Design & Access Statement
Project
Outline Application for Self-Build Dwelling at Bawtry Road | Blyth | Worksop
Location
Lyndale | Harworth Road Blyth | Worksop Nottinghamshire | S81 8HQ
Tel: 01909 591871 www.yorkearchitecture.com
Chris Yorke Managing Director BSc(Hons) | MCIAT C.Build E | MCABE E. [email protected]
M. 07828 789 651
Adi Krasniqi Director BSc(Hons)
E. [email protected] M. 07929 456 125
0.0 Contents
1.0 Assessment of Context 2.0 Use
3.0 Amount
4.0 Layout, Scale and Appearance 5.0 Landscaping
6.0 Access
7.0 Planning Policy
8.0 Flood Risk
9.0 Conclusion
This report has been prepared in accordance with the guidance set out by CABE, as detailed in ‘Design and Access Statements – How to Write and Read them’.
1.0 Assessment of Context
1.1 This application seeks planning permission for a detached 4 bedroom dwelling on land adjacent to Bawtry Road, Blyth, Worksop. The application site lies off Bawtry Road, the A614 and approximately 150 metres from the major junction with the A1.
1.2 The application site itself is located on the lower slopes of a large field adjacent to Bawtry Road and would be accessed by a new drop kerb type crossing onto a private driveway to be shared with 3 other dwellings. The site currently benefits from an extant outline approval for 10 dwellings. This dwelling, along with another 6 self-build dwellings will replace the 10 approved dwellings, which, due to the high level of contributions payable are no longer a realistic option. In addition, the applicant has been registered on the council’s self-build list for some time and this has proved fruitless despite the Government placing a great level of importance on the need for self-build plots.
To the south of the application site is a small woodland area and sparser planting to the north, beyond which is predominantly frontage housing development with in-breakings of cul-de-sac developments. The closest of the adjacent dwellings are in an elevated position and form a ‘backland’ type development. Further backland development has been adopted as NP03 in the Blyth Neighbourhood plan and approved by Bassetlaw District Council. The proposed development would not extend to anywhere near the extent of NP03 and would therefore not impact further on the landscape character and particularly when development in principle has already been approved.
1.3 The land is grade 3 on the Agricultural Land Classification Map, being good to moderate.
1.4 As previously stated, the land currently benefits from an extant approval for 10 dwellings and the land is presently utilised as arable agricultural land sloping from the road level, uphill to the east. As a consequence of the success of this and the further seven self-build applications, it is likely that the land to the rear will be returned to pasture rather than intensive arable land, which is an aim of the Bassetlaw Landscape Character Assessment Idle Lowlands Policy Zone 11.
1.5 Permission was granted for 10 properties along the frontage (application number 18/00022/OUT) and work undertaken on the preparation of a reserved matters application has identified that, due to the high level of contributions required and without the benefit of an additional 4 dwellings to the rear as an income boost, the quality of development possible would be sub-standard and unsatisfactory for this site.
1.6 This statement is to be read in conjunction with the planning application and its accompanying documents;
• Application Form
• Drawings package
2.0. Use
2.1 The proposed development is for a single self-build dwelling, which will ultimately sit along with 7 additional self-builds (from different applicants). It is therefore, entirely residential in composition and will be for the sole use and enjoyment of the applicant on a self-build basis. The dwelling will be set within an appropriate residential curtilage and will be allocated with a suitable level of private car parking.
3.0 Amount
3.1 The scheme is for the development of 1No. detached dwelling, but will be within the context of a total of 8 new self-build dwellings.
4.0 Layout, Scale and Appearance
4.1 The scheme has been developed with the objective of supplying a strong and currently unmet demand for self-build plots of a high standard, which are able to facilitate quality family accommodation at an affordable market price.
4.2 The proposal takes careful consideration of the surrounding, existing residential and commercial developments to ensure that the amenities of existing and future occupiers are protected.
4.3 Due to the lower land levels, the proposal is for a 2-storey dwelling and associated garaging.
5.0 Landscaping
5.1 Landscaping is likely to be quite extensive with both boundary and in-curtilage planting. Rear garden will be laid to lawn with fairly typical domestic planting arrangements.
5.2 Front gardens will have permeable paving to provide car parking, as shown on site plan.
5.3 Fencing to provide defensible amenity space (primarily to the rear of the property) will largely be timber post and boarded, with no gaps, in accordance with the noise impact assessment. Front garden divisions will be low level, planted with berberis or similar.
