7646 Marquis of Granby DAS 12-08-09.indd

r gp
planning consultant
architecture
arch
project management
pm
quantity surveyor
qs
sustainable design
sus
cdm co-ordinator
cdm-c
master planning
mp
party wall surveyor
pws
clerk of works/building warranties/
expert witness
purchaser’s agent/employer’s agent
fund monitoring surveyor
code for sustainable homes/BREEAM/
building for life/EPC’s/SAPs/HQI’s
co-ordinator
landscape design
Design and Access Statement
for a
Outline Housing Development
at the
Marquis of Granby, High Street, Waddingham
August 2012
7646: Housing Development, Marquis of Granby, Waddingham
Rev:
130 New Walk, Leicester, LE1 7JA · Tel: 0116 204 5800, Fax: 0116 204 5801 · email: [email protected], www.rg-p.co.uk
Managing Director: William D. Smedley · Directors: James N. Badley, Robert A. Woolston, Mitchell J. Dale
Company Registration No. 3837194 · rg+p ltd trading as rg+p · VAT Registration No. 747400832
pc
0.0 Contents
Design and Access Statement
1.0 Introduction
1
2.0 Assessment :
Physical
2
Policy
5
Social, Economic, Involvement & Evaluation
7
3.0 Design :
Use, Amount, Layout & Landscaping
8
Scale & Appearance
9
4.0 Access :
10
5.0 Reports: Ecological Appraisal and Tree Survey
11
6.0 Conclusions :
12
7646: Housing Development, Marquis of Granby, Waddingham
Rev:
1.0 Introduction
Design and Access Statement
Purpose
Background
1.1
1.8
This Design and Access Statement (DAS) has been prepared
by rg+p Ltd. The DAS sets out the proposal to develop eleven
new houses on land to the rear of The Marquis of Granby
public house, High Street, Waddingham. Including access
road and replacement toilet block.
Format
1.2
The requirement to provide a DAS, and what it should contain,
is set out in the Town and Country Planning (Development
Management Procedure) (England) Order 2010. Article 8 of
this, summarises the content of a DAS as:
“the design principles and concepts that have been applied
to the development, and how issues relating to access to the
development have been dealt with.”
1.3
1.4
1.5
1.6
1.7
The context of the development is set out in the Assessment
section. This includes reference to the physical, social,
economic, and policy context, as well as pre-application
involvement with the council and community, and an
evaluation of all this information.
1.9
The Marquis of Granby is owned by Punch Taverns, which is
reviewing much of its portfolio of public houses in light of
the ongoing economic circumstances and the well publicised
decline in the pub trade nationally.
The Marquis of Granby is currently seen as viable but having
land that is surplus to its needs, namely unused green space
to the rear of the pub. The application has therefore arisen
from a need to identify how the unrequired parts could be
developed.
1.12
The indicative details show plots 1-5 comprising the 3-bed
houses, and plots 6-11 the 2-bed houses. All of which would
be two-storey and have individually accessible rear gardens.
1.13
The two parking spaces for each house would be served off
a shared driveway. Access to plots 1-5’s parking would run to
the right when entering the site, access to plot 6-9’s parking
would run to the left, and access to plots 10 and 11 parking
would run to rear of the site, to the south east.
1.14
The retained pub will keep all of its grounds, including the
beer garden and patio, landscaping and car park, proving
12no. car parking spaces for pub patrons and staff.
1.15
The existing site access is to be formalised, and the tree line
fronting and screening the site will remain. The existing
pavement will be extended to meet the radii of the new
access. The access will be designed to serve cars only: all
servicing would be expected to take place from the street.
1.16
To accord with the regulatory requirements for an outline
application, it includes the following information (as is
relevant to the nature of the proposal):
•
the scale of the buildings;
•
an indicative layout; and
•
indicative points of access.
Proposal
1.10
The proposal is in outline, with all matters reserved, for the
development of 5no. 3-bed houses and 6no. 2-bed houses
on land to the rear of The Marquis of Granby. Each dwelling
would have two parking spaces, all 22 of which would be
accessed off a new access road, as a reconstruction of the
existing access.
