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BAMBERS BUNGALOW
LANE ENDS
BOTLON-BY-BOWLAND
CLITHEROE
LANCASHIRE
BB7 4PH
PLANNING STATEMENT
Description: Demolition of existing dwelling and erection of
replacement dwelling (including re-defining domestic
curtilage, ground works and provision of sustainable
drainage system).
Client: Mr & Mrs Lynas
Date: October 2016
Planning Statement (Replacement Dwelling) Oct 2016 Page 1
CONTENTS
Page
Contents list & document control 1
Introduction 2
Planning Application History 3
Description of proposed development 4
Planning Policy Context 7
Planning Policy Analysis 9
Conclusions 15
List of supporting documentation 16
DOCUMENT CONTROL
Report Issue
Report Title: Planning Statement
Job Number: 1538
Revision Date Comments
- 14 October 2016 Draft for client comment
A 14 October 2016 Submission version
Prepared by: Dan Matthewman LL.B (Hons) MSc MRTPI
Reviewed by: Marco De Pol BSc(Arch) DipAAS DipTP MRTPI
Planning Statement (Replacement Dwelling) Oct 2016 Page 2
INTRODUCTION
1. The site is located in the hamlet of Lane Ends at the North West corner of the junction
of Smalden Lane and Barrett Hill Brow near to the settlements of Bolton-by-Bowland
(3.6km) and Grindleton (4.5km). The site is situated within the Forest of Bowland Area
of Outstanding Natural Beauty (AONB).
2. The proposed development is characterised by the replacement of an existing dwelling
and reconfiguration of the land, centred around the provision of a two storey
contemporary dwelling which makes best use of traditional building materials reflective
of the local vernacular building styles. Alongside this, the applicants propose to re-
position and reduce the extent of the domestic curtilage and remove several
unattractive and artificial landscape features which could otherwise have an adverse
impact on the natural scenic beauty of the AONB within which the site is situated.
3. Planning permission was approved for the erection of a replacement dwelling on the
land in 2009 (planning application ref 3/2009/0172); the development was commenced
meaning that the applicant holds an extant planning permission to redevelop the land.
This is a significant material consideration in determination of the current application.
4. The applicants consider that a better design and appearance of the site can be
achieved to the benefit of the site, hamlet and the AONB more widely. The current
proposals are an evolution of previous designs following discussions with the Council.
The proposal is further influenced by the applicant’s unparalleled desire to develop the
site in a manner that is in keeping with the AONB. The reconfiguration of the site and
provision a replacement dwelling includes several other important benefits as follows:
- Approx 10% reduction in the size of the defined domestic curtilage;
- Removal of an unattractive blue carpet laid ménage and timber viewing platform;
- Reduction in areas of surfaced hardstanding and artificial earth bunds;
- Provision of a Sustainable Urban Drainage System (SuDs);
- A programme of native tree planting on the applicant’s land ownership.
5. This document addresses relevant planning policy considerations. It concludes that the
proposal comprises sustainable development and permission should be approved.
Planning Statement (Replacement Dwelling) Oct 2016 Page 3
PLANNING APPLICATION HISTORY
Application ref. Description of development Decision/date
3/2007/0888 Proposed stable, storage, tack room and trailer
store. Portal frame building with blockwork to
1200mm and Yorkshire boarding above with
Eternite grey sheet roof.
Withdrawn
23/10/2007.
3/2007/1019 Proposed stable, storage, tack room & trailer
store…..Re-submission”
Approved
30/11/2007.
3/2008/0605 “Extension to already approved building and
change of use from general grazing to horse
menage”
Approved
08/10/2008.
3/2009/0021 Application for discharge of condition no. 2
(relating to the containment and storage of
manure) of planning consent 3/2008/0605P.
Approved
11/02/2009
3/2009/0172 “Demolition of existing dwelling and attached
garage. Erection of new dwelling and attached
garage. Alterations to existing vehicular access”
Approved
01/05/2009.
