Planning, Design and Access Statement Residential

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Planning, Design and Access Statement Resident ial Development Compton Grove, Buxton arort

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16612P Compton Grove,

Buxton Contents

Item Description Page Page

1.0 BACKGROUND 1 4.5 Housing Mix 21

1.1 Purpose of Statement 1 4.6 Landscaping 21

1.2 Introduction 2 4.7 Sustainability 22

2.0 CONTEXT APPRAISAL 3 5.0 ACCESS 23

2.1 Existing Site and the Surrounding Area 3 5.1 Policy Framework 23

2.2 Planning History 3 5.2 Local Transport Network 25

2.3 Key Characteristics of Surrounding Area 4 5.3 Emergency Access 25

3.0 EVALUATION AND INVOLVEMENT 5 5.4 Inclusive Access 26

3.1 Legislative Framework 5 5.5 Sustainability 26

3.2 Opportunities and Constraints 14 6.0 PLANNING CONSIDERATIONS 28

3.3 Consultation 15 6.1 Planning Policy Framework 28

4.0 DESIGN 16 6.2 Affordable Housing 31

4.1 Design Evolution 16 6.3 Flood Risk 33

4.2 Final Layout 18 6.4 Ecology 33

4.3 Appearance 19 6.5 Transport 35

4.4 Scale and Amount 20 7.0 SUMMARY 36

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Buxton 1.0 BACKGROUND

1 .1 Purpose of S ta tement This Planning, Design and Access Statement has been prepared by RPS on behalf of Ben

Bailey Homes to accompany a Full Planning Application submitted to High Peak Borough

Council, proposing a 21 unit residential development at Buxton Fire Station, Compton Grove,

Buxton. The application is a joint submission between Ben Bailey Homes and the Derbyshire

Fire Authority.

The Statement sets out the Design and Access parameters that have been applied to the

proposal, outlining the design principles and concepts and how issues relating to access in

and around the development have been addressed. This is in accordance with the

requirements of the planning application process changes which where introduced in May

2006. These are set out in the circular �Guidance on changes to the development control

system�, effective from 10th August 2006, and are explained further in the publication �Design

and Access Statements: How to Write, Read and Use Them�, (2006), Commission for

Architecture and the Built Environment (CABE).

Also included within the Statement are reviews of the relevant planning policy and

consideration is given with regard to the key planning issues relevant to the application.

It should be read in conjunction with the following documentation:

Application Drawings;

Transport Statement;

Ecology Assessment including Tree Survey;

Preliminary Contamination Survey details;

Topographical Survey; and

Draft S106 Agreement.

The proposal is subject to the provisions of The Town and Country Planning (Environmental

Impact Assessment) Regulations 1999 (as amended) as Schedule 2 development. In view of

the associated guidance it is not anticipated that an EIA is required in this instance. In

accordance with the Regulations, therefore, it is requested that the details included within this

application be screened by the Council to formally determine this position.

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Buxton 1.2 Introduct ion

The application seeks approval for a 21 unit residential development at the Buxton Fire

Station, Compton Grove, Buxton. The Full Application submission includes the details of

appearance, means of access, landscaping, layout and scale for the proposed development.

Pre-application discussions have been held with officers of High Peak District Council, and the

various planning and design issues relating to the proposed development have been

discussed. This Statement provides an assessment of the overall site in its immediate and

wider context, providing an evaluation of the opportunities and constraints and demonstrates

the journey the design process has taken in reaching the final scheme.

Section 2.0 considers the context appraisal and includes the physical description of the site

and its immediate surroundings, the relevant history of the site and the key characteristics of

the surrounding area in general.

Section 3.0 provides an evaluation of the key issues involved in establishing the proposed use

in terms of planning policy, design guidance and the opportunities and constraints of the site

overall in order to establish key principles under which the scheme has been derived.

Section 4.0 focuses on the overall design process that has been undertaken in reaching the

current proposal and includes the evolution of the layout. Included within this section is the

detailed description of the proposal including appearance, amount, scale, layout and

landscaping.

Section 5.0 covers the issue of access and includes aspects such as relevant policy, the

constraints relating to the site and also the strength of the local transport network in and

around the site from a sustainability perspective.

Section 6.0 considers the key planning issues relevant to the application

Section 7.0 gives an overall summary of the issues discussed.

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Buxton 2.0 CONTEXT APPRAISAL

2.1 Existing Site and the Surrounding Area

The site is located off Compton Road, adjacent to the southern area boundary of Buxton,

within a largely residential area.

Measuring approximately 0.71 hectares and rectangular in shape, the site is not allocated due

to its existing use. For development purposes it is considered as a brownfield site. It is

surrounded to the north, east and west by established residential development. The southern

boundary borders the grounds of a primary school. In terms of land designations the western

part of the site abounds a conservation area, whilst the area beyond the primary school is

open countryside with a special landscape area further beyond this.

The site is afforded access via Compton Grove, which leads onto Compton Road. As well as

the fire station; Compton Grove currently provides access to four other residential properties.

Compton Road runs parallel to London Road (A515) which runs directly into the centre of

Buxton. Compton Road runs east to west and adjoins Green Lane to the west and Mosley

Road to east, both of which lead onto London Road.

The site is under a mile from the centre of Buxton and so is within easy walking distance. The

area is also serviced by established bus routes.

2.2 Planning History

There have been no applications for development of the site in recent times.

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Buxton 2.3 Key Characteristics of Surrounding Area

Adjacent Residential Development

The application site is bounded to the north, east and west by established residential

development consisting of a mixture of detached, semi detached and terraced properties. The

properties vary significantly in age and style, although due to the common use of materials

such as stone, brick and render; and also through the use of key features such as pitched

roofs, feature gables and dormer windows; there is somewhat of a uniformity to the overall

feel of the area.

A further consistency throughout the built form is the substantial scale of properties. The

dwellings are reasonably well spaced with a relatively low density of development throughout,

especially when considered in the relation to modern day residential developments. This

characteristic carries through, even in the case of the more recent blocks of development, for

example on Green Lane.