MARQUIS OF1.11GRANBY
The proposal includes a replacement pub toilet block. The
block is currently located on the western elevation of the pub
it’s proposed that this be relocated to the rear, allowing
WADDINGHAM,andGAINSBOROUGH
The Design section explains the design concept and principles
for a new access road.
and justifies the use, amount, layout,
scale,
appearance
and
FREEHOLD FOR SALE – £250,000
landscaping aspects of the proposal.
The Access section explains and justifies the various access
Development
arrangements embedded in the proposal.
This includes
Opportunity
parking, access to and from buildings and spaces, public
transport links, emergency access, and inclusivity.
Site area 1.073 acre
The size of the statement relates to the scale, nature, and
a
complexity of the proposal, with plans,Opportunity
photographs,for
and
residential
illustrations used extensively. All plans and
drawings of the
development
scheme are for illustrative purposes only and not scalable.
to planning
Scalable drawings form a separate part ofsubject
the application.
Finally, regard has also been had to paragraph
of the
Freehold122
with
vacant
possession
Government’s 2010 Guidance on Information
Requirements
and Validation:
“However, whilst its length and complexity may vary, what
is important is that the document is concise and takes a
proportionate approach, while effectively covering all of the
design and access issues for the proposed development.”
For information, contact:
LOCATION
Sam Frankland
t:0161 233 5608
m:07989 743115
e: [email protected]
The property is located in the centre of Waddingham, a rural village
approximately 12 miles south east of Scunthorpe. The property is situated at the
7646:ofHousing
Marquis
ofinGranby,
Waddingham
junction
the HighDevelopment,
Street and Common
Road
close proximity
to
Waddingham Primary School.
Clair McGowan
DESCRIPTION
1
2.0 Assessment - Physical
Design and Access Statement
2.4
2.3
Waddingham is geographically situated 1.5 miles (2.4 km)
to the east of the A15 road, 10 miles (16 km) south-east
from Scunthorpe and 16 miles (26 km) north from Lincoln.
The A15 links to the B1205, off which the pub’s car park is
accessed. Waddingham is situated near Brigg between the
famous Roman road Ermine Street and the River Ancholme
It is a village with a long history and originally there were
two settlements, Stainton (where the present church is) and
Waddingham, which were on either side of the Waddingham
Beck which runs through the village. Both settlements are
mentioned in the Domesday Book but they existed long
before then. Both places have Anglo Saxon names.
2.5
Nevertheless, it is possible to judge that Waddingham was a
large and important village prior to the population migration
into towns and cities of the 18th and 19th centuries. As
elsewhere in England, the wattle and daub thatched
dwelling have not survived, but the size of the village green
gives testimony to the very considerable economic activity
which must have centred on the village.
2.6
Community facilities include a post office, a butcher, a village
shop, and a Methodist chapel. Opposite Jubilee Hall, which
houses a doctor’s surgery, is Waddingham Primary School.
The village only has the one public house.
Location in Waddingham
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Architects · Project Managers · Quantity Surveyors
130 New Walk
Leicester, LE1 7JA
(PH)
Tel: 0116 204 5800, Fax: 0116 204 5801
Rose Cottage
email: [email protected], www.rg-p.co.uk
The Elms
Project:
Client:
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2.2
Waddingham is a village and civil parish in the West Lindsey
district of Lincolnshire. In 2011 the parish had an estimated
population of 550, almost the same as it was nearly 200 years
ago, and the majority of which is within the village.
ON
2.1
St Mary & St Peter (originally St Peter) church chancel arch is
13th-century, the tower being a 15th-century addition. The
church was largely rebuilt in 1862. Apart from the church,
no extant structures can be dated with certainty prior to the
early 18th century, and there are only a handful of those.
The cottages which once comprised the entrance to the
yard and stables, close to the church, may be of 17th century
origin.
