Site Address:Gimswood, Hill Road, Grandborough, Rugby
Reference number:R15/0502
Site address:Gimswood, Hill Road, Grandborough, Rugby
Description:Erection of a dwelling house together with associated works
Case Officer Name & Number:Nathan Lowde 01788 533725
Description of site
The application site comprises of a 40 acre site situated to the west of Grandborough. Following the applicants purchase of the site is 2002, 33 acres were planted with 15,000 tree saplings during 2002-2004. The woodland, mostly of broad-leave hardwoods such as oak and ash, was not planted for commercial purposes but for ecological purposes. The site also comprises of 7 acre of traditionally managed wildflower meadow. Access to the site is via an existing field access sited on the east side of Hill Road.
Description of proposal
The application seeks the erection of a 3 bedroom dwelling house with associated works. The building is to be located towards the northern boundary of the site, close to the existing site access. As proposed the building is designed in three elements, the first element being the main dwelling house. Thiselement has been designed with the main elevation (south facing façade) being open in character with fully glazed elevations layered with solar control screens and deep overhangs. Conversely the north elevation has limited opening and is dominated by the roof structure which is formed with a half ’cruck’ form clad in cedar shingles as a shell like element. Attached to this building along the west elevation is a single storey brick building with a sedum roof. Attached the east elevation is linked extension which a metal sheeted ‘silo’ structure which creates a ‘hinge link’ linking the main building to a single storey garaging building. The building would be used as a flexible space as a garage and as a casual classroom beside the plant room. The east elevation of this building is dominated by a shingle shell roof structure. Drainage in connection with the proposed dwelling would incorporate a reed bed drainage system.
Third Party Comments
Neighbours (1) support
-Very sustainable and sympathetic development which should be supported.
-The aims and objectives of the applicant are genuine and they should be applauded.
-The past reliance on fossil fuels and the short-sight of past and present governments has resulted in ongoing environmental damage. Anything people can do to support and promote green energy generation should be encouraged.
-This development would provide a new home with a minimal impact on the environment. This cannot be said for most new developments.
Parish Council
Grandborough Parish Council Fully support the application.
Leamington Hastings Parish Council Comments
While the application has been well prepared, it is considered there is no justification for this application, otherthan for use as adwelling house.
A lecture and study room could be establishedwith a simple building in keeping with the woodland area, and there is no justification for a dwelling on site, just to provide for maintenance ofthe trees.
This does not compare well with an application for a dwelling house on a farm in Leamington Hastings, recently refused, even when the care of a number of animals is required.
Technical Consultation responses
WCC Highwaysno objection subject to conditions relating to the positioning of the gate
WCC Ecologyno objection subject to the submission of a great crested newt survey
RBC Tree Officer comments
A very small section of newly planted trees is to be removed but the vast majority of trees (which incorporates a considerable area) is to be retained. The planting is very impressive.
Severn Trent Waterno objection subject to an informative.
Relevant planning policies/guidance
Core Strategy
CS1Development Strategycomplies
CS16Sustainable Designcomplies
Saved Local Plan Policies
E6Biodiversitycomplies
National Policy
National Planning Policy Framework (NPPF)
Part 7 – Requiring good design
Other Material Consideration
Planning Obligations SPD: Appendix 2
Assessment of Proposal
Principle
Core Strategy Policy CS1 sets a settlement hierarchy for locations within the Borough and seek to locate development sustainably within this hierarchy based on a sequential preference. CS1 states “It must be demonstrated that the most sustainable location are considered ahead of those further down the hierarchy.” The application site is situated within the open countryside which is the fifth priority location for development as set out within policy CS1, which states that development will only be supported where in accordance with national policy contained within the NPPF
The NPPF at paragraph 55 states that to promote sustainable development in rural areas housing should be located where it will enhance or maintain the vitality of rural community and that Local Planning Authorities should avoid new isolated dwellings in the countryside unless there are special circumstances. In the context of this application the NPPF states that special circumstances can include;
- the exceptional quality or innovative nature of the design of a dwelling.
Such a design should:
-be truly outstanding or innovative, helping to raise standards of design more generally in rural areas;
-reflect the highest standards in architecture;
-significantly enhance its immediate setting; and
-be sensitive to the defining characteristics of the local area.