To the south of the application site are the grounds of the Buxton Junior School, with open

space beyond. However the open space is sheltered by established high hedgerow and so is

not visible from the site or vice versa.

The views of the site are also shielded from the school by the established mature trees that

align the southern boundary of the site, as depicted in the image below.

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3.0 EVALUATION AND INVOLVEMENT

3.1 Legis la t ive Framework

This section considers the relevant planning policy framework for the site and surrounding

area, having regard to the development proposed. It considers relevant national planning

policy, together with policies contained within the statutory Development Plan and other local

planning policy guidance.

National Policy

Relevant national planning policy is contained within Planning Policy Statement 1 � Delivering

Sustainable Communities (PPS1), Planning Policy Statement 3 � Housing (PPS3) and

Planning Policy Guidance Note 13 � Transport (PPG13).

PPS1, published in 2005, sets out the Government�s vision for achieving sustainable

development and the role of the planning process in delivering such. In particular, it highlights

the important role of planning in addressing key issues such as social cohesion and inclusion;

the protection and enhancement of the environment; the prudent use of natural resources;

sustainable economic development; good design; and community involvement.

PPS3 (June 2010) sets out the national planning policy framework for delivering the

Governments housing objectives. The key policy goal is to �ensure that everyone has the

opportunity of living in a decent home, which they can afford, in a community where they want

to live� (PPS3: Para 9). To achieve this the Government seeks to locate future housing in

appropriate locations, in support of its objective of creating mixed and sustainable

communities as set out in paragraph 36. Amongst other things paragraph 36 states that �the

Government�s policy is to ensure that housing is developed in suitable locations which offer a

range of community facilities and with good access to jobs, key services and infrastructure�.

PPS3 also states that �the priority for development should be previously developed land�.

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Furthermore PPS3 recommends that Local Planning Authorities plan for a mix of housing

types to meet the needs of different types of households. Other recommendations in PPS3

which are particularly relevant to this proposal are as follows:

The need for sufficient quantity of housing taking into account need and demand and

seeking to improve choice (PPS3: Para 10);

The requirement for a flexible and responsive supply of land, managed in a way that

makes efficient and effective use of land, including re-use of previously developed land

where appropriate (PPS3: Para 10 );

Housing policies and in turn developments need to help deliver sustainable

development objectives overall (PPS3: Para 11);

Local authorities to provide for a variety of high quality market housing (Paragraph 25).

PPS3 also demonstrates, in paragraph 69, the areas local planning authorities should have

regard to in determining residential applications, namely:

Achieving high quality housing;

Ensuring a good mix which reflect the accommodation need of specific groups such as

families;

The suitability of the site for housing, including its environmental sustainability;

Using land effectively and efficiently; and

Ensuring the proposed development is in line with planning for housing objectives,

reflects the need and demand for housing in the area, reflects the spatial vision for the

area and does not undermine wider policy objectives.

PPG13 sets out how planning should play a key role in delivering an integrated transport

strategy, with the promotion of more sustainable choices of transport. Greater accessibility

from public transport, cycling and walking is advocated, with an emphasis on reducing the

need to travel, particularly by private car. Public transport accessibility for new development is

a key objective and developments which have significant transport implications should be

thoroughly considered through appropriate assessment. In particular, a reduction in car

parking provision is advocated, with an emphasis on maximum levels and the adoption of

local standards.

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Regional Policy

The Planning and Compulsory Purchase Act 2004 introduced a new system of planning,

including the abolition of Structure Plans and Local Plans to be replaced by Regional Plans

and Local Development Frameworks. Accordingly, the East Midlands Regional Plan (RSS8)

(March 2009) was made a material consideration in the decision making process offering

guidance from a Regional planning perspective.

On 27 May 2010 the Rt Hon Eric Pickles MP, Secretary of State for Communities and Local

Government, wrote to Council leaders highlighting the Coalition Government's commitment to

rapidly abolish Regional Strategies (RS) and return decision making powers on housing and

planning to local councils. On 6 July 2010, the revocation of Regional Strategies was

announced with immediate effect further to section 79(6) of the Local Democracy, Economic

Development and Construction Act 2009. However the 6 July revocation decision was then

subject to challenge in the Cala Homes (South) Ltd case (2010 EWHC 2866). This was

decided on 10 November 2010 and the outcome was to quash the 6 July revocation. The

Secretary of State has decided not to appeal this decision. Accordingly, at the current time,

Regional Strategies remain a material consideration in the decision making process.

The East Midlands Regional Plan provides a broad development strategy for the East

Midlands up to 2026. In terms of housing it contains provision figures by Housing Market Area

groupings, and District Areas. It also includes targets for affordable housing and development

on brownfield land.

With regard to specific Policies within the Plan there are a number that require consideration

in the context of a residential development application. Policy 1 is a generic policy detailing

the core objectives of the Plan, outlining the overall aims for the region and illustrating the

aspects that are to underpin all development proposals. It includes objectives such as:

To provide a housing stock which addresses the need of the region and extends

choice;

Reducing social exclusion throughout the region;

Providing a safe and enhanced environmental quality of settlements,

Improving the health and well being of the Region�s residents;

Improve the economic prosperity of the region;

Improve accessibility to jobs, homes and services;

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Protect and enhance the environment;

Reduce the causes and impacts of climate change; and

Minimise the environmental impacts of development.

Policy 2 of the Regional Plan also requires consideration in this instance. Another generic

policy, it concerns the promotion of better design and outlines a design based criteria for

development to follow. It includes various requirements such as minimising energy use,

making efficient use of land, locating and designing access from new development to local

facilities on foot, by cycle or public transport, and providing design which helps reduce crime

supporting community safety and promotes community vitality.

Policy 13a details the Housing Provision targets for the region, with the exception of

Northamptonshire. High Peak District Council has an annual apportionment target of 300 units

per annum in the plan period 2006 � 2026, totalling 6,000 dwellings overall.

Policy 14 includes the Affordable Housing targets for the region. The Peak, Dales and Park

Housing Market Area, within which High Peak is included, has a target of providing 6,100

affordable homes in the plan period.