CO
MM
Location
Ordnance Survey (c) Crown Copyright 2012. All rights reserved. Licence number 100020449
Ref:
Scale:
Date:
Drawn:
7646: Housing Development, Marquis of Granby, Waddingham
A development at Marquis of Granby
Waddington
Midland Assured
location Plan
7646
005
1:1250 @ A4
Lincoln
19-08-12
DMcS
Checked:
All dimensions to be checked on site. Do not scale off drawing. This
drawing is the copyright of the Architect, and not to be reproduced
without their permission. Ordnance Survey map information
reproduced with permission of HMSO Crown Copyright reserved.
rg+p Ltd. Trading as rg+p
2
2.0 Assessment - Physical
Design and Access Statement
Site
Photo Locations
2.7
The extent of land owned by Punch Taverns is shown on the
image on the previous page, along with the site location plan
which identifies the site and the grounds of the pub that will
be retained.
2.8
The application site is in the heart of the village, at the principle
junction of Redbourne Road, Common Road and High Street,
in close proximity to Waddingham Primary School. The site
is approximately 0.34Ha and roughly L-shaped. The long axis
is on an approximate north-west south-east orientation with
the pub buildings in a single block at the north-eastern end,
addressing High Street.
2.9
2
1
2.10
The northern boundary to the site comprises the pub
building, the site access, boundary trees and vegetation. The
boundary to the majority of the west of the site comprises
‘The Elms’ residential development.
2.11
The pub comprises a two storey detached building of brick
construction under a multi pitched tile roof. The building
includes a central trading area comprising 44 covers, catering
kitchen, store rooms and customers WCs at ground floor
extending to approximately 116 sq m (GIA), supported by a
basement beer cellar. Living accommodation is provided at
first floor comprising two bedrooms, kitchen, bathroom and
living room.
2.12
The rest of the site including land adjacent the car park to
the west and land to the south of the site consists of closely
mown amenity grassland, remnants of an old orchard, a block
of scrub, scattered trees and shrubs, tall ruderal vegetation
and bare ground.
2.13
An area of designated open space situated adjacent the
south-west boundary of the site is to be retained.
2.14
Rose cottage is located adjacent the south-eastern boundary
of the site, accessed via Common Road which also runs along
the south-eastern boundary. The principle elevation of Rose
Cottage overlooks the rear of the site.
5
3
The pub car park is accessed off High Street at the northern
end of the site, to the west of the pub. A hard surfaced beer
garden (with a smokers shelter) is located to the rear of the
pub. The boundary separating the car park and beer garden
is a low brick wall / fence with a pedestrian access through it.
The car park has a largely gravel surface which is unmarked
and holds 12 cars.
1
4
View from High Street approach (west)
6
2.9
2
3 View across car park to The Elms
5
Site access out onto High Street
4
6
View from Redbourne Road approach
and site access
Pub car park and open space beyond
View to eastern half of site
7646: Housing Development, Marquis of Granby, Waddingham
3
2.0 Assessment - Physical
Surroundings
2.15
The village contains a broad range of house types and
sizes, with two-storey dwellings dominating, the majority
being detached houses but with a varied mix of terraced
and semi-detached dwellings also present. There is a mix
of rendered and brick buildings, and a mix of red and grey
tiles is also present. This variation in materials reflects older
local vernacular, later Victorian influences, and various 20th
century styles.
2.16
There are also a number of bungalows in the village, with
a relatively new development situated in close proximity to
the pub, at the junction of Common Road and The Green.
Adjacent this, along The Green, is a row of attractive brick
2-storey terraced dwellings. Halton House sits immediately
adjacent the site to the east, along with the old school
house.
2.17
Rose Cottage is situated adjacent the south-eastern boundary
of the site, with it’s principle elevation overlooking the rear
of the site.
2.18
To the west of the site off High Street is ‘The Elms’, a 2-storey
dwelling whose eastern elevation overlooks the site. The
local butchers is located opposite the entrance to The Elms
along High Street.
Design and Access Statement
Bus Routes
Property Types within Waddingham
Rose Cottage - view from the pub
The Elms
Site
Terrace along Church Road
Terrace along The Green
Access
2.19
Adjacent the site access onto High Street, is Redbourne Road
which links to Kirton Road. Kirton Road is the main approach
into the village linking from the A15, which links to Lincoln
and the M180. The site sits opposite the head of the junction,
though the main pub building is not visible until the junction
is reached.
2.20
There is no vehicular access to the site other than from High
Street, which is also the pub’s main pedestrian access. There
is a pedestrian access off Common Road but there are no
other access points into the site. There is currently no general
public right of access.
2.21
Only one infrequent bus service (No.11A) passes through the
village, linking it to Lincoln, Scunthorpe and Brigg. No formal
cycle routes pass through the village.
Terrace along Station Avenue
The old school house
7646: Housing Development, Marquis of Granby, Waddingham
Terrace along High Street
New houses along Millstone Way
4
2.0 Assessment - Policy
2.22
2.23
2.24
2.25
2.26
2.27
Design and Access Statement
Under Section 38(6) of the Planning and Compulsory
Purchase Act 2004 regard is to be had to the development
plan in the determination of planning applications, and such
determination shall be made in accordance with the plan
unless material considerations indicate otherwise.
2.28
The development plan means, in the context of this
application, the East Midlands Regional Spatial Strategy
(RSS) 2009 and the West Lindsey Local Plan 2006.
2.29
The National Planning Policy Framework (NPPF) was
published on 27 March 2012 and is a material consideration
in planning decisions. In respect of regional strategies it
states that these:
“remain part of the development plan until they are abolished
by Order using powers taken in the Localism Act. It is the
government’s clear policy intention to revoke the regional
strategies outside of London, subject to the outcome of
the environmental assessments that are currently being
undertaken.”
Having regard to this intention to abolish the East Midlands
RSS, together with the scale, nature and context of the
proposal, it is considered that there are no RSS policies of
substantive relevance to take into account.
The preparation of the Local Development Framework has
not yet advanced to a stage where there are any emerging
policies to be taken into account.
As paragraph 14 of the NPPF states, at its heart “is a
presumption in favour of sustainable development…”
[NPPF emphasis]. It goes on to state that for decision-taking
this means (unless other material considerations indicate
otherwise):
•
“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.”
2.30
Relevant saved policies of the Local Plan are listed opposite
and are not considered to be out of date. Also taken into
account are the West Lindsey Offsite Contributions for
Affordable Housing SPG 2006 and the Interim Planning
Obligations Document 2010.
The nature of the NPPF is that virtually all of its paragraphs
will be relevant to most developments in one way or another.
The table opposite lists those of most relevance to the
scheme.
The following characteristics of the proposal, the site, and
the surrounding context have helped inform these lists:
•
•
•
the site is within the village envelope in a
predominantly residential area, and comprises
approx 0.3 Ha of unused land.
The site is not allocated for any specific use on the
Proposals Map and there are no other designations
that affect it.
the site in general consists of the grounds of the
public house which is to be retained, mown amenity
grassland, remnants of an old orchard, a block of
West Lindsey Local Plan 2006 – Saved Policies
Ref.
Title
STRAT 1
Development Requiring Planning Permission
STRAT 3
Settlement Hierarchy
STRAT 6
Windfall and Infill Housing Development in
Primary Rural Settlements
STRAT 9
Phasing of Housing Development and Release
of land
STRAT 19 Infrastructure Requirements
SUS 7
Building Materials and Components
RES 1
Housing Layout and Design
RES 2
Range of Housing Provision in All Housing
Schemes
RES 5
Provision of Play Space/Recreational Facilities in
New Residential Developments
RES 6
Affordable Housing
CORE 10 Open Space and Landscaping within
Developments
scrub, scattered trees and shrubs, tall ruderal
vegetation and bare ground.
•
an area of land in the south west corner of the site is
allocated as ‘Important Open Space’ in the Local Plan;
•
the site does not affect any designated heritage or
natural environment assets;
•
the site is not in or adjacent to an Air Quality
Management Area and there are no potentially
adverse sources of noise around the site; and
•
the site is not within a Flood Zone on the
Environment Agency’s flood map.
National Planning Policy Framework 27 March 2012
Main Section
Sub-section
Achieving
Sustainable
Development
Delivering
Sustainable
Development
Plan Making
Decision-taking
Annex 1:
Implementation
7646: Housing Development, Marquis of Granby, Waddingham
7-10
The presumption in favour of
sustainable development
Core planning principles
11-14
17
Promoting sustainable
transport
Delivering a wide choice of
quality homes
Requiring good design
Promoting healthy
communities
Meeting the challenge of
climate change, flooding and
coastal change
Conserving Enhancing the
Natural Environment
Conserving and enhancing the
historic environment
32,34-37,
39
Local Plans
Using a proportionate
evidence base
150-152
Determining applications
Planning conditions and
obligations
47-50
56-61
69-70, 73
95-96, 99
109. 111,
118
128-129,
131-132
158
186-187
196-197
203-206
214-216
5
3.0 Assessment - Policy
Planning Application Requirements
2.31
Regard has been had to the Council’s adopted list of
Planning Application Requirements, the nature and scale of
the proposal, and the need for proportionality in terms of
information that will enable the application to be validated
and determined.
Design and Access Statement
Local Plan
Proposals
Map Extract
Technical Reports
2.32
An Ecological Appraisal and a Tree Survey Report have been
completed by Cotswold Wildlife Surveys and a summary of
these documents has been included at Section 5.0.
Important Open Space
Planning Obligation (S.106 HoT’s)
2.33
Any requests for contributions will need to ensure that the
amount calculated meets the three legal tests set out in
Regulation 122(2) of the Community Infrastructure Levy
Regulations. Specifically, that any contributions are:
(a)
necessary to make the development acceptable in
planning terms;
(b)
directly related to the development; and
(c)
fairly and reasonably related in scale and kind to the
development.
2.34
To facilitate validation draft Heads of Terms are set out below
on the basis of the likely subject areas for contribution
requests:
•
•
•
•
•
2.35
affordable housing
education
libraries
fire and rescue
waste and recycling
This is, though, entirely without prejudice to the applicant
in terms of ensuring the legal tests cited above are met,
and in terms of negotiating the content of a S.106 Planning
Obligation in terms of impact on the viability of the
development.
7646: Housing Development, Marquis of Granby, Waddingham
6
2.0 Assessment - Social, Economic, Involvement & Evaluation
Social
2.36
2.37
2.38
Waddingham village and civil parish has a population of
approximately 550 people, with the majority within the
village itself. The population has shown a steady decline
over the last 120 years. Waddingham contains a broad mix of
ages but generally has a population of working age. There is
a continuing need to provide market housing to help people
stay in the area and new households to form from existing
families.
The relative isolation of the village from larger settlements
is exacerbated by poor public transport links but, for a small
settlement, the village does enjoy a range of community and
commercial facilities that are easily reached from all parts.
Facilities include a post office, a butcher, a pub, a village shop,
and a Methodist chapel. Opposite Jubilee Hall, which houses
a doctor’s surgery, is Waddingham Primary School.
The majority of households have cars and a high proportion
(more than a third) have two cars. Most properties are
owner occupied and there is relatively little social/council
or privately rented housing. Detached properties form the
highest proportion of housing, with consequently lower than
average proportions of semi-detached and terraced houses.
Design and Access Statement
Economic
Evaluation
2.39
The Marquis of Granby is currently seen as viable but
having land that is surplus to its needs, namely a large area
of grassed open space to the rear and side of the pub. The
application has therefore arisen from a need to identify how
the unrequired parts could be developed.
2.43
2.40
The retained pub will keep all of it’s grounds, including the
beer garden and patio, landscaping and car park.
The Marquis of Granby is trading profitably and is therefore
to be retained. It represents part of the heritage of the village
and forms an important part of the streetscape character.
However, the toilet block on the western elevation is a modern
extension of no aesthetic merit and could be relocated to the
rear of the building.
2.44
2.41
The development would generate welcome construction
jobs during a difficult economic period and more income for
local businesses and village facilities from the new residents,
including the pub itself.
A sensitive development of the site offers an opportunity
to enhance the road frontage and create a more positive
impression of the village for visitors. The residential character
of the immediate surroundings is compatible with the
potential for housing.
2.45
Whilst larger settlements are a little more difficult to reach by
non-car means the village itself is quite sustainable as it has
a good level of services and amenities, all easily accessible
from the site.
2.46
The village would benefit from more family housing being
made available, enabling the population balance to become
more sustainable and help support facilities that rely on
younger families with children, such as the school.
2.47
The proximity of the existing access to a road junction and
lack of any other means of access means it is best to re-use
and improve it. The existing trees and vegetation to the
side create a positive appearance to the street frontage and
should be retained if possible.
2.48
Most of the trees within the site are not significant amenity
assets for the area, but the opportunity to retain as many as
possible and for additional landscaping can be explored.
2.49
The pub does not have dining facilities and consequently
has a small car park at present, providing no more than 12
unmarked spaces. Retaining all of these would help the
viability of the pub.
2.50
Overlooking windows from houses adjacent to the northwest
corner will prevent development on that part of the site in
order to maintain neighbour amenity. The southern end of
the site - through which the public footpath runs - is part
of an area of Importance Open Space and should not be
encroached on by any new buildings or subdivided by new
boundary fences.
Statement of Community Involvement
2.42
There has been no consultation with the local community or
the Council.
7646: Housing Development, Marquis of Granby, Waddingham
7
3.0 Design - Use, Amount, Layout & Landscaping
3.8
Use
3.1
Design and Access Statement
The site is in a predominantly residential area adjacent to
existing housing within the village envelope of Waddingham.
Therefore, a residential use is acceptable in principle.
Amount
3.2
The proposed terraced and semi-detached type of house
reflects a common form in the village. The resultant density
of 33 dph is therefore compatible with the surroundings,
reflecting an efficient use of this underused site. There are also
adequate local facilities nearby for the addition 11 houses.
The amount of development is therefore acceptable.
3.9
Each house will have a private rear garden at least 11.5m deep.
The gardens will not be unduly overlooked by neighbours,
and there will be no harm from overshadowing or loss of
light. Adequate separation also remains between the plots
and the pub. The future residents will therefore have an
acceptable standard of amenity.
A footpath will run through the site, overlooked by the
housing to provide natural surveillance. This footpath could
connect to the existing public footpath to the south of the
site, creating the opportunity for a safe and formalised route
through the site.
Indicative Site Plan
Layout
3.3
The indicative layout shows the housing addressing the
street and the space available, providing natural surveillance.
It provides frontage parking for plots 2-4 and 7-8, with
landscaped front gardens for plots 1, 5 and 6, and 9-11 which
have tandem parking down the side of each.
3.4
The site access (off High Street) will remain as is but will be
improved and formalised. The houses and parking sit behind
the building line and line of view from the access.
3.5
The existing pub car park which relates well to the pub
will enable parking to take place in much the same way it
does now, but it will be properly laid out and formalised.
Therefore, in comparison to the present appearance this will
be an improved view.
3.6
Due to the close proximity of The Elms and other residential
development along the north-western boundary of the site,
the open green space in this section has been left open.
3.7
The protected open space to the south-west of the site has
also been left untouched.
7646: Housing Development, Marquis of Granby, Waddingham
Landscaping
3.10
Landscaping is a reserved matter. However, the layout
shows indicative landscaping detail. It is anticipated that
low level planting will finish the private spaces to the front
of the dwellings, helping to screen the proposed bin stores.
Back gardens will be left to occupants to landscape.
3.11
The open green space along the north-western boundary
of the site and along the site frontage have been left open.
The existing trees and vegetation have been retained where
possible, particularly along the site frontage. The opportunity
for additional landscaping can be explored.
3.12
The protected open space
to the south-west of the
site has also been left
untouched.
3.13
The boundary to the
retained pub car park and
beer garden comprising of
a low brick wall and fence
with a pedestrian access
through it will remain.
3.14
The pub car park will be
properly laid out and
formalised.
3.15
All the new hard surfaces
can be porous and drain
in a similar way to the
present pub car park. The
proposal will in any case
increase the amount of soft
landscaping, which will
reduce the amount of runoff into the storm drainage
system.
3.16
The drainage off the
roofs can also make use
of larger drainpipes to
attenuate the flow. Given
these improvements it is
concluded there will be no
drainage detriment.
