DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A SINGLE DWELLING AT LINGFIELD FARM, STONEY ROAD, TUTTLE HILL, NUNEATON, CV10 0RN

This statement has been submitted by Andrew Large Surveyors Ltd on behalf of the applicant, and relates to the full planning application for the erection of a single dwelling with outbuildings at Lingfield Farm, Stoney Road, Tuttle Hill, Nuneaton, CV10 0RN

1.0SITE APPRAISAL

Physical Context

The farmhouse is situated off Stoney Road and formerly consisted of a detached red brick and rendered dwelling with a pitched and twin gabled roof. There are outbuildings and two barns on the site, the majority of which will be demolished as part of this application thus increasing the overall openness of the site.A site plan has been attached in Appendix 1 which outlines the property in red.

The property is in a relatively isolated location and there will be a reliance on the private car to reach services.

Social Context

There has always been a farmhouse on the site, and it is only due to vandalism and arson that this dwelling has recently been lost. This application allows the owners to rebuild the family home.

Economic Context

The development will provide housing in a rural area. The development of the site will also provide construction and design work for local employees.

Planning History

A CLEUD was submitted earlier this year to establish the residential use of the site. The farmhouse had been inhabited until August 2012 by Mrs Cross. Due to ill health she had to move into sheltered accommodation. The property was then the subject of extensive vandalism and arson attacks. In April 2015 it was agreed with the council that on safety grounds the property would be demolished.

The residential use has now been re-established and Mrs Cross’s executors are submitting this application to allow for the property to be rebuilt.

Planning Policy Context

The proposed development has been assessed and evaluated against the criteria set within the following listed policies.

National Planning Policy Framework 2012

The framework has recently been adopted and the following sections are applicable to this application:

Requiring good design

‘respond to local character and history, and reflect the identity of local

surroundings and materials, while not preventing or discouraging

appropriate innovation’

The previous dwelling was constructed using grey pebble dash render. We have proposed a traditional handmade red brick is used for the main construction as this is more characteristic of the local area and will help to create a more attractive scheme.

‘create safe and accessible environments where crime and disorder, and the

fear of crime, do not undermine quality of life or community cohesion;’

The dwelling is easily accessible via one central access.

‘are visually attractive as a result of good architecture and appropriate

landscaping.’

High quality materials are being proposed to ensure that the dwelling makes a positive contribution to its rural setting. The site is already very well screened.

Nuneaton and Bedworth Borough Council Adopted Local Plan 2006

The following policies are relevant to this application:

Env2. Areas of Restraint

In Areas of Restraint, as defined on the Proposals Map, development will only be permitted where the development would not adversely affect the open character or appearance of the area, taking into account any possible cumulative effects.

The development will have no adverse impact on the open character or appearance of the area given that there was an existing farmhouse already on site. We have sought to improve the appearance of the site with a high quality design proposed which uses materials character appropriate to the local area. We also wished to reflect the rural setting and farm yard characteristics with the farmhouse and outbuildings creating a courtyard setting.

Env3. Rural and Urban Countryside planning

Planning permission will only be granted for development in the countryside if it:

a. is necessary to meet the needs of farming, forestry, agriculture, recreation, tourism and other enterprises with an essential requirement to locate in the countryside; or

b. represents a land use for which there is a demonstrable need which cannot be met within the urban area; or

c. relates to the reuse of existing buildings, provided the proposed uses are generally acceptable in the countryside and in accordance with Env5; or

d. relates to the limited extension or alteration of an existing building.

The proposal is for a replacement dwelling where the residential use has already been deemed acceptable. These material considerations can be seen to outweigh the above policy constraints. In relation to the criteria set under Env 3 d) the proposal satisfies these as follows:

Development satisfying a, b, c or d above, will only be permitted provided that:

(i)It would not harm the overall character and quality of the countryside.

With the high quality design proposed, farm yard layout and removal of unsightly large buildings, this proposal will make a significant positive contribution to the local character and quality of the countryside.

(ii)The type and amount of traffic generated would not cause harm to the surroundings.

The residential use has already been established via the Clued and there will be no increase in traffic from that formally associated with the farmhouse.

(iii)It presents a sustainable opportunity for development.