Local Policy

Section 38(6) of The Planning and Compulsory Purchase Act 2004 requires that

determinations must be made in accordance with the development plan, unless material

considerations indicate otherwise. In policy terms, High Peak District Council is in a period of

transition as they move from the old planning system to the new, as defined by the

aforementioned Act.

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A number of the key documents that will form the framework are being progressed jointly with

Derbyshire Dales District Council. The Draft Core Strategy went out for consultation in the

early part of June this year. As this document is at quite an advanced stage, the relevant

policies within it require some consideration. However, its progress has been delayed

somewhat due to the fact that number of areas of the strategy are based upon the East

Midland Regional Policy and, as discussed previously, this document was for a time rescinded

and is proposed to be in the near future. However, with the Regional Plan considered as a

material consideration once more, the Draft Core Strategy is a valid tool in terms of assessing

this application, although the main material consideration in the context of local policy remains

the saved policies of the High Peak Local Plan (2005).

High Peak Local Plan (2005)

In the Local Plan Proposals Map the site does not carry a specific designation due to its

current use. The relevant policy required in the decision making process relates to that of the

proposed development use for residential. Of the saved policies, Policy H1 - Principles of

Housing Provision, states that planning permission will be given for new housing, giving

priority to the redevelopment of previously developed land in built up areas.

Policy H1 also considers exception sites, although this part of the Policy has been superseded

by an interim Housing Policy Statement. The Statement outlines the fact that the exceptions

site part of Policy H1 was written to try and reduce the potential oversupply of housing in High

Peak when the Local Plan was produced. On the back of the RSS figures, housing targets

increased significantly for the area and so the onus was refocused towards bringing forward a

potential supply rather than hindering it. However, in relation to the application site, as it

constitutes a brownfield site, it is potentially suitable for residential development regardless of

the change in the policy focus.

Policy H2 of the saved Plan is dedicated to housing in Buxton. It details allocated sites and the

specific requirements that need to be considered in any subsequent applications. Obviously a

number of these have now been developed. However references to aspects such as

developments having regard to the character of the conservation area, assessment of

ecological and archaeological interests of the site, provision of contributions and so forth are

worth noting as all will require consideration in the context of the potential development of the

Compton Grove site given its location.

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Saved Policy H9 details affordable housing requirements. The Policy provides a threshold at

which negotiations of affordable housing need to be undertaken although it provides no scale

example. Negotiations are to be undertaken on the basis of, amongst other things: the level

and type of affordable housing needed in the area; having regard to the Council�s most-up-to-

date analysis; and the suitability of the site to accommodate a range of house types and sizes,

including a proportion of affordable housing. Within the explanatory text associated with Policy

H9 a notional target of at least 30% of units is denoted, with this target based upon the 2001

Housing Needs Assessment undertaken for the Borough.

Based upon the land designations in and around the site, the following saved policies also

require some consideration in relation to development of the application site:

Policy GD4: Character, Form and Design � planning permission will be granted for

development provided its scale, siting, layout, density, form, height, proportions,

design, colour and materials of construction, elevations and fenestration and any

associated engineering, landscaping or other works will be sympathetic to the

character of the area and there will not be undue detrimental effect on the visual

qualities of the locality or the wider landscape.

Policy OC1: Countryside development � although the site is brownfield and only

adjoins the countryside, aspects of this Policy such as the need to ensure that

development will not have a significant adverse impact on the character and

distinctiveness of the countryside require consideration.

Policy OC4: Landscape Character � appropriate design of development is to have full

accord of the characteristics of the type of landscape within which it is located.

Policy BC1: External Materials � planning permission will be granted provided the type,

colour and specification of all external materials and the way they are applied will be

sympathetic to the character and appearance of the immediate surroundings and the

wider area. In particular, natural facing materials will be required in locations

conspicuous from public viewpoints within areas such as conservation area and where

natural materials predominate.

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Draft Core Strategy

In terms of the Draft Core Strategy document, there are a number of relevant policies relating

to the development proposed. Policy CS2 of the Draft Strategy details a Settlement Hierarchy

whereby development should be located. The priority areas for development within the Dales

and High Peak areas are the market towns, of which Buxton is one and is directly mentioned

within the Policy.

Policy CS13 concerns Strategic Housing development and based on Regional Plan targets,

outlines where residential developments should be located within the Plan period. Of the

10,000 dwellings that were proposed for the area in the period 2006 to 2026 as defined in the

East Midlands Regional Plan, Buxton was allocated 2,225 dwellings. This was the highest

allocation out of any of the main market towns.

The Policy also details how new development will be expected to address the housing needs

of the local people such as meeting the requirement for affordable housing; providing a range

of market and affordable house types and sizes; and providing housing that contributes

positively to the promotion of a sustainable and inclusive community.

Policy CS14 details the future proportion of new developments that will be required to be given

over for affordable housing. The Policy states that for developments of 5 � 24 units within the

High Peak area, 20% will need to be provided for affordable.

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Other Local Documents

Residential Design Supplementary Planning Document (December 2005)

The document details High Peak Borough Council�s commitment to achieving a high standard

of design in all new residential development within the Borough, including all affordable

provisions. It provides guidance on the overall area setting and includes a variety of design

principles that are required to be followed; relating to settlement patterns, built form, building

details and living places in general.

Within the SPD a number of key design principles are established. Due to the relatively small

scale of the application site it arguably does not directly conform to any of the three main

generalised settlement patterns identified for High Peak. However, a variety of key

characteristics governing the range of patterns have been utilised in the context of the design

approach for the proposed development, as follows:

Orientate buildings to face onto streets;

Achieve regular forms and harmony through scale;

Create a strong sense of enclosure and order;

Curves;

Housing should inform road layout and not vice versa;

Create a structure of development blocks with public fronts and private backs;

Design streets to reflect the hierarchy of route.

Housing Restraint � Supplementary Planning Document (2005)

Provides guidance on the use of Local Plan Policy H1, complimenting the related Local Plan

policies.

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Housing Needs in High Peak � Supplementary Planning Document (2007)

Prepared to accompany the saved Policy H9 of the High Peak Local Plan. It stated that, based

on the 2006 Housing Needs Survey, a shortfall of 317 affordable units per annum was

identified within the Borough to be supplied over the following five years (2007 � 2012). As a

result of this it was stated that �negotiations shall be conducted to seek the provision of

affordable units of a number equivalent to 30% of the total units on site� (Paragraph 11.1).

Affordable Housing Viability Assessment (January 2010)

An assessment, by Eko Gen, of affordable housing viability in the Derbyshire Dales and High

Peak areas, but excluding the Peak District National Park was undertaken recently as part of

the LDF preparation process. It considered factors such as site locations, site sizes and land

value. The assessment looked to define future affordable housing requirements within the

areas to be included within future developments. The study concluded that it was evident from

the assessment of affordable housing levels that there is not a single policy level that could

work across all sites in all areas. Consequently, different levels were recommended within the

differing respective areas. Based on an authority based approach, for High Peak, a minimum

of 30% affordable was recommended on sites of 25 units or more, with 20% recommended for

sites of 5 � 24 units. If a housing market area approach was followed, the target would remain

20% for developments of 2 � 24 units, and 25% for developments of 25 units or more.

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Buxton 3.2 Opportunities and Constraints

Opportunities

The site is a brownfield site and the proposal offers a suitable alternative use to avoid

the site becoming derelict.

The site is adjacent to established residential development, with much of the associated

infrastructure and services easily accessible.

The development has the potential for providing additional quality housing, widening the

choice and availability of new, sustainable dwellings in Buxton; whilst complimenting the

existing residential properties in the area.

The site is within the existing urban area and its development will reduce the pressure

for the development of further housing within the Countryside.

The site is largely obscured from any public vantage points and so is not prominent

within the immediate street scene or the surrounding area; ensuring that its

development will have no visual impact.

The development of the site will economically benefit Buxton in general, helping to

improve the vitality and viability of the area.

Constraints

The site only lends itself to a single point of access from Compton Grove.

There are a number of established trees within the site, particularly adjacent to the

southern boundary.

The relatively small size of the site limits layout options.

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Buxton 3.3 Consultation

Pre-application discussions have been held with officers of High Peak Borough Council

and the various planning related issues have been discussed.

As detailed in section 4.2 of this Statement, the Local Authority has been presented with

initial sketch layouts during the design process; which has resulted in several

modifications to the scheme. The respective comments offered by the Local Authority

have been key drivers in developing the project.

Discussions have also been ongoing with the prospective RSL and High Peak Borough

Council�s Housing Strategy Officer, with relation to the proposed number and mix of

affordable units to be provided.

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4.0 DESIGN

4.1 Design Evolu t ion

Sketch Layout 1

The initial sketch layout for the site included 21 units overall, of which 4 were proposed as

affordable plots. The scheme was primarily an exercise in unit maximisation across the site

around the geometric roads design, which was a key driver in the scheme. The initial layout

proved quite successful as, many of the key aspects included within the scheme have

transferred through to the final layout design.

Due to the location of the site, the means of access could only be afforded directly off

Compton Grove and so the access route that was established has remained consistent

throughout the scheme revisions. The core route into the site was also established in the

original scheme but again, due to the shape and constraints of the site, this was largely the

only option.

The scheme was very much underpinned by secure by design principles in that it looked to

include consistent frontage throughout so as to provide for natural surveillance. The road

layout forms an �L�, which was largely defined by the site shape and also the aspiration of

including geometric road design to the scheme. There was potential to have a more direct

route into the site with the layout forming a slightly dated �T� shaped cul-de-sac. However, this

would have resulted in an extended straight portion of road and so this design scheme was

avoided as it was felt that the natural speed barrier formed by a geometric approach to the

road layout was more appropriate.

In terms of house types utilised within the layout, the majority were four bedroom detached

units. The utilisation of these types of plots was the result of extensive market research in the

area relating to demand and market activity.

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The scheme was submitted to HPBC for comment and a meeting was held at the Council on

09/07/2010 to discuss the layout and main application issues. The key comments stemming

from the meeting in respect of the layout were mainly positive, with some observations about

the layout details:

Configuration of plots 1 and 2 should be rearranged so they are side by side fronting

the road;

Concerned over the distances between the rear of plots 3 and 4 and the adjacent

property. The Guidance looks to achieve a 21 metre gap between habitable rooms and

if the neighbouring property has any windows on its eastern elevation, this would mean

habitable rooms facing one another just 16 or so metres apart.

Concern was also expressed regarding the number of plots being afforded access off

the same shared access area in the south east corner of the site, with 5 recognised as

a maximum under general rule of thumb unless justification can be provided.

Other issues raised by HPBC in response to the scheme were the need to protect the trees on

the southern boundary; ensuring adequate distances to be provided between the development

and existing adjacent residential properties; and a consistency of approach provided to

materials selection. The number of affordable plots was also questioned and HPBC advised that

justification should be provided within the application with regard to this issue.

Sketch Layout 2

The revised sketch scheme included a number of the alterations requested by HPBC, namely;

plots 1 and 2 were reconfigured so as to sit side by side and plot 3 was brought forward so as

to allow for adequate space between it and the adjacent existing property. Other alterations to

the layout included several house type revisions and the handing of plot 10.

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Buxton 4.2 F inal La yout

The final layout has been influenced by a number of factors including the relevant policy

guidance, advice from the local authority, housing market conditions in the area and also the

requirements of the developer.

All of the dwellings proposed are two storeys and have been broken into various groupings,

with strong frontages established throughout. As the development is limited to the one main

access point, an �L� shaped cul-des-sac layout has been created to maximise the space

available for development within the site. The use of the �L�shaped road layout also allows for

the road to adopt a curved geometric form. This provides two clear benefits; primarily acting

as a natural traffic speed barrier for highway safety purposes on the route into the site but also

providing a more divided and interesting natural eye line into the site, with a variety of property

types on view.

On accessing the site from Compton Grove, future users will be greeted by two key focal

feature plots; a Berkeley and a Connaught (Plots 20 and 21). These units have been

positioned on an angle in relation to the route into the site so that they naturally guide eye

lines into the core route through the site. This is aided by the Blackburn plot (1), which is

located immediately adjacent to the site access point facing Plots 20 and 21 and which guides

eye lines around the curved bend and into the key frontage along the western site boundary.