3/2011/0233/P “Application for the discharge of condition no.4
(access materials) and condition no.5 (completion
of access) of planning consent 3/2009/0172P”
Discharged
25/05/2011
Pre-App
2016/ENQ/0028
“Proposed erection of replacement dwelling”
“Proposed development of land to provide
overnight tourist accommodation including
provision of earth bunded glamping pods”
Responses
dated:
March 2016 to
October 2016
Planning Statement (Replacement Dwelling) Oct 2016 Page 4
DESCRIPTION OF PROPSED DEVELOPMENT
Following detailed pre-application discussions with Principal Officers in the Council’s
Planning Department, planning permission is sought for redevelopment of land and
buildings known as Bambers Bungalow, Lane Ends, Bolton-by-Bowland as follows:
Demolition of existing dwelling
Erection of replacement dwelling
Repositioning of domestic curtilage within site resulting in a net reduction of 10%
Removal of existing horse arena/ménage and hard surfaces and re-profiling of
land to form grazing pasture for agricultural use
Engineering operations to install drainage infrastructure and attenuation pond
Installation of a Bio-disc package sewage treatment plant
Earth works to remove artificial bunds at site boundaries as shown
SITE DESCRIPTION AND PROPOSED SITE LAYOUT
6. The application site boundary occupies an area of 5395sq m (0.53ha). It should be
noted however that the proposed domestic curtilage of the replacement dwelling is
considerably smaller, measuring 1011sq. metres. The purpose of red edging the larger
area is to ensure that other operations such as the removal of and re-grading of the
ménage are carried out with the benefit of express planning permission.
7. Access to the site is made via access gates on Smalden Lane. The existing dwelling is
of single storey construction with a white pebbledash finish and tile roof. An attached
garage is situated adjacent to the roadside and the buildings are enclosed by a yard
and fence at the rear with two lawns to the front. A tarmac parking area and driveway
provide access to an ancillary stable and ménage situated south and west of the
dwelling respectively. The ménage measures approximately 0.14 ha in area and is
excavated from a cut in the slope of the site. At the southern boundary, an earth bund
and lap timber tanalised fence screen the site from the private lane.
Planning Statement (Replacement Dwelling) Oct 2016 Page 5
DISCUSSION OF PROPOSED SCHEME
8. As indicated in the accompanying Design and Access Statement, the currently
proposed design is a significant evolution when compared to the originally proposed
scheme. Revisions following pre-application consultation have included:
Revised design concept including substantial reductions in footprint and volume
Replacement of flat roof with pitched slate roof and removal of earth bunding
Selection and use of alternative exterior materials of construction
Approx. 10% reduction in proposed domestic curtilage, reducing from 1130 sq m
(as existing) to 1011 sq m (as proposed).
9. One particular point to emphasise is that the current proposals include a significant
rationalisation of the existing site uses and developed areas. As set out briefly in the
introduction, removal of the blue carpet finish of the existing ménage and re-grading
the land to a more natural topography along with the removal of areas of tarmac
hardstanding and a reduction in the size of the defined domestic curtilage will result in
an improved visual appearance of the site.
Aerial photo of site (as existing):
Planning Statement (Replacement Dwelling) Oct 2016 Page 6
10. The reconfigured site layout will re-position the new dwelling slightly further west to
increase its distance from the road, thereby making it less prominent in the street
scene. A new garden area will be situated next the dwelling and defined by
landscaping and boundary treatments (details to be agreed). The land immediately to
the west (known as ‘home paddock’) will be returned to agricultural use. The south-
east corner of the site will be used for horticulture, fruit and seed growing.
Illustrative photo visualisation:
11. Other changes such as replacement of existing boundary treatments onto Smalden
Lane and the private lane to the south with more sympathetic stone walls and planting
will ensure the replacement dwelling has a more inviting and harmonious relationship
with the built form of the hamlet whilst safeguarding the privacy of the occupants.
12. Separate to the current application, the applicants are advancing a planning application
to establish a small scale ‘glamorous camping site’ (glampsite) to provide overnight
tourist holiday accommodation on the land immediately north of the site. Steps situated
to the rear of the dwelling are incorporated into the scheme in anticipation of approval
being given so as to ensure adequate access and supervision of the glampsite in
accordance with the site’s draft management plan. The glampsite proposal includes an
appropriate landscaping scheme and protections to residential amenity.
Planning Statement (Replacement Dwelling) Oct 2016 Page 7
PLANNING POLICY CONTEXT
The following section evaluates and considers the relevant planning policies which apply to
the proposals. It sets out general decision making considerations, the national policy
context and locally adopted Core Strategy policies.
General decision making considerations
13. The starting point for decision making is the development plan. Decisions should be
made in accordance with the development plan unless material considerations indicate
otherwise. In this particular case, there are number of other material considerations
which should be given significant weight in the planning balance.
Ribble Valley Borough Council Core Strategy 2008-2028 (RVCS)
14. The statutory development plan comprises the Ribble Valley Borough Council Core
Strategy 2008-2028 (RVCS) adopted in 2014 alongside any saved Local Plan policies
(including Development Plan Documents). Other Council documents of Supplementary
Planning Documents or Guidance are material considerations.
15. The RVCS sets out the strategic policy framework to guide development up to 2028
and includes development management policies to assist in the determination of
planning applications. The policies considered relevant to the proposal are:
POLICY CONTENT
DS2 Sustainable development
EN2 Landscape
EN4 Biodiversity and Geodiversity
DMG1 General Considerations
DMG2 Strategic Considerations
DME1 Protecting Trees and Woodlands
DME2 Landscape Protection
DME3 Site and Species protection and conservation
DME6 Water Management
DMH3 Dwellings in the Open Countryside and AONB
DMH5 Residential and Curtilage Extensions
Planning Statement (Replacement Dwelling) Oct 2016 Page 8
National Planning Policy Framework (NPPF)
16. The NPPF came into force on 27 March 2012 with the objective of delivering sustained
economic growth, addressing a housing shortage and protecting the environment. It
sets out overarching support for sustainable development alongside a range of policies
on the natural environment, design and plan-led decision making in planning.
17. Decisions should be in general accordance with the NPPF. Regard must also be had
to the National Planning Practice Guidance (2014) (NPPG) alongside any relevant
ministerial guidance. In instances where development plan policies are silent, out of
date or are otherwise superseded, the amount of weight given to them must be
decided as a matter of judgement based on its degree of conformity with the NPPF.
The NPPF stresses that where proposals accord with an up-to-date plan, permission
should be approved without delay as required by paragraph 14 setting out the
Presumption in Favour of sustainable development.
18. Paragraph 155 of the NPPF states that “Early and meaningful engagement and
collaboration with neighbourhoods, local organisations and businesses is essential. A
wide section of the community should be proactively engaged...” In this case, the
applicants have undertaken wide consultation which has included liaison with the
Parish Council, the Borough Council and local residents.
Additionally, the development is proposed with full consultation and support from:
Woodland Trust
Forestry Commission (Andy Bennett)
Royal Society for the Protection of Birds (Gavin Thomas)
AONB Officers (Sarah Robinson and Elliot Lorrimer)
Lancashire Tourist Board (Tom Pridmore)
District Wide Local Plan
19. The Local Plan was adopted by the Council in 1998 and its remaining saved policies
are now superseded by the Core Strategy 2008-2028: A Local Plan for Ribble Valley,
which was formally adopted on 16 December 2014. It is therefore no longer part of the
statutory development plan for the Borough and no weight can be attributed to it.
Planning Statement (Replacement Dwelling) Oct 2016 Page 9
Planning Policy Analysis
The following section summarises the main requirements and thereafter, the commentary
applies the criteria to the proposed development. For ease, ‘Key Statements’ set out in the
RVCS are referred to as ‘policies’ throughout.
Principle of development and landscape impact
20. The site is located within the Forest of Bowland AONB meaning that decision makers
must have ‘regard to’ the purposes of the designation and as per paragraph 115 of the
NPPF, great weight should be given to conserving lands and scenic beauty of the area.
NPPF paragraphs 17; 156-157 and 170 address landscape in both designated areas
and the countryside. RVCS policy EN2 specifically addresses proposed development
within the Forest of Bowland AONB and DME2 considers landscape impact generally.
Ordinarily this also includes consideration of AONB Management Plans insofar as they
are relevant to the proposals, but they do not form part of the Development Plan.
RVCS Policy DMH3 addresses the principle of new dwellings in the AONB.
21. Paragraph 3 of Policy DMH3 confirms that replacement of existing dwellings is
acceptable in principle subject to three main considerations. The development
complies with bullet point 1 in that the existing dwelling has a lawful residential use.
Bullet point 2 requires the decision maker to consider whether the proposal would
result in an adverse landscape impact. Bullet point 3 requires that consideration should
be given to a whether the replacement generates a need to extend the residential
curtilage. This shall be addressed in more detail below when considering Policy DMH5.
22. In this case, the application is supported by a full Landscape Visual Impact
Assessment (LVIA) and photo montages prepared by Dean Blackhurst BA (hons),
MSC, CMLI of ReLandscape. The LVIA confirms that the proposed development is not
prominent or visually obtrusive in local or wider landscape settings and would not
adversely affect the site or the designation of the AONB. The LVIA concludes that
notwithstanding the relative sensitivity of the landscape to change, the proposal would
have no adverse direct effects but would positively contribute to the setting of the
hamlet in which the proposed dwelling is situated.