8
3.0 Design - Scale & Appearance
Design and Access Statement
Appearance
Scale
3.17
The proposed two storey houses are in scale with the
surroundings. As scale is a reserved matter the indicative min
and maximum dimensions for the house type are as follows:
3.18
These dimensions describe the maximum envelope within
which each plot will be designed and include tolerances for
details like overhangs, chimneys and porches.
3.19
As the indicative site sections below show, the site slope
means the houses will step down. This reflects the local
streetscene and will create a more interesting appearance in
the street.
Indicative Site Sections
7646: Housing Development, Marquis of Granby, Waddingham
3.20
Appearance is a reserved matter. However, it is likely that
the materials chosen will accord with the local vernacular
and Waddingham context. This will likely make brick the
predominant material, with either red or grey tiles.
9
4.0 Access
Design and Access Statement
Indicative Parking and Access
Access
4.1
The site access (off High Street) will remain but will be
improved and formalised. Access to the dwellings will be via
a new adoptable standard road which includes a generous
turning head for bin lorries and emergency vehicles.
4.2
The existing pub car park has been retained and will enable
parking to take place in the same way it does now providing
12 parking spaces. However, it will be properly laid out and
formalised. This is sufficient for the economic needs of the
pub, which does not attract a lot of car-borne custom.
4.3
Servicing for the pub will take place from the street, as it does
now.
4.4
Each house will have level access and two on-plot parking
spaces. The parking spaces for all plots will enable parking to
take place behind the building line, and the tandem parking
for plots 1, 5, 6 and 9-11 will avoid a parking dominated
frontage.
4.5
This arrangement means that in theory a visitor to any of the
houses could park on the street outside without blocking
the parking to a neighbouring plot.
4.6
The secure access to the rear gardens will be naturally
surveilled by the end plots.
4.7
Placing the bin stores at the front is a practical solution to
the likelihood of residents leaving their bins and boxes at the
front between collections.
4.8
A footpath will run through the site in a position so it is
overlooked by the housing, providing natural surveillance. The
footpath has the potential to connect to the existing public
footpath to the south of the site, creating an opportunity for
a safe and formalised route through the site.
4.9
It is therefore believed that there would be no highway safety
or convenience detriment arising from the proposal.
7646: Housing Development, Marquis of Granby, Waddingham
10
5.0 Reports: Ecological Appraisal and Tree Survey
Design and Access Statement
Ecological Appraisal
Tree Survey
5.1
An Ecological Appraisal has been completed by Cotswold
Wildlife Surveys to assess the land for the presence (actual or
potential) of important or protected species and/or priority
habitats.
5.8
There were two species of Medium Conservation Concern
(RSPB Amber list); House Martin and Dunnock. The martins
were nesting under the eaves of the pub, with the Dunnocks
potentially nesting in the scrub area.
5.11 A Tree Survey has also been completed by Cotswold
Wildlife Surveys where all trees within impacting distance
of the proposed construction zone have been surveyed and
considered.
5.2
The appraisal confirmed there are no large trees on site,
and identified that the species present included three Wild
Cherry, a single young Pedunculate Oak, a single coppiced
Field Maple, and 10 Orchard Apples. The latter were aged
at about 70 years old, and formed part of an orchard that
originally contained 36 trees.
5.9
No other protected or important species were observed,
although there were a few common butterflies, including
Holly Blue and Small Skipper.
5.12
As identified in the ecology report, the tree survey confirms
there are a total of 15 trees on the site, of which 10 are
Orchard Apples, forming the remnants of an old orchard
planted circa 1940. Accordingly, the trees are in various
physiological and structural conditions, with only 3 that
would be considered as good and the rest fair to poor.
5.13
The Tree Survey recommends that the remaining trees
including the three Wild Cherries, the single young
Pedunculate Oak, and the single coppice re-growth Field
Maple are not of good quality, and two of the cherries are
exhibiting signs of dying off.
5.14
It is recommended that the Pedunculate Oak (T1) is
removed as it is in an inappropriate position in relation to
the spatial constraints of the site.
5.15
Two of the Wild Cherries (T4 and T5)should also be removed
as their life expectancy is considered to be short.