Plot 1 forms the start of a consistent group of plots that run parallel with the western site

boundary (Plots 1 � 9). They are all located along the same building line, with the exception of

Plot 3, which is located slightly forward of the rest to meet the natural arc of the road layout,

whilst also ensuring adequate distance between it and the adjacent established plot. The road

layout runs up to Plot 5, where is changes into a private driveway / parking area for the four

affordable plots (Plots 6 � 9).

The road has a standard turning head providing direct access to plots 4/5 and 10/11; leading

to a shared drive serving plots 6 - 9. A further shared access road leads from the eastern part

of the turning head and serves the remaining plots 12 � 17.

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Plots 10 � 14 are located parallel to the southern site boundary and form a consistent group

located mainly along the same building line. Plot 10 is set back slightly from the rest in order

to facilitate the road layout. Facing units 12 � 14 is another group of three units (Plots 15 �

17), which mirror the aforementioned plots in terms of positioning which adds to the

consistency of approach for the development overall.

Consistent building lines and frontages follow along the curved route offering a strong

�defensive block� layout. Through the orientation of the buildings facing onto the streets, the

development is conclusively covered by natural surveillance throughout.

4 .3 Appearance

The schedule of house types included within the scheme has been carefully selected based on

the market demands and successes of previous Ben Bailey sites and also by taking into

consideration the character of development already seen within the area. Whilst the house

type choices have been made to ensure the development assimilates appropriately with the

established neighbouring built form; it was also the aspiration of Ben Bailey Homes to provide

the maximum choice of product that would be instantly recognisable as a quality brand. This

not only ensures a quality development that fits appropriately within the area; but also ensures

a development that is readily marketable, with the regenerative benefits that increased house

sales will bring to the area.

In particular, the affordable housing provision on site is of the same design, type and quality as

the open market units. A range of sizes is also provided, with two and three bed units

included, thus ensuring maximum provision for local housing needs. Overall, the careful

attention paid to this element of the proposal will ensure a harmonious integration with the

development as a whole.

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Throughout the development, high quality construction materials will be used, with a varied

selection of facing bricks and tiles to compliment the local vernacular, whilst introducing an

appropriate mix of colour and textures. Varying shades of brick and tile will be used to ensure

aesthetic appeal and reduce uniformity of the scheme. High quality fenestration materials will

also be used, together with feature details, to ensure a high standard of development overall.

In terms of the appearance of the overall scheme, every endeavour has been made via the

combination of landscaping, design and general layout to ensure that it assimilates well with

the established built form, as well as the more open character of the surrounding area.

Although the development will not be visually prominent from the wider surrounding area, it

was considered essential that it be designed in a manner that attributes to the aesthetics of its

immediate surroundings; thus ensuring the character of the overall development delivers a

sense of place in tune with the area in general.

4 .4 Scale and Amount

Although the development is located within an area that is largely enclosed from view from its

surroundings, where the impact of taller units might be considered to be negligible, a

consistent two storey approach has been applied throughout the development. This is a

premeditated design criterion to provide consistency throughout, in order to ensure the scale

of the built form is in keeping with the sense of place that is intended to be created by the

development. In particular, the three and four storey designed housing that has been

common in more recent years, has been deliberately avoided so as to minimise the impact of

the site considering its relatively small area, as well as complimenting the more traditional

built form located immediately adjacent to the site.

In terms of density, this has been carefully considered throughout the design process. The

final layout includes 21 plots overall, providing a unit density on site of 30 per hectare. This

is in keeping with more recent planning policy and also current trends seen in recent

approvals, where density rates have become less intense

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Buxton 4.5 Housing M ix

The layout provides 21 homes comprising 16 no. four bedroom detached homes and 1 no.

three bedroom detached home market houses; and 2 no. two bed and 2 no. three bedroom

semi-detached units to cater for the affordable element. This mix reflects up to date market

research of the area which has considered both housing requirement shortfalls and in

particular what types of property are selling in the current financial climate.

Established housing in the immediate vicinity comprise mainly of impressive Victorian stone

4 bedroom detached and terraced villas sitting back from the road behind tree lined

pavements. The product choice will compliment the location and will be a pleasing addition to

an area which has been blighted by the Fire Station for many years.

The Ben Bailey product will provide excellent family homes in an established and well

respected residential area, a short distance from the town centre.

4 .6 Landscaping

The landscaping scheme for the development will look to build upon the existing features

already evident on the site that are to be retained.

Due to the site size, the nature of the development, and its coverage of the site, there is limited

need to provide a structural landscaping scheme. Accordingly typical tree and shrub planting

will be provided on the individual plots, as is appropriate, to combine with the landscaping

already existing in order to compliment and soften the general feel of the development overall.

Tree and shrub planting will take place within the front garden areas of some of the individual

properties, which will all generally be laid to turf. Rear gardens of the properties will also all

generally be laid to turf, with those along the northern and western boundaries of the site also

supplemented by suitable tree and shrub planting. The properties abounding the southern part

of the site will utilise the existing landscaping in the form of the established mature trees.

(22)


Buxton 4.7 Sustainability

Ben Bailey has a clear commitment to provide high quality developments which are consistent

with the principles of sustainable development. They place considerable importance on

promoting development, whilst balancing this against social and environmental

considerations. The proposed scheme has been developed with these considerations in mind.

The development has incorporated sustainable principles in its design, construction and end

use, with the aim of achieving a 10% reduction in carbon emissions in accordance with policy

and guidance. Typical measures include:

Provide insulation standards to ploys in excess of the current buildings regulations;

Install toilets with a 6/4 litre cistern to all plots;

Each dwelling to be provided with a 200 litre water storage butt;

Aerated taps are to be provided on every plot to reduce water consumption;

Plots are orientated to face south where possible;

Energy efficient light fittings are to be installed in every plot;

Low NOx omitting boilers to be included in plots;

All white goods, where fitted, are to be �A� rated under the EU Energy Efficiency

Labelling Scheme;

Refuse / recycle construction wastes will be sorted wherever possible;

The generation of construction waste and the proportion sent to landfill will be strictly

monitored.