The inclusion of the home office and store within the outbuildings has been proposed to encourage future occupants to work from home which promotes a sustainable form of living.

(iv) The design and materials of the development should be of a high standard in keepingwith the scale and character of the locality; and

The proposal is for a high quality design, with construction being from red Warwickshire brick under a plain grey tile.

(iv)the loss of the best and most versatile agricultural land is minimised.

No agricultural land is being lost due to this proposal.

Residential Design Guide 2004

We are happy that the proposal adopts the design principles set out in the guide. An attractive amenity area has been included, traditional materials are being used and the design is well balanced and consistent in terms of scale, size and materials.

2.0 CONSULATION

Throughout the process we have liased with the planning officer Mr Andrew Collinson. The following excerpt is from an email dated November 13th 2015:

‘It is considered that the farmhouse would be a material consideration when dealing with any application for development of the site. Officers are of the opinion that a persuasive argument could well be made for the residential property on the site as replacement for the removal of the original farmhouse and dilapidated outbuildings. Any proposal that fails to respect the character and integrity of the original building and its position in open countryside would not be acceptable and therefore the proposal should be of the high build quality and detail. As a general rule of thumb the built development should not be any greater than 150% of the original floor area of the farm house. If the original property measured 120m2 then a proposal could only be extended up to 180m2. Also justification should be given for the repositioning of the dwelling compared to the original, consideration should be given to the garden area of the original property as approved as the CLEUD and the proposal. Justification should be provided in respect of the office, workshop studio and how that is proposed to be managed. Is this ancillary to the main house? What justification is there for this, any intensification in terms of highways may lead to a requirement to improve the vehicular access to the property. I assume this is single storey to create a courtyard farmyard feel.

Officers consider that a plain fronted farm house would be appropriate, picking up details of external chimneys, recessed windows, cut eaves, corbelling, relatively low roof, headers/cills. The mass of the proposal could be reduced through the use of subordinate side or rear wings. The use of barn style garages (with wooden doors) would also be appropriate designed as a cart barn style with the use of cupola and other features would aid design detail. The provision of 3 garages seems excessive and may have to be reduced especially as garage are considered a part of the 150% in floor space. It should be noted that any external areas associated with such a use may jeopardise the openness by the presence of general garden paraphernalia eg sheds, ornaments and gazebos/pergolas, and therefore specific restrictions would apply when permitted and permitted development rights for extension would be removed. However, as the proposal will lead to the removal of a number of buildings it is considered that we will be generally supportive of the proposal.’

3.0SITE EVALUATION

When drawing up a scheme for this proposal we did not want to it to be a carbon copy of the original dwelling, but instead wanted to take the opportunity to create a more cohesive and attractive development.

The farmhouse has been repositioned so it sits better within the overall site which enables us to create a courtyard development. It also means that future occupants will have views out over the valley.

The proposed house is less than 150% of the original dwelling and the removal of the large barn will improve the overall appearance of the site.

A mixed use office/workshop has been proposed in the outbuildings as due to the rural setting of the dwelling we wished to provide facilities to allow future occupants to work from home. These uses are ancillary to the main house.

4.0 DESIGN COMPONENT

Use

It has already been established that there is a presumption for residential development on the site by way of the submitted CLEUD. The proposed use is therefore in keeping.

Amount

The original house was 205 sq m. The proposed house is 229 sq m.

The garages are 68 sq m and the office studio workshop is 90 sq m.

Layout.

The internal layout comprises a lounge, kitchen/diner, snug, utility, hallway and w.c. On the first floor there are four bedrooms (two with en-suite) and a bathroom.

Scale

The proposal is for a two storey house which is commensurate with the existing dwelling.

Landscaping

Minimal landscaping has been proposed as we did not wish to urbanise what is a rural setting. There are already hedgerows in place which will be maintained.

Appearance

Traditional materials synonymous with the local area are being proposed, namely red Warwickshire stock bricks and plain grey tiles with timber casement windows and doors.

5.0 ACCESS COMPONENT

The site benefits from an existing access off Stoney Road.

Signed……………………………………………..

Andrew J Large MRICS FAAV

Dated……………………………………………….