brought forward in

order to meet strategic targets and to assist in the country's recovery from the

effects of economic recession. It is considered that the proposed

development is acceptable in principle in land use terms because the site is

located in a suitably sustainable location within a village settlement where

new residential development is acceptable in principle under the provisions of

the adopted development plan and ministerial guidance. 6.2 The development will make effective use of a vacant and overgrown site that

detracts from the character or appearance of the locality, and it has been

demonstrated that it can be developed for a pair of detached dwellinghouses

without having any adverse impacts on the reasonable enjoyment of nearby

dwellings. The proposed dwellings are of an appropriate scale and layout and

as a result will make a positive contribution to the character and appearance

of the Lees village and the street scene in general. Moreover, it has been

demonstrated there will be no adverse impacts on highway safety.

6.3 It is concluded that the development proposals fully address the requirements

of the relevant local development plan policies and wider government advice.

We consider that there will be no conflict with any interests of acknowledged

importance and that the application is acceptable in all respects. The Council

is accordingly requested to grant planning permission subject to appropriate

conditions.

C G Thorp, BSc, Dip TP, MRTPI

Director, Chris Thorp Planning Ltd

21 November 2012

OUTLINE PLANNING APPLICATION FOR TWO DETACHED DWELLINGHOUSES

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