(23)


Buxton 5.0 ACCESS

5.1 Policy Framework

National Guidance

PPG13 sets out how planning should play a key role in delivering an integrated transport

strategy, with the promotion of more sustainable choices of transport. Greater accessibility

from public transport, cycling and walking is advocated; with an emphasis on reducing the

need to travel, particularly by private car. Public transport accessibility for new development is

a key objective and developments that have significant transport implications should be

thoroughly considered through appropriate assessment. In particular, a reduction in car

parking provision is advocated, with an emphasis on maximum levels and the adoption of

local standards.

Regional Guidance

The Regional Plan for the East Midlands provides guidance to local authorities on the

preparation of local planning documents. In line with national transport policy, it identifies the

importance of an integrated approach to planning, good transport provision and accessibility

to jobs and key services in delivering sustainable growth. Also contained within the RSS is the

Regional Transport Strategy (RTS) for the East Midlands. The strategic transport framework

for the region, designed to support the spatial strategy, is intended to improve access both

within and across the region. It proposes to achieve this through significantly improving

accessibility and mobility, improving the strategic transport links to allow the region to compete

and access other markets, change transport behaviour and also improve the safety and

security of the transport system.

Local Guidance

The key material consideration in the context of the application proposal are the saved

policies of the High Peak Local Plan. As detailed previously, High Peak Borough Council is in

a period of transition as they move from the old planning system to the new. Although

preparation of the Core Strategy document is at an advanced stage, it has been delayed

somewhat by the withdrawal of the East Midlands Regional Plan, ensuring the saved Policies

of the HPLP remain the primary material consideration in relation to the determination of the

scheme.

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Buxton

In terms of the saved policies there are three transport related ones that require consideration

in regard to the development proposed; TR1, TR4 and TR5. Policy TR1, Transport

Implications of New development, states that new development will only be granted planning

permission provided that it seeks to reduce the needs to travel; widen transport choice and

integrate transport and land use.

Policy TR4 concerns Traffic Management. It states that permission will only be granted for

developments provided that there is sufficient capacity in the transport network to

accommodate the anticipated increase in travel without materially harming road safety or local

amenity; and the traffic generated will not unduly disrupt traffic flows on the key trunk and

primary routes.

Policy TR5 makes direct reference to the Access, Parking and Design requirements for new

developments. It states that developments will only be granted permission if they include a

high standard of design and layout having regard to parking access, manoeuvring, servicing

and Highway guidelines and set out in appendix 1 of the plan; and there is appropriate

provision within schemes for access and egress by pedestrians

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Buxton

5.2 Local Transport Network

The site is well connected in terms of road and other transport infrastructure. The site is

served by Compton Road. Compton Road is a two way single lane carriageway subject to a

30mph speed limit.

The nearest bus stops are located on Mosley Road which is approximately 200 metres from

the site. The stops interchange services which connect the town with other local centres such

as Ashbourne and Macclesfield.

Buxton railway station is 1.4km from the site representing a 3 minutes drive or 18 minutes

walk from the proposed development. The railway station is served by Northern Rail, affording

access in and around the local area and the wider region.

(26)


Buxton 5.3 Emergency Access

The site has been designed to ensure that larger vehicles, such as refuse and emergency

vehicles, can manoeuvre within the site safely and without conflict. This is achieved through

the provision of an appropriately dimensioned turning head within the cul-de-sac serving the

dwellings. A swept path analysis, using the AutoTrack software package, has been

undertaken for the junction of the site and demonstrates that these vehicle types can access

the site satisfactory without the need for inappropriate reversing manoeuvres.

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Buxton

5.4 Inclusive Access

The scheme has been designed to accommodate Inclusive Access. Inclusive Access is a way

of designing buildings and environments so that they are useable and appealing to everyone

regardless of age, ability or circumstance. The individual dwellings are DDA compliant, as is

the layout as a whole, with suitable dropped kerb provision.

The location of the development site is such that it provides appropriate links to the local

centre of Buxton and its associated facilities, by a means of transport modes other than

private car. Easy access to a local centre such as Buxton is of greater benefit to low income

and older residents, who may not have convenient access to private car transportation. Thus

the site achieves appropriate social inclusion in respect of accessibility.

5.5 Sustainability

The development has been designed to accord with current policy and guidance in that it

seeks to reduce the emphasis on private car transport. As illustrated, the site benefits from

good public transport, cycle and pedestrian links and accordingly, it meets current aspirations

from a sustainable transport perspective.

(28)


Buxton 6.0 PLANNING CONSIDERATIONS

6.1 Planning Policy Assessment

National

It is considered that the principles of the development are fully in accordance with the policy

requirements for a development of its type, with regard to the national policy perspective. In

terms of PPS1, the development accords with the environmental and sustainable community

led development objectives outlined and furthermore, the integrated transport strategy

approach advocated by PPG13 as detailed below.

The development is also considered to accord with the aspirations of PPS3 in that it will

provide housing in a suitable location, a location which offers a range of community facilities

as well as access to jobs, key services and infrastructure.

In terms of the suitability of the site, it has a brownfield designation and is now surplus to

requirements for its long established use. Accordingly it is the exact type of site targeted by

PPS3 as being suitable for future development for residential purposes.

Development of the site will ensure an efficient use of land. Furthermore, in relation to PPS3,

the development will offer a wide range of high quality market housing, which is a specific

aspiration. The proposed development is in line with planning for housing objectives in that

the schedule of properties reflects the market demand for housing in the area, provides a

continuation of the spatial vision for the area in relation to the neighbouring residential built

form and it does not undermine wider policy objectives.

Regional

In relation to the Regional Plan for the East Midlands, the proposed development is

considered to meet with the generic core objectives established in Policies 1 and 2. In terms

of Policy 1, the development will provide a contribution to housing stock and so will help

address the needs of the Region from this perspective and help extend overall choice. The

environment that will be provided has been designed in manner that will be safe for the end

user. The development, through appropriate planning contributions, will also provide

affordable housing benefits and so will directly contribute to the health and well being of the

local population and indirectly, the potential for economic prosperity in the area.

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Buxton

Policy 2 refers to the design of developments and includes generic aspirations such as:

minimising energy use; making efficient use of land; location and designing access from new

development to local facilities on foot, by cycle or public transport; and providing design which

helps reduced crime. These aspirations have all been integral within the design process and

are all evident in the resultant scheme.

The development will also make a contribution towards the housing provision and affordable

housing provision targets as detailed in Policies 13a and 14 of the Regional Plan.

Local Policy

The key material considerations in the context of the application proposal are the saved

policies of the High Peak Local Plan.

In terms of residential development, the main policy in the saved Local Plan is Policy H1,

which details the principles for Housing Provision within the Borough. It states that, in terms of

planning permissions given for new housing, priority will be given to the redevelopment of

previously developed land in built up areas. As the application site is previously developed

land and is located within a built up area it directly adheres to the requirements of this policy.

The saved Plan included a number of allocated sites for residential development within the

Buxton area in Policy H4. The application site obviously was not included within this as, at the

time the Plan was written the site was in operation as a fire station. Nevertheless the policy is

useful in that it outlines the sort of issues that need considering in relation to development

schemes such as having regard to conservation areas, ecology, archaeology and so forth. At

the preapplication stage these issues were discussed with HPBC and it was agreed that,

given the location of the site, only an ecology assessment and tree survey was required.

These have been included (within one single document) as part of the application submission

and so Policy H4 is adhered to from this regard.

Saved Policy H9 details affordable requirements. The Policy provides a threshold at which

affordable housing should be provided as part of a scheme, with the amount negotiable. The

policy states that, for developments of 15 units or more, some affordable housing should be

provided. As the proposal is for 21 units, accordingly an element of affordable housing is

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Buxton

required. Four units have been included within the scheme and so the policy is adhered to

from this regard. The level of provision is discussed later on within this document.

Another policy of note within the saved plan is GD4 � Character, Form and Design. This policy

provides a criterion from which developments need to adhere to from a character, form and

design perspective in order to be granted planning permission ensuring that there will be no

detrimental effect on the visual qualities of the locality. As has been described and outlined

within this document, these aforementioned aspects have all been considered throughout the

development design phase. In accordance also with the Residential Design SPD for the

District, the proposed scheme has been formulated in a manner that will complement the

existing built form, whilst also providing for a sense of place in its own right. The final design,

layout and scale of the development should enhance the area whilst causing no compromise

to the quality of the existing locality. Accordingly Policy GD4 and the Residential Design SPD

are both adhered to.

Saved Policy OC1 concerns development in the Countryside. Although the site is brownfield

and within the urban area, it does adjoin countryside land and so it needs to be ensured that

the development accordingly does not have a significant impact on the character and

distinctiveness of the adjacent countryside area. Due to the fact that the development site is

characterised by established trees along the southern boundary; and that these are being

retained and suitably protected by the scheme layout; they provide a natural break between

the site and the countryside. Accordingly no impact will be caused by the development and so

the scheme adheres to Policy OC1.

In terms of the Draft Core Strategy document, the proposal development directly meets with

policy aspirations. The development site is in Buxton and so in accordance with the settlement

hierarchy outlined by Policy CS2. It is also within a target area in terms of residential

development, as stipulated by Policy CS13 and the affordable provision included in the layout

corresponds with the requirements of Policy CS14.

(31)


Buxton 6.2 Affordable Housing

As stated, Policy H9 of the saved Local Plan for High Peak details affordable requirements.

Within the explanatory text associated with Policy H9 a notional target of at least 30% of units

is denoted, with this target based upon a 2001 Housing Needs Assessment. In terms of the

wording of Policy H9, it is stated that the level of affordable housing to be included is

negotiable on a site on site basis, with the negotiations undertaken on the basis of amongst

other things; the level and type of affordable housing needed in the area, having regard to the

Council�s most-up-to-date analysis and the suitability of the site to accommodate a range of

house types and sizes, including a proportion of affordable housing.

In terms of more up to date guidance, the notion of a 30% target was reaffirmed by the

Housing Needs Supplementary Planning Document, which was adopted in November 2007.

The document was prepared to accompany the saved Policy H9 of the High Peak Local Plan.

It stated that, based on the 2006 Housing Needs Survey, a shortfall of 317 affordable units per

annum was identified within the Borough to be supplied over the following five years (2007 �

2012). As a result of this it was stated that �negotiations shall be conducted to seek the

provision of affordable units of a number equivalent to 30% of the total units on site�

(Paragraph 11.1).

Since this document was produced, in preparation for the Core Strategy document that is

being prepared jointly by High Peak Borough Council and Derbyshire Dales District Council,

an Affordable Housing Viability Assessment (2010) has been undertaken. Informed by a

combination of the Housing Needs Survey (2007) and the Housing Market Assessment (2009)

the Viability Assessment (2010) concluded that a varied proportion of affordable units should

be included across the two districts dependent upon the size of the development. The focus

of affordable plots is proposed in the Derbyshire Dales area with 40% affordable to be

included on sites of 25 units or more and 33% affordable to be provided on sites of 3 � 24

units. In the High Peak area, 30% affordable is proposed on sites of 25 units or more, whilst

only 20% affordable is proposed on housing sites of 5 � 24 units.

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Buxton

The proposed figures have been derived based upon aspects such as land values and

deliverability of sites. In terms of the validity of the figures regarding the proposed affordable

unit distribution, it should be noted that the same levels and distribution were used by the two

local authorities in the draft Core Strategy Policy CS 14. Although this policy is yet to be

adopted, the fact that the levels of distribution were incorporated into the daft vindicates their

validity in the context of both areas and their recognised needs and market parameters.

In terms of the current proposal, based on the fact that the application site is only limited in

size and that only 21 units have been proposed, the 20% proportion has been included. This

is in accordance with the most up to data analysis for the area with regard to affordable

requirements, as stipulated by Policy H9 of the saved Local Plan. Unfortunately, due to the

limited size of the site and considering the land values involved in the development, any

proportion beyond this 20% figure may prove to be unviable.

