Stonebridge homes

RECEIVED

15.12.2016 BUSINESS SUPPORT

Design and Access Statement For a Full Planning Applica on Stonebridge Homes | Main Street, Hillam Issue 1 | December 2016

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

CONTENTS

1.0

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Introduc on

7.0

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2.0

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Planning Policy and Context

8.0

| Summary

3.0

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Site Analysis & Context

4.0

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Character Area Analysis

5.0

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Opportuni es & Constraints

6.0

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Consulta on

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Design Solu on and Evalua on

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1.0 | Introduc on

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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1.0 | Introduction

This Design and Access Statement has been prepared by STEN Architecture on behalf or Stonebridge Homes to accompany a Full Planning Applica on at Land off Main Street, Hillam.

The full planning applica on is for a Residen al Development of 33 new build homes.

This document has been prepared in accordance with the Department for Communi es and Local Government (DCLG) ‘Planning Prac ce Guidance’ (March 2014).

The aims of the statement is to provide a framework to explain how the proposed development is a suitable response to the site and its se ng, and demonstrate that it can be adequately accessed by prospec ve users.

This document is submi ed in support of the planning applica on and sets out to achieve the following:

x Iden fy the exis ng context of the site x Iden fy the key development principles and framework which have informed the detailed design of the scheme x Provide a detailed design analysis and design solu on.

The Design and Access Statement seeks to explains the design principles and concepts that have been applied to the development. It also aims to demonstrate how the proposed development’s context has influenced the design. The Statement also explains the approach to access and how relevant Local Plan policies have been taken into account.

The ethos of the design is to:

STEN Architecture and Stonebridge Homes have collaborated with other consultants to prepare an appropriate design solu on which responds to planning policy and site context whilst working to mi gate constraints and maximise the opportuni es provided.

x Create a sustainable and high quality living environment

x Create a high quality residen al development x Create a legible and a rac ve place with a sense of iden ty

x Make efficient use of land in terms of ecological enhancement and density x Provide a well planned sustainable se lement with dwellings which will meet high architectural standards and the crea on of pleasant and well planned streets

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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2.0 | Planning Policy

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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2.0 | Planning Policy

PLANNING PARAMETERS The applica on is supported by a Planning Statement, which provides a comprehensive assessment of the proposed development against relevant planning policies. The Na onal Planning Policy Framework aims to make the planning system less complex and more accessible, to protect the environment and to promote sustainable growth. The underpinning thread of the NPPF is sustainable development and paragraph 56 states: “Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute posi vely to making places be er for people.”

With regard to design NPPF states in paragraph 58 that developments should: func on well and add to the overall quality of the area, not just for the short term but over the life me of the development establish a strong sense of place, using streetscapes and buildings to create a rac ve and comfortable places to live, work and visit; op mise the poten al of the site to accommodate development, create and sustain an appropriate mix of uses (including incorpora on of green and other public space as part of developments) and support local facili es and transport networks; respond to local character and history, and reflect the iden ty of local surroundings and materials, while not preven ng or discouraging appropriate innova on; create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually a rac ve as a result of good architecture and appropriate landscaping.

DESIGN PARAMETERS There are numerous best prac ce documents rela ng to design including ‘By Design’ (DETR and CABE), The Urban Design Compendium (English Partnerships and Housing Corpora on), and the companion guide to PPG3 ‘Be er Places to Live By Design’ which all outline the importance of good urban design and provide advice for the design of residen al areas.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

All of which will provide the underlying principles on which the development for this site is designed.

There is general consensus over the principles of good design, although different terminology is some mes applied. The core factors contribu ng to good urban design which underpin all of the above best prac ce include the following principles: Character – somewhere with a sense of place and local dis nc on Legibility – a place, which is easy to understand and navigate Permeability – achieving a form of layout, which makes for efficient pedestrian and vehicular movement An ar culated townscape – crea ng an interes ng, loca onally responsive townscape u lising building height, scale and massing all of which should be human in scale Human scale – the arrangement of building forms, which are easy for the human eye to read and provide a sense of scale and perspec ve Security, natural surveillance – crea ng places, which are properly overlooked and make effec ve passive and ac ve policing Detailing, richness and interest – promo ng ornamenta on, rhythm, consistent vernacular, richness and intrigue to the built environment Quality within the public realm – promo ