Outline application report draft

Potential Planning Application -BOUCHERS HILL

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Design and Access Statement CAWSE DESIGN - 20 Exeter Street - North Tawton - Devon EX20 2HB - 01837 82587

Page 2 1. Introduction The proposal in question is situated to the north of the Town of North Tawton. The site consists of agricultural land, with an agricultural barn that has recently been approved for conversion to a dwelling under the “prior notification process”. The barns to the north of the site have also received approval ` through this process. The site measures some 0.92 hectares in area.

Barns approved as dwellings

The site has been owned by the applicant for a number of years and has been rented out as grazing land. The applicant has always had a dream of developing their own “custom built” home on site site, although financial and planning policy have, to date, prevented such an activity. However, in July 2012 there was a glimmer of hope in that the North Tawton Town Council agreed to instigate the development of a Neighbourhood Plan. The applicants were aware of the Localism Act and the implications this has for “custom Build” / “Self Build” homes. The applicants (and the writer) were quick to join the group, and (importantly) to secure a confirmation from the members that their involvement was not a conflict of interest. The applicants undertook a number of activities to seek other, like minded self builders from the community. This included posters in local shop windows and adverts in the free local paper. It was evident that there were many individuals and families that were keen to develop their own, affordable home. A strong “sustainable” tone came from many replies, identifying the use of renewable energy and high efficiency design and construction.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Following initial feedback a strong contention of 32 prospective self builders came forward from the community. Clearly more than the site could contain. The applicants discussed the proposals at the Local Neighbourhood Plan meetings and had meetings regarding Pre-application advice at the West Devon Borough Council offices, all of which were not definitive, but were positive.

Unfortunately the Call for sites applications that were addressed by West Devon Borough Council initially “red lighted” the site following, what we can only assume, incorrect information regarding the site and it’s access.

Extract Below from “Call for Sites”

It is clear from this feedback that the primary concern was the “significant constraints” regarding access at North Street and the impact of any alterations that may be required to the junction.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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It had been, for some time, the Town Councils opinion that the junction (into the Square) serving the access to the site was in some way dangerous. The writer contacted the Highways department and determined that there was no significant issue with the junction and that the issue was a “Local” one.

Extract from email from Phil Townsend - Highways Development Management Officer (West Devon and Dartmoor National Park) Devon County Council 19.March 2014 The services of a Traffic Consultant were employed in 2015, during which the Traffic Consultant meet with Mr Townsend on site to discuss the finer details of the Junction in question. The results of the analysis were that there should be no traffic safety related reason for refusal.

The call for sites report also identified “medieval” field boundaries. Clearly all hedgerows and banks will be treated appropriately and in line with current policy. Following a review of “magic.gov.uk” the site was examined in relation to the presence of both statutory and non statutory land based designations. The diagram on the following page identifies the presence of the listed buildings within the vicinity. No of which would be imp[acted by the proposal to develop the site in question.

The presence of medieval boundaries is not uncommon when working on virgin sites of this nature. Most field boundaries and hedges in and around this area date back many centuries. The bank that fronts the access road is an earth embankment created by the cut through of the roadway, rather than a formed Devon Bank or hedge.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 5 Listed Building

Embankment forming eastern boundary of site.

Extract from “Magic.gov.uk� showing listed buildings Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 6 Physical

This is an outline application with all matters reserved. We must therefore keep a broad brush approach to the headers of this report. From a “physical” perspective we can only talk about density. The applicant want to ensure that the density of the site is maintained at a responsible level to prevent the physical and social issues created by over development. The type of homes that are to be built will demand good size gardens and ancilary spaces. It is intended to have a area of common “orchard” shared among the community that the applicants wish to see develop here.

Social The social impact of self build groups such as proposed here is enormous, developing strong links and cooperation between the owners who will need to work together on designs and, where installed, shared systems of heating and renewable sources.

Economic Procurement of new build homes is limited to purchase from a developer or going through the self build route. People build self build for a number of reasons, one of the main being cost. It is possible to build to a budget, rather than have to meet the financial impact of a developer constructed new build. During the gathering of perspective self builders for this particular site it became evident that most were local and wanted to remain in this locality, but many could not afford to buy new, rather build a building that was “scalable” as their families increased in size (as hopefully did their finances). The impact of self build on the economy is well know, having a positive effect on small builders and local tradesmen (often employed to complete the works) and upon local stores and merchants to supply materials. All of which are activities that will be dwelt with quite differently by large scale developers.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 7 Planning Policy

The Government stance regarding self build homes is clear. The Government wish to see a doubling in the amount of self builds occurring in the UK within the near future, making it a “main stream” route for people to procure their new homes. The UK fall well behind European countries when it come to self build units built and the Government wish to catch up with our neighbours giving many more people the prospect of building their own home in an affordable and sustainable manner. At present around 1 in 10 homes is self built in the UK (10%) compared with European countries France (60%) Germany 60 (%) Austria (83%). The UK is lagging well behind with this method of construction. The Government have recognised the impact this is having upon the economy, environment and the social benefits and have instigated policy to make self build planning easier to grant.

Key pieces of policy have collectively created a legislative framework to facilitate self builds. ·

Laying Foundations - A housing strategy for England (November 2011) This document sets clear objectives to promote the growth of the custom build homes sector over the next decade so that it becomes a mainstream housing option.

·

National Planning Policy Framework (NPPF) (March 2012) The NPPF implements the Housing strategy’s commitment to ask councils to plan for self build development. Under the NPPF, local planning authorities are encouraged -for the first time - to take a proactive stance toward self build and to plan, monitor and facilitate its delivery.

In terms of Plan making, local authorities are charged with preparing a Stategic Housing Land Availability Assessment (SHLAA) to establish realistic assumptions about the availability, suitability and likely economic viability of land to meet identified housing need over the plan period. As such the SHLAA will need to take account of the established needs of people who wish to build their own homes.

The SHLAA for North Tawton has received a recent addendum due to “various circumstances” which were not identified during the initial preparation of the document. There is no specific mention of self build groups. It is therefore envisaged that the proposal of additional units would be viewed as “windfall”.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 8

West Devon Borough Council have developed the “Our Plan” policy document which strives to include the requirements of the NPPF and supporting documents. West Devon’s “Our Plan” has a number of specific policies regarding self build sites.

Policy OP30: Inclusive Communities States “Development should provide a mix of housing sizes and types to meet the needs of the Boroughs communities”. This is very difficult to achieve when considering a “developers” standard house plans that do little to promote adaptable living styles. Socially inclusive and balanced housing can be brought about through the careful design of self build / custom build schemes.

Policy OP31: Affordable Housing The requirement within North Tawton to provide affordable housing is recognised and welcomed. The development of this site has a primary concern of social inclusion. It is recognised that on developments of 6 - 10 dwellings a financial contribution shall be made.

Policy OP32: Infrastructure Provision The development site is remote and connection to mains drainage is not possible. It is therefore proposed that surface water shall be dealt with via a SUDS system onsite (with provision for grey water systems to each self build) and the provision of a sewage treatment plant with discharge outlets into the field to the West of the site.

Policy OP38: Landscape Character Development will conserve and enhance landscape character avoiding any adverse impacts. The layout of the site has been designed to follow the existing boundary of development along Bouchers Hill. The site does not extend to the West of the settlement line and is therefore not of great impact from street views within the Town.

It is recognised that the Local Neighbourhood plan strives to protect the “skyline” of North Tawton, which we are fully in agreement with. The following photos and details identify that this development will have little or no effect on the skyline.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

Page 9 View “A” has been taken from the High Street at the brow of the hill looking North. Note that the site is shielded from vision by the trees that currently exist along the Southern edge and the Western edge of housing in Bouchers Hill. The natural “tunnelling” effect of the housing along the approach road creates further shielding.

View “A”

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Page 10 View “B” has been taken from the a small car park along Butts Way, looking up toward the development site. The fields to the West of the site are clearly visible - but the main development site is still well hidden.

Red line indicates the line of trees that shelter the view of the development.

View “B”

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Page 11 This view has been taken from some distance, and it is thought to be the only area where the properties may be just visible, in the very distance, depending on there design and orientation. It should be considered that there are a number of tree screens between the fields to the West of the site. The detail below shows a blue line which identifies a site line and the elevation in meters between the two points marked. You will notice that there exists a “hump� in the typography which will add to screening., When considering trees etc,

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Page 12 Policy OP40: Biodiversity

Any development should conserve, enhance and restore the biodiversity of the area. An extended Phase 1 Habitat Survey was completed on the site in question which concludes - Providing the timings of works are as identified for nesting bird species, and common dormice are adhered to, this development will have no impact on protected species or habitats.

Policy OP41: Flood Risk Inappropriate development should be avoided by directing development away from the areas at highest risk. This is largely achieved through ensuring development is away from flood zones and does not create additional flood risk “downstream�. Unlike other development areas in North Tawton this site is well away from the Flood Zone as indicated by the EA Flood record shown below. The proposed SUDs scheme that we will look to instigate within the development will create a number of basins to form additional features in the landscape, a concept of these can be seen on the following page, together with sewerage drainage concepts.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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cawse design It is proposed to install a A SUDs scheme that caters for surface water across the site. Foul Biodisc Unit with reed bed system

drainage has been confirmed by SWW to be to far away to practically connect. Therefore we wish to develop a package sewerage plant with ground infiltration below the communal orchard / reed bed area. This may be achieved using the Klargester Biodisc with package reed bed system

Reed Bed system for drainage

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 14 Policy OP43: Design

The requirement to meet high quality design is an important priority for all development proposals. Whilst this application is for outline purposes only it is clear that the applicant wishes to develop a sustainable and well designed development. Where possible using renewable energy sources and incorporating energy efficiency as a fundamental principal within the designs. In order to maintain control over the design process the following design process is envisaged.

Stage 1.

Outline Planning with all matters reserved.

Stage 2.

Should outline consent be granted a full planning application shall be submitted that includes design details of infrastructure and service layouts, including main landscaping details. This including attenuation basins and foul drainage detail.

Stage 3.

Plots identified within the stage 2 shall be developed on an individual basis, each self builder developing their own detail design and seeking independent approval of Full details.

We believe that this approach will provide the Planning Authority with a positive and meaningful involvement with the design process. This approach reflecting Government ideal in providing dwelling that are reflective of local needs and affordable.

Policy OP44: General Amenity The development will have little effect on nearby homes, there exists a tree screen between the existing developed area at Bouchers Hill and the proposed self build site. This will be maintained and developed as part of the scheme. The stage 2 application will focus on screening and location of new planting areas to further reduce any potential for overlooking and loss of amenity.

Policy OP46: Low Carbon Future & Policy OP47: New Development and Sustainable Energy The infrastructure will be developed with sustainability in mind. The surface water system shall be dealt with via infiltration basins and attenuation ponds. Equally the applicants which to develop a grey water system that can (potentially) be shared between dwellings, for use in gardens / car washing etc. The foul sewerage system shall be developed to be contained within the confines of the site and offer treatment via modular reed beds and sustainable systems. The applicants are investigating Government grant funding to accommodate the stage 2 works.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Policy OP46: Low Carbon Future & Policy OP47: New Development and Sustainable Energy Whilst it is an early stage of the design the applicant has recognised the potential benefits for developing this project in accordance with the BREEAM standards. This being a method to ensure that the applicants desire for environmental benefit from the development is achieved by imposing the BREEAM standards upon each self build unit.

BREEAM measures sustainable value in a series of categories, ranging from energy to ecology. Each of these categories addresses the most influential factors, including low impact design and carbon emissions reduction; design durability and resilience; adaption to climate change; and ecological value and biodiversity protection. Within every category, developments score points – credits – for achieving targets, and their final total determines their rating. High scores relating to BREEAM classification are recognised as a very difficult to achieve but seen as a goal to the applicant for the development of this scheme.

Involvement The applicants, and the writer have been in discussions regarding this site for a number of years. Having been involved with the Neighbourhood Plan Group at it’s inception and having actively compiled and advertised the potential self build site. The scheme has evolved over the years and has been ready for submission for sometime, however, having been informed that any application may be viewed as “premature” the applicant has held back from application. Following recent changes in the Neighbourhood Project Group it has been considered that this application should be submitted and reviewed on its merits.

Evaluation The proposed site at Boucher’s Hill has been presented before the public at a number of meetings and open days of the Neighbourhood Plan Group.

The Key Issues of such findings were :·

It is not part of the area which residents indicated should be protected from development.

·

Over half the residents voted in favour of this site

·

In response to questionnaires residents showed a marked preference for consent to be given to several smaller sites, rather than to a fewer large ones, such as the Wain Homes development.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 16 Design

The proposal is for outline consent with all maters reserved. It sis therefore considered that the application would be considered on it’s merits should it be successful.

Use The site will be used for residential units. There is the potential for small scale “live/work� units for home workers.

Amount The scale of the development has been considered as nine proposed units. The development potential of the site is not exhausted, however it is not intended to create a higher density than this on the site in question. We believe that the proposed density reflects positive and responsible development.

Layout The design of the layout of the dwellings, infrastructure, access and all other maters is reserved.

Scale Again the details regarding the scale of the properties is a reserved mater.

Landscaping Landscaping is seen as a key issue in the development of this site. The applicant is keen to use native species of trees and wildflowers around the development. The attenuation basins will form small wildlife habitats within the landscape design. Roadways and turning areas will be bounded by traditional Devon Banks and strategic use of trees and planting. Paving and roadway surfaces will be sustainable in design.

Appearance The requirements of the Village Design Statement and the emerging Neighbourhood plan are recognised and will be reflected in the development of the site properties.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

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Page 17 Access

The access to and around the properties is part of the reserved matters. The main access to the site has been reviewed by the Highways Officer Mr Townsend, at a feasibility stage. His comments below:“

The diagram to the right shows a drawing of the potential access point with the Red lines indicating the 43m visibility site line at 2.4m back from the roadway.

The embankment will need to be pulled back to achieve this.

Visibility Slay 43m

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888

Page 18

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Conclusion

This application seeks outline consent to develop a sustainable self build project of small scale. The project hits many targets set by Government to enable such projects to come to fruition. Whilst the applicants have worked alongside the Neighbourhood Plan Group and served information upon West Devon Borough Council there is a chance that this site will be “overlooked� as development occurs on the larger construction sites around North Tawton. It is clear from evidence raised that previous stumbling blocks to the development of this site have been overcome or dismissed. The evidence raised during the public consultation within North Tawton has identified that this is the sort of site the Towns population want to see developed.

G Cawse B.SC (Hons) December 2015.

Summerfield Exeter Street North Tawton Devon EX20 2HB 0800 633 8888