In terms of the mix of units proposed, these have been selected in accordance with the

perceived need identified in discussion with the local authority and also through discussions

with the proposed RSL. The RSL to be used in partnership with the development is Waterloo

Housing Group, whom the applicant has had a long and successful working relationship with.

Of the four units to be provided for affordable, two 3 bedroom properties will be provided for

shared ownership, whilst the other two 2 bedroom properties will be provided for rent.

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Buxton

6.3 Flood Risk

There are no recognised areas of flood risk in and around the site, with the area being

recognised as Flood Zone 1 in accordance with the Environment Agency�s Flood Map; and

the site measures less than 1ha in area. Accordingly, considering the size of the site and

development proposed; no assessment was required from this regard.

6.4 Ecology

An Ecology Assessment of the site has been undertaken and is included as part of the overall

submission. As part of the process, an ecological walkover survey was undertaken to review

the potential of the site to contain or be used by protected species. The findings of the

walkover survey were then assessed and evaluated in the report with recommendations for

further survey work and / or mitigation measures.

Habitat

Amenity Grassland � the dominant habitat on site is amenity grassland. All grassland on site

comprises species that are common both locally and throughout the UK. Accordingly,

although a total land take of the amenity grassland is required to facilitate the development, it

is not considered to represent a significant adverse impact to nature conservation outwith the

immediate zone of effects.

Scattered Trees - There are a total of seven scatter trees on the site ranging in age from semi-

mature to mature and also some established tree canopies overhanging from mature trees to

the south of the site. The large purple beech tree on site is to be maintained, as will the

overhanging tree canopy�s along the southern boundary.

Landtake will include the majority of the young trees closer to the boundary edges. These

trees are considered of low ecological value overall and landtake of these is not thought to

represent a significant adverse impact to nature conservation outwith the immediate zone of

effects.

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Buxton

Introduced Shrub - There are three areas of introduced shrub on the site and land take of

these will be required to facilitate development. As the shrubs contain common species, their

removal is not considered to represent any significant adverse impact on nature conservation.

Nevertheless shrub planting will be included in the overall landscaping of the site as so

mitigating any potential loss.

Species

Birds � the habitats on site have low potential to provide nesting and foraging resource for bird

species resident in the local area. Accordingly the proposed works on site are not expected to

result in a significant adverse impact on birds nesting or foraging. In relation to nesting, any

tree works on site will be undertaken between October and February to avoid the bird nesting

season.

Bats - Amenity grassland and introduced shrub on site may provide some limited foraging

opportunity for bats resident in the wider area, however abundant alternative foraging

resources exist outside the site in the local and wider area. The trees within the site boundary

contribute minimally to the overall bat foraging resource around the application area. Landtake

of amenity grassland, shrub and immature trees on site is not considered to represent a

significant impact to foraging bats outwith the immediate zone of effects.

Badgers - No active sett was recorded within the site itself or within 30m of the site boundary

and badgers are not considered to be resident on site. Use of the amenity grassland by

foraging badgers was confirmed, with access on site via the introduced shrub strip towards

the north-eastern corner of site considered most likely. However, foraging activity appears to

be largely restricted to the eastern boundary edge and the habitats on site are considered to

comprise a suboptimal foraging resource.

Due to the limited extent of potential foraging habitat present on site and the abundance of

alternative and better quality habitat within the local and wider area that badger will readily be

able to utilise, the proposed works are not anticipated to result in a significant adverse impact

to foraging badgers outside the immediate zone of effects. Appropriate fencing to secure the

site during construction is considered beneficial to prevent access.

(35)


Buxton 6.5 Transport

A Transport Statement (TS) has been prepared and submitted as part of the application. The

statement assesses the traffic impact of developing the site for 21 residential dwellings.

The TS considered the proposed development to fully accord with the transport aspirations of

both national and local policy The site is shown to be well located within Buxton such that

there is a good range of work / education / leisure facilities within walking and cycling distance

of the site. The site is also adequately served by public transport, with accessible bus services

on Mosley Road. Therefore the site is considered to be in a sustainable location given its

ready access to facilities and services and other transport opportunities, with the development

accordingly adhering to the requirements of the saved High Peak Local Plan Policy TR1.

A swept path analysis has been undertaken at the site entrance and demonstrates that

vehicles can access the site satisfactorily without the need for inappropriate manoeuvres.

The proposed parking levels have been assessed against the adopted local standards and

found to be compliant. The maximum permitted spaces for a development of this nature and

with the housing stock proposed is 59 spaces. The total number proposed, including garages,

is 62 spaces. This is considered to be appropriate and in accordance with the requirements of

the saved Local Plan Policy TR5, and should not result in undue overspill giving rise to safety

issues.

The vehicle and person trip rates and resultant generation for the proposed use has been

calculated using the TRICS 2010(b) database. TRICS has also been used to derive the site�s

estimated modal split. It is estimated that the proposed development will generate 9 two-way

vehicle movements in both the AM and PM peak periods.

Due to the very small vehicle trip generation and the netting off from the extant fire station

use, a dedicated junction assessment has not been prepared. It is believed that the numbers

fall easily within the natural hourly variation in traffic and standard error of a manual classified

count. In addition to this, the background volumes are likely to result in marginal differences in

delay and queuing. Accordingly saved Local Plan Policy TR4 is satisfied.

(36)


Buxton 7.0 SUMMARY

The Planning, Design, Access Statement provides the background behind the proposed

development, taking into account its physical, environmental and planning related

considerations in the local context.

The evolution of the design process is demonstrated and both design policy guidance and, via

consultation, the Local Authority have clearly helped influenced the form of the proposal, with

the sequence of changes reflecting advice and concerns.

The proposal is compliant with the basic principles of residential development and meets the

detailed design criterion stipulated within the associated polices and guidance. The layout,

appearance and scale of the development are of a high quality that meets current urban

design principles and help ensure that it will fit well to its surroundings. Appropriate

landscaping will also help assimilate the development whilst complimenting its setting

With regards to planning policy, the proposal has been demonstrated to accord with current

national and regional policy principles; as well as being in accordance with the general aims

and principles of established and emerging local policy.