Proposed Erection of Two Dwellings at the rear of
and a garage at the front of
Winfield
Fen Road
Frampton Fen
Boston
PE20 1SD
PLANNING DESIGN AND ACCESS STATEMENT
1.0Background
1.1This application is on the rear part of the garden of “Winfield”, the host dwelling. The application is for two low density, low level, 4 bed houses to be set to the north of the access road to an extant planning permission for nine houses, all located to the south of that road.
1.2This area is superfluous to the host dwelling and will be constructed by the main developer of the site, Applegate Homes, who have entered a part joint venture on the remainder of the site with the land owner/developer.
1.3A new garage for Winfield is also included within the application, thereby removing the ugly prefabricated garage from the area, thereby enhancing the overall built environment of the area.
1.4The new garage structure echoes the roofing style of “Winfield” and the two new dwellings reflect the styles of those of Application No. B/15/0128, the nine dwelling scheme. Curved walling links the garage to the proposed houses and the overall design of this application links coherently with the extant permission and after several redesigns on Plot 10 now fully takes into account any impact on the existing residential development to the north on Swineshead Road.
1.5The Boston Borough Council’s Interim Plan which replaced the Local Plan in February 2006 and Chapter 8 of the document to Housing – Framework and Strategy is relevant to this case. The changes brought in by the National Planning Policy Framework and the identified need for more housing in the Boston Borough area would indicate that this application will comply with the criteria required for new development.The proposal has no impact on the street scene from Fen Road since it is effectively invisible being set behind road frontage development on all sides. Part of this site backs onto the rear garden of two existing houses on Swineshead Road, with most of the remainder facing the new estate road. The site entrance is within the curtilage area noted in the Draft Local Plan of 2004. The grassland area at the rear was outside those boundaries but is now contained by housing on all sides.
2.0Information
2.1Theapplication site area is 0.36 ha and has a frontage to the estate road. A new housing scheme is currently under construction to the north facing onto Swineshead Road. Nos. 141 to 165 Swineshead Road are generally post war units with large rear gardens which will be unaffected by our proposal. To the south of the new estate road are the nine dwellings of Application No. B/15/0128, which are due to commence on site within two months.
2.2The proposed access road is located on top of the main foul water drain which will serve both this and the new housing to the south. Behind the two houses is a mature hedge and 2m high brick walling. The site is enclosed and very private.
2.3The majority of housing in the area is 2 storey and, like the extant permission, would seem an ideal location for two medium sized detached houses.
2.4The site is currently open grassland but does include several trees which are of minimal quality. The existing trees on the north boundary are to be retained. A 50ft high poplar tree with a diameter of 20ft has recently been removed from Plot 10.
2.5The site is within walking distance of Tesco and various major retailers at the Wyberton Chain Bridge area (Chain Bridge Retail Area). There is the Hammer and Pincers Public House and there is a local farm shop close by. The Chain Bridge pub/restaurant is also soon to open. The site is in a very sustainable location and development can take place on land which has little or no amenity value.
2.6There is a regular bus service along Swineshead Road to Boston town centre. The site is also a very short distance from the main public sports facilities on Rosebery Avenue and the Primary School in the same vicinity.
3.0Planning Matters
3.1The relevant Government Guidelines for the site are contained in the National Planning Policy Framework (2012).
3.2The relevant Development Policy Considerations are contained in the Boston Borough Interim Plan (2006) which in the short term replaces the old Local Plan which was adopted in 1999. The relevant saved policies to this site are as follows:
Policy H1 : Allocated Housing Sites
Policy H2: Windfall Housing Sites
Policy H3 : Quality of Housing Development
Policy H7 : Low Cost Housing for Local Needs
Policy E17 : Protected Land of Open Character
Policy T4 : Car Parking Standards
a)National Planning Policy Framework paragraph 14 states:
“At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.
For plan-making this means that:
- local planning authorities should positively seek opportunities to meet the development needs of their area;
- Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless:
any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or
specific policies in this Framework indicate development should be restricted.
For decision-taking this means:
- approving development proposals that accord with the development plan without delay; and
- where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless;
any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or
specific policies in this Framework indicate development should be restricted.”
and paragraph 15 adds as follows:
“Policies in Local Plans should follow the approach of the presumption in favour of sustainable development so that it is clear that development which is sustainable can be approved without delay. All plans should he based upon and reflect the presumption in favour of sustainable development, with clear policies that will guide how the presumption should be applied locally.”