6.0 Access
6.1 Vehicular access will be from the shared private driveway, as shown on the site plan.
This will be 5.5m wide in tegula paving. Pedestrian access will be likewise.
6.2 Level thresholds will be provided to all dwellings.
7.0 Planning Policy Considerations
7.1 The Principle of residential development on this site is approved under application 18/00022/OUT, which is extant.
7.2 The Government has placed a great level of importance on the need for self-build plots as they tend to be highly deliverable. The government has aspirations of at least doubling the number of custom and self-build homes by 2020
7.3 NPPF Section 12 – Achieving well-designed places.
Will function well and add to the overall quality of the area.
Visually attractive
Sympathetic to local character.
Strong sense of place
optimise the potential of the site and support local facilities Create places that are safe and inclusive
Visual Amenity
7.8 This part of the Northern Blyth area is characterised by various architectural styles ranging from simple bungalow architecture through commercial food outlets to massive B8 warehouse buildings. This development is extremely low impact by comparison to recent approvals and developments.
7.9 Visually, the site lies within a landscape that is undergoing significant changes. Recent planning permissions for significant employment development between Harworth Road and the A1 is currently under development (first unit now complete with a number yet to be commenced), 2 other units also complete (Starbucks and KFC), a further approval for a McDonald’s Restaurant has been given and an even larger area of employment (and other uses) have been permitted at Sunny Nook to the north west of the application site.
7.10 Added to those significant developments are the recent planning permissions for residential development between Harworth Road and Bawtry Road totaling some 30 dwellings.
7.11 On the Bassetlaw Landscape Character Assessment, the site lies within the Idle Lowlands Landscape Character Type and within Policy Zone 11 for Harworth.
7.12 The landscape condition is described as ‘very poor’ and the further description within that assessment states:
“The pattern of elements is described as incoherent as there are many detracting features; industrial and commercial land uses, evidence of mineral extraction [spoil heaps], busy roads including the A1 and A614. Overall the Policy Zone is significantly interrupted visually.
Essentially, land use combines intensive arable pockets with former coal mining, including the recently abandoned Harworth Colliery, evidenced in several spoil tips which remain dominant across the landscape, although some have been reclaimed and are now planted with coniferous species. Settlement also forms a significant part of the Policy Zone and is largely modern and quite uncharacteristic of the region”
7.13 The assessment goes on to comment in respect of Sensitivity;
“Landform is assessed as apparent and the visibility moderate. A weak sense of place combined with moderate visibility results in low landscape sensitivity overall.”
Residential Amenity
7.11 The self-build plots are generously proportioned with adequate exclusion distances from other dwellings both within and outside the site boundaries. Amenity space for the occupiers of the property would be far in excess of the minimums required in the council’s SPD; Successful Places. The proposal therefore accords with Policy DM4 of the Local Development Framework and also Paragraph 127 of the NPPF
Highway Matters
7.12 The site will be accessed from the shared driveway, as shown on the site plan. The required 47m visibility splays are easily achieved (actual are in excess of 120m). The entirety of the driveway, from the drop kerb access will be privately owned by the owners of the adjacent plots. Minimum shared drive width will be 5.5m.
8.0 Flood Risk
8.1 As noted on the Environment agency flood risk map, below, the site is within flood zone 1 and therefore no further flood risk assessment is required.
9.0 Conclusion
9.1 The proposal is for a single self-build dwelling, in the context of other adjacent self- build dwellings, which accords with the Governments aspirations.
9.2 The site is outside the development boundary, however, the policy relating to settlement hierarchy is out of step with the NPPF and is therefore afforded significantly less weight.
9.3 The LPA has already approved the site for development of 10 dwellings under application number 18/00022/OUT, which remains extant.
9.4 The proposed development is sustainable, as prescribed by the NPPF. This has been established repeatedly in this area, both at LPA level and at HM Inspector level.
9.5 The proposal provides a good level of visual amenity and affords opportunity for considerable enhancement.
9.6 There are no issues in the area of residential amenity, as neither the proposed dwelling nor the existing are compromised in any way.
9.7 The development does not cause issues of highway safety and the cul-de-sac itself will be designed to provide adequate safe access and egress for vehicles and pedestrians.
9.8 There is no flood risk associated with this site and the development can easily be accommodated without increasing flood risk elsewhere.
9.9 The above statement together with the drawings and reports demonstrates the sustainability and compliance with national and local policy. It is therefore considered that there are no material factors which outweigh the sustainability of the development and on that basis the application should be approved without delay.