At the pre-application stage, it was suggested to the agent that if they were keen to pursue an application under paragraph 55, they would need to provide details and clarity in respect of the proposal fulfilling the above requirement with significant emphasis placed on the proposal being ‘truly outstanding or innovative’.
To establish opinion on this matter the proposal was presented to MADE at the pre-application stage.
MADE within a lettered response summarised that ‘the panel admired the client’s innovative vision and the architect’s translation of this into a practical development that is of a high architectural standard and sympathetic to the site and its countryside surroundings. It would be an exemplar that would advance an understanding of sympathetic house design in rural areas. This project is only at sketch design stage and more detailed work is required to demonstrate that it would definitely meet the criteria in paragraph 55; however, in the view of the panel, provided it is developed in a way that is consistent with the initial concept, it should meet the required standard’.
The proposed design of the development is considered to be of a high architectural standard and sympathetic to the site and its countryside surroundings. The design of the building, together with the applicant’s vision of the woodland created for ecology and recreation purposes and that the occupiers of the dwellings would be custodians to the woodland it considered innovative. It is therefore considered that the proposed development meets special circumstances outlined within paragraph 55 of the NPPF and as such accords with policy CS1.
Visual amenity
Part 7 of the NPPF emphasises the importance of good quality design and Policy CS16 states that development will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated. Paragraph 55 of the NPPF seeks to ensure that development for new dwellings within the countryside help helping to raise standards of design more generally in rural areas; reflect the highest standards in architecture; significantly enhance its immediate setting; and be sensitive to the defining characteristics of the local area.
The building itself by virtue of its scale and massing, and the choice of materials establishes an informal and rural character that is sensitive to this wooded and agrarian landscape. The design and appearance of the roof structures on both the main dwelling house and garaging building ensures that it responds to the woodland landscape as well as appearing unobtrusive within the rural and wooded landscape. When approaching the site along the Hill Road from the east, the north elevation of the building would be set behind the existing hedge line with cladded roof protruding above the hedgerow. The top of the ‘silo’ style structure and the north elevation of the garage building would also appear visible from the highway.
The incorporation of the agricultural silo introduces an agrarian appearance to the buildings which responds positively to the agrarian landscape. At the same time the building appears modern and functional and not a pastiche of a traditional farmhouse. The use of reclaimed bricks together with the sedum roof, and other sustainable technology contributes towards the sustainability of the building and its low impact upon the surrounding environment. The low key site entrance which opens out into a low key courtyard area with its informal surface treatment of road plannings with grass mixture, reinforces the concept of its low impact upon the surrounding environment. Whilst the incorporation of sustainable technology is not innovative, the design of the building in particular the roof structures and the use of themetal sheeted ‘silo’ structure creating that ‘hinge link’, together with the concept is considered innovative. The design of the building is considered to be of high architectural standard which is sensitive to its surroundings.
The proposed development is therefore in accordance with policy CS16 and the core principles of the NPPF which seeks to secure a good standard of design.
Residential amenity
In terms of residential amenity, policy CS16 seeks to ensure that development does not have a materially harmful impact upon the amenities of neighbouring properties. Taking into consideration the distance of the building to neighbouring properties it is not considered that the proposed development would have an adverse impact upon the amenities of neighbouring properties in accordance with policy CS16 and the core principles of the NPPF which seek to secure a good standard of amenity for existing and future occupiers of land and buildings.
Highways and Parking
Following consultation with WCC Highways it is not considered subject to conditions that the proposal would have an advice impact upon highway safety. For the purposes of assessing car parking standards the site is located within an area of high access. As set out within the Council’s SPD the minimum requirement for a 3 bedroom property within a high access area is 2 car parking spaces, which would be achieved by the proposed application.
Ecology
Gimswood is a33 acre plantation woodland and 7 acre traditionally managed wildflower meadow and provides important habitat for wildlife within the local surrounding area which is predominantly arable and improved grassland. Following consultation with WCC Ecology it is not considered that the proposal would have an adverse impact upon protected habitats and species.
Recommendation
Approval subject to conditions
Report prepared by: Nathan Lowde 07 May 2015
Report Sheet