The proposal, now surrounded by housing development is in a sustainable location in that it is immediately adjacent to previously developed land. The site is close to the main Swineshead Road and within walking distance of local buses and major local amenities (e.g. Tesco, Hammer and Pincers Public House, The Chain Bridge, farm shop and major retail units). The location does not therefore appear to demonstrably outweigh any benefits gained by its development when assessed against the policies of the framework.
b)National Planning Policy Framework in the section Delivering Wide Choice of Quality Homes paragraph 48-50 states as follows:
“48. Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens.
49. Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.
50. To deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should:
- plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes);
- identify the size, type, tenure and range of housing that is required in particular locations, reflecting local demand; and
- where they have identified that affordable housing is needed, set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified (for example to improve or make more effective use of the existing housing stock)and the agreed approach contribute to the objective of creating mixed and balanced communities. Such policies should be sufficiently flexible to take account of changing market conditions over time.”
The proposal complies with the above criteria in that it is of a suitable design delivering good quality characterfuldetached homes specifically for this particular site. Taking into account its location just off the Swineshead Road and relationship in terms of the lack of visual significance of the site, the impact on the character of existing dwellings and the surrounding area will be absolutely minimal. It is felt that the proposal will have a character that matches the current approval in thisprivate, secure location, whilst providing a characterful scheme once the site is entered. It will, also, on a small scale, add to much needed housing stock and also provide in the short term, work for a local Lincolnshire developer, Applegate Homes, local tradesmen and much needed local economic activity. This is a size of scheme that has attracteda medium sized local developer providing local employment.
POLICY H1 STATES THAT “the bulk of new housing is proposed to take place in the town of Boston and in the borough’s larger villages” and that this will “consolidate and strengthen these settlements” and “bolster their economies”. Referring to small sites it notes that a windfall allowance will include for a scheme oftwo dwellings. This site is within the Boston envelope, is totally enclosed and is a very sustainable location which can assist with the undersupply of housing land in the borough with minimal impact.
POLICY H2 STATES: WITHIN SETTLEMENTS, PLANNING PERMISSION WILL BE GRANTED FOR PROPOSALS TO DEVELOP LAND FOR HOUSING, PROVIDED THAT:
1)THE PROPOSAL DOES NOT RESULT IN THE LOSS OF OPEN SPACE OR A FRONTAGE WHICH CONTRIBUTES SIGNIFICANTLY TO THE CHARACTER OR AMENITIES OF THE AREA;
2)THE SITE IS NOT TOO SMALL TO ACCOMMODATE THE PROPOSED DEVELOPMENT IN A SATISFACTORY MANNER;
3)THE RESULTANT DWELLING(S) AND CURTILAGE(S) ARE OF A SIZE AND CHARACTER WHICH REFLECT THE CURRENT DENSITY OF DEVELOPMENT IN THE AREA; AND
4)THE PROPOSAL DOES NOT CONSTITUTE TANDEM OR BACKLAND DEVELOPMENT.
The proposal does not result in a loss of open space on a main frontage which contributes to the character of the area. The site is entirely satisfactory for the proposal. The dwellings proposed reflects current densities of the area and the site is to be housing off a new adopted road, consolidating development in that locality, providing much needed, high quality housing.
“POLICY H3 : QUALITY OF HOUSING DEVELOPMENT
PLANNING PERMISSION WILL BE GRANTED FOR NEW HOUSING DEVELOPMENTS WHICH:
1)ARE COMPATIBLE WITH THE EXISTING CHARACTER OF THE AREA IN TERMS OF LAYOUT, DESIGN AND MATERIALS;
2)CONFORM TO THE STANDARDS AND ADVICE SET OUT IN THE LINCOLNSHIRE DESIGN FOR RESIDENTIAL AREAS;
3)PROVIDE HIGH QUALITY OF BUILDING, LAYOUT AND LANDSCAPE DESIGN AND A SENSE OF PLACE;
4)ARE NOT LOCATED NEXT TO AN EXISTING USE WHICH IS LIKELY TO CAUSE ENVIRONMENTAL PROBLEMS FOR FUTURE RESIDENTS.”
The specific design proposals for this site will improve the quality of the environment in that the layout, scale, design, appearance and choice of materials are all encompassed in the detail to ensure the proposal does not detract from the character of the locality. The design of the dwellings is of high quality and specific for that site with layout, scale and landscaping ensuring that it will blend with the existing dwellings in the area with immediate effect ensuring the existing visual aspects of the street scene of the locality will not be compromised. This will form part of what will appear as a private, exclusive estate, when viewed from Fen Road.The latest redesign of the units for Plots 10 and 11 overcomes any concerns that have been raised over loss of visual amenity by existing residents.
“POLICY E17 : PROTECTED LAND OF OPEN CHARACTER
PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT THAT ADVERSELY AFFECTS THE CHARACTER OR APPEARANCE OF SITES DESIGNATED AS PROTECTED LAND OF OPEN CHARACTER (SHOWN ON INSET MAPS).”
In relation to the above policy, the land is clearly unseen from anywhere beyond the site. It does not contribute in any way to an open aspect or feeling of space from the existing road network in the area. Development of the site will make little or no difference to the character of the area. The open character of Fen Road will not be affected in any way by this development since the site is already enclosed by buildings and this element largely hidden by “Winfield”, the host building.
“POLICY T4 CAR PARKING STANDARDS
WHERE PARKING FACILITIES ARE TO BE PROVIDED AS PART OF THE PROPOSED DEVELOPMENT, PLANNING PERMISSION WILL BE GRANTED WHERE PROPOSALS ARE IN ACCORDANCE WITH STANDARDS INDICATED AT APPENDIX 5.”
In this case, the layout and design of two dwellings off an individual cul-de-sac will be to the required Lincolnshire County Highways Division Specification with regard to access from an existing highway and required parking with each dwelling having a minimum of four parking spaces per unit (including garage).
The garage provided with “Winfield” also incorporates a turning head to ensure vehicles egress the plot onto Fen Road in forward gear.
4.0Wildlife
4.1The proposal should have little or no impact on wildlife in this area as the boundary trees and existing boundary hedging are to be retained,with additional planting and landscaping incorporated in the layout for the site. Both these points can be subject to conditions.
5.0Archaeology
5.1There is no known effect on archaeology relating to this site.
6.0Access/Highways/Foul and Surface Water Design
6.1The proposed formation of a single new vehicular access pointand turning facility will be carried out to the specification of the Lincolnshire County Council Highways Division’s requirements. A block paved narrowing of the road will ensure that traffic speeds and noise will be minimal.
6.2There are adequate areas in and around the proposed new dwellings to allow for on-site parking. The estate road design has already been approved under Application No. B/15/0128.
6.3An existing Foul and Surface water combined sewer crosses the site along and under the line of the access road which will already serve the approved scheme to the south of this road. Surface water design will be attenuated prior to connection to the main sewer, as is the case with the existing proposals. The same consulting engineers have appraised this current proposal to ensure that all Anglian Water and Internal Drainage Board requirements are achieved.
7.0Site Layout
7.1The layout is largely determined by three factors:
i)The existing entry point to the site.
ii)The existing main foul water drain runs on the site.
iii)The rear gardens of the houses to the north of the site.
iv)The shape and characteristics of the site itself.
7.2Items i) and ii) set the access road along the southern part of the site dictating the footprints of the housing to the north of this road. The existing main combined sewer run is west to east along the line of the road, but there are FW runs into this pipe from across the existing paddock and from the new site to the north of the proposal. The pipe from the north is located between plots 10 and 11 with a connection in the existing manhole in the estate road.
7.3The angle of the property to the north of the site means that there is no dwelling to dwelling overlooking, so no loss of amenity. Two trees are retained to ensure that the angled distances window to window are between 18 and 20 metres and acceptable.
7.4The houses are at differing angles to provide both visual interest and ensure privacy for the occupiers. These varied angles create vitality, interest and differences of light and shade at each time of day. The use of curved walling to gardens also provides a softness of changes of angle. The opportunity has been taken to create an oriel window on the east gable of No11 and a gable end bay on No. 10. The link between No. 11 and its garage with angled utility, with a private garden room taking in the evening sunshine, creates individuality and a unique design that acts as a “gatehouse” to the whole site. There are no bedroom windows overlooking the chalet bungalow to the north. Plot 10 has been the subject of several redesigns and is now effectivelya Victorian-style, bungalow with a converted roof which now maintains the visual amenity of the dwelling to the north.