5.16
The root protection areas (RPA) of all the trees are shown, and
some of these will be incurred by the proposed development,
in particular in particular T1, T4, T5, T6, T12 and T14. However,
as T1, T4 and T5 are recommended for removal, only T6,
T12 and T14 will be impacted on. The RPA incursion of T12
is minor, and the impact is considered to be insignificant.
However, T6 and T14 will both require removal under the
current scheme;
5.17
If the design cannot be amended to allow for the retention
of these two trees, then they should be replaced, preferably
as grafts onto appropriate root stock to maintain the genetic
diversity of the former orchard.
5.18
Construction traffic and materials storage areas will be
contained on existing hard standing/bare ground areas away
from retained trees.
5.3
It also confirmed there were no signs of Badger activity
found within or near the site, and no Rabbit burrows. There
were several small decay cavities in some of the apple trees,
but these were not considered suitable for bat roosting or
hibernation.
5.4
It is thought that there would be some bat activity around
the site, given the nearby presence of old houses and mature
gardens, but this would be limited due to the use of the site
in the evenings.
5.5
5.6
5.7
5.10 In conclusion, the appraisal confirms that from an ecological
perspective, the proposed development is considered to
have little impact on wildlife or habitats, as it is understood
that most or all of the old trees (worthy of retention) are being
retained in the rear gardens of the proposed dwellings, and
although divided into individual plots, as a whole the orchard
will remain largely intact.
With an absence of wetland features there was very little
potential for amphibians, and the habitat was poor for
reptiles, with no suitable basking areas, no obvious refugia
or hibernacula, and disturbance from the extensive use of
the site by local people.
A total of 14 species of birds were recorded, most flying over
or perched on the wires crossing the site. A few were noted
foraging in the scrub, and it is possible that some species
were using it for nesting. The only in-use nest found
belonged to a Woodpigeon in one of the apple trees.
Of the birds, five were Species of High Conservation Concern
(RSPB Red list); Song Thrush, Spotted Flycatcher, Starling,
House Sparrow and Tree Sparrow. The latter were fairly
common around the village, whilst the House Sparrows
and Starlings were nesting in nearby houses. The Song
Thrush flew in to forage, and the Spotted Flycatchers were
using the wires as feeding perches, with birds probably
nesting in the property to the southeast.
7646: Housing Development, Marquis of Granby, Waddingham
11
6.0 Conclusions
Design and Access Statement
Conclusions
6.1
The proposal will result in high quality dwellings, which will
provide a good living environment for families and enhance
the character and appearance of the village.
6.2
The occupants of the development will have easy access to a
wide range of village facilities, as well as public transport for
additional facilities further afield.
6.3
The development will make efficient use of an underused
site within the village envelope, contributing to the social
and economic sustainability of the parish.
6.4
The scale and design of the proposal will relate well to the
surroundings with no adverse impact on neighbours in terms
of overdominance, shadowing, privacy or outlook. Residence
will have good garden spaces and private parking.
6.5
The houses will provide welcome family accommodation
and the development will make necessary contributions to
affordable housing and other matters that pass the relevant
legal tests, subject to viability.
6.6
The development will include sustainable design features
such in its insulation, drainage, and installation of low energy
and low water-use facilities. The houses will be fully capable
of including renewable energy technologies in the future,
such as solar panels, and air or ground source heat pumps.
6.7
Overall, the development will be sustainable and complies
with the relevant saved policies of the development plan.
In accordance with paragraph 14 of the National Planning
Policy Framework it should therefore be approved without
delay.
7646: Housing Development, Marquis of Granby, Waddingham
12
130 New Walk, Leicester, LE1 7JA
r gp
planning consultant
architecture
arch
project management
pm
quantity surveyor
qs
sustainable design
sus
cdm co-ordinator
cdm-c
master planning
mp
party wall surveyor
pws
clerk of works/building warranties/
expert witness
:
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:
0116 204 5800
0116 204 5801
[email protected]
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building for life/EPC’s/SAPs/HQI’s
co-ordinator
landscape design
130 New Walk, Leicester, LE1 7JA · Tel: 0116 204 5800, Fax: 0116 204 5801 · email: [email protected], www.rg-p.co.uk
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