23. The proposal therefore complies with Paragraph 3 of Policy DMH3.
Planning Statement (Replacement Dwelling) Oct 2016 Page 10
General and Strategic considerations (inc. sustainability)
24. General and Strategic considerations are covered in RVCS policies DS2; DGM1 and
DMG2. The starting point of the policies is a presumption in favour of sustainable
development in a manner reflective of Paragraphs 7 and 14-15 together with the
ministerial foreword to the NPPF. Other considerations include location; siting;
materials of construction; design; access; amenity; and environmental constraints.
25. The application site is located outside a defined settlement boundary but as identified
in policy DMH3 the development is acceptable in principle in this rural location. As all
of the other matters referred to in DMG1 and DMG2 are cross-referred to in other
policies in the RVCS, they shall each be addressed in separate sections below.
Curtilage
26. RVCS Policy DMH5 deals with proposed alterations and extensions to a domestic
curtilage and reference is also made to curtilage in Paragraph 3 of Policy DMH3.
Curtilage for the purposes of the policy is taken to mean the land ‘as and with’ the
dwelling which is eligible to rely on Permitted Development Rights conferred by Sch 2,
Part 1 of the General Permitted Development Order 2015 (as amended).
27. Council Planning Officers have advised that, in their interpretation, the policies in
combination aim to prevent the undue extension of domestic curtilages in open
countryside. DMH5 (para 10.22) states that approval will be given where the new
curtilage boundary follows identifiable landscape features and does not harm, or
improves the visual quality of the application site.
28. In this case, the development proposes an approximate 10% reduction in proposed
domestic curtilage, reducing from 1130.sq m (existing) to 1011.sq metres (proposed)
and the removal of unattractive landscape features such as the ménage and bunding
on the southern boundary in particular. The new curtilage will be defined by identifiable
landscape features in accordance with an agreed landscaping plan.
29. The proposal does not require an extension of the domestic curtilage and moreover, it
meets the objectives of policies DMH3 and DMH5 to improve the visual quality of the
site. The development complies with RVCS in respect of curtilage matters.
Planning Statement (Replacement Dwelling) Oct 2016 Page 11
Design
30. Paragraph 60 of NPPF is clear in relation to the approach local authorities should take
in considering design. It states that “planning policies and decisions should not
attempt to impose architectural styles or particular tastes and they should not stifle
innovation, originality or initiative through unsubstantiated requirements to conform to
certain development forms or styles. It is however proper to seek to promote or
reinforce local distinctiveness”. RVCS policies DMG1 and EN2 set out that
developments should be in keeping with the character of the landscape, reflect local
distinctiveness, vernacular style, scale, features and building materials.
31. The proposed dwelling is contemporary in design, form and appearance. The house
will have a contemporary design which uses an appropriate mixture of stone, timber
traditional pitched slate and green meadow grass roofs to echo the dominant
construction materials in the local area. This allows the building to clearly and
demonstrably respond to local distinctiveness by including design features and
construction materials which are traditional in the hamlet and the AONB more widely.
Illustrative photo visualisation:
Planning Statement (Replacement Dwelling) Oct 2016 Page 12
32. The scale and form is comparable to other developments of this nature and there is
sufficient separation distance from the remainder of the hamlet situated south and east
of the application site such that the contemporary design is viewed independently.
33. The adoption of a pitched roof constructed of blue slate will ensure that any parts of the
building which remain visible in the wider street setting are in harmony with it. The
palette of recessive and natural green colours proposed (which can be further
controlled by condition) are sympathetic to the rural area.
34. The design is paired-up with alterations to reduce the height of and replace the
boundary walls and means of enclosure with native plant species and natural stone in
order to ensure that what limited views remain of the domestic land are sensitive and
appropriate to the rural village setting.
Illustrative sketch visualisation:
Not to scale
35. On balance, taking all matters into account, the erection of a contemporary dwelling is
both acceptable in principle and in detail. The integration of traditional materials that
respect the AONB designation ensures that the proposal complies with RVCS policies
DMH3; DMG1 and EN2 and engenders further support from NPPF paragraph 60.
Planning Statement (Replacement Dwelling) Oct 2016 Page 13
Ecology and biodiversity
36. Paragraphs 109, 115 and 118 of the NPPF set out the aim to conserve and where
possible enhance biodiversity and sites of ecological or wildlife importance. RVCS
policies DMG1 (Environment) and EN4 reaffirm this aim, emphasising the need for
development proposals to consider and avoid adverse impacts on sites of recognised
environmental or ecological importance.
37. The application is supported by an extended Phase 1 Ecological survey by Rachel
Hacking Ecology Ltd and a bat survey undertaken by Mr David Fisher of EED Surveys.
