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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.
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 3
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.
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 4
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
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 5
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
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 6
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.
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 7
Image 6 - Internal View of the Site Showing Typical Vegetation
Image 7 - The Southern Boundary of the Site to 'Lamorna'
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 8
Image 8 - The Northern Boundary of the Site to 'Pembroke'
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 9
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.
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 10
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.
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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;
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Chris Thorp Planning Ltd 12
• 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
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 13
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
Land Between Lamorna and Pembroke, Main Street, Lees
Chris Thorp Planning Ltd 14
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.
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Chris Thorp Planning Ltd 15
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