The surveys were undertaken in accordance with recognised best practice and JNCC
standards to identify ecological, botanical, non-native invasive plant species and
wildlife and their habitats. There are no constraints which inhibited the surveys and as
such their findings are considered robust and suitable for decision making.
38. The reports conclude that save for the requirement to consider ground nesting birds
during the relevant season (March to August) there are no constraints identified.
39. It is further noted that the applicants have set about a full scheme of environmental and
ecological enhancement on the remainder of the land in their ownership. This includes
active management of the land and provision of new species habitats with the full
support and supervision of the RSPB, the AONB Management Team and the
Woodland Trust (including a woodland planting grant). In terms of the development
proposals of the replacement dwelling itself, the use of green roofs, planted with
appropriate meadow grasses will enhance the ecological benefits of the proposal and
reduce potential for landscape impacts.
40. The proposal is fully compliant with the NPPF and policies DMG1 and EN4 of the
RVCS. The holistic whole site approach being adopted by the applicants should be
recognised for its significant positive contributions.
Protection of trees and woodland
41. Policy DME1 states the need to protect broadleaf woodland. The proposal is supported
by an Aboricultural Impact assessment that confirms only one low quality CAT C tree
needs be removed to enable the development. There is no conflict with policy DME1.
Planning Statement (Replacement Dwelling) Oct 2016 Page 14
Transport & mobility
42. Section 4 of NPPF requires the provision of a safe and suitable access to
developments and goes on to further states, paragraph 32 that development should
only be refused on highways grounds where the residual cumulative impacts are
“severe.” RVCS policy DMG1 also refers to Access considerations.
43. This application is for a replacement dwelling and thus, there are no greater impacts on
highway movements likely to occur. Access to the site laid out in accordance with the
previous approved planning permission ref. 3/2009/0172 which was devised in
consultation with the Highways Authority at that time and as such the visibility splay for
access is therefore considered adequate and inward opening gates to ensure that
drivers are able to fully pull-off the highway when entering the site.
44. As the proposal involves the removal of the existing equestrian facilities and cessation
of those uses, this is further expected to improve highway safety by reducing number
of towing and slow moving vehicles entering the site.
45. There are no severe highways impacts expected. The proposal complies with DMG1.
Water Management and drainage
46. Policy DME6 addresses flooding and surface water management. It promotes use of
SuDs and requires submission of a sustainable drainage scheme.
47. In this case the development is supported by a full drainage strategy which includes
provision of a SuDs pond which attenuates run-off to Greenfield rates and manages
flood risk to a 1/100 standard. Additionally, many existing areas of hardstanding will be
reduced and porous materials used instead. The proposal complies with Policy DME6.
Renewables, climate change and energy efficiency
48. It is a core planning principle of the NPPF to support and encourage renewable energy
technologies and to reduce carbon emissions. RVCS policy DME5 refers to much
larger schemes for renewable energy generation such as wind turbines and solar
farms and is thus not directly relevant to the current proposal.
Planning Statement (Replacement Dwelling) Oct 2016 Page 15
49. Policy EN3 refers to recognised standards on how developments can reduce their
energy and carbon footprint. The proposed building will incorporate a range of modern
eco-technologies to create a sustainable energy efficient dwelling with low carbon
emissions and significant environmental credentials. This is will include:
Use of green meadow grass roofs (as shown in the submitted plans) in order to
improve water management and thermal retention;
Installation of a domestic ground source heat pump under Sch 2, Part 1, Class C
of the General Permitted Development Order 2015 (as amended);
Use of grey water harvesting and low water consumption domestic appliances;
Installation of energy efficient lighting and high-thermal efficient glazing to
maximise solar gain and natural lighting;
The use of, where possible: FSC Certified timber and locally sourced natural
stone in construction; environmentally friendly paint or timber treatments with low
or zero volatile organic compounds; natural insulation materials and recycled
aggregates in ground and drainage works.
Additionally, the latest Building Regulations compliance will further ensure integration of
appropriate energy and thermal efficiency performance measures. It should be further
noted that Ministerial Statement ref. HCWS488 dated 25th March 2015 also applies.
CONCLUSIONS
50. The proposal comprises sustainable development that will result in a net benefit to the
site, local area and AONB more widely. The erection of a contemporary dwelling can
be supported in the context of the site and there would be no adverse landscape
impacts. The proposal complies with policies in the NPPF and RVCS Key Statements
DS2; EN2; EN4; DGM1; DMG2; DME1; DME2; DME3; DME6; DMH3 and DMH5.
51. If in the alternative, it is determined that there is any degree of conflict with the policies,
the benefits of the proposal are material considerations that should be given significant
weight in decision making such that permission should be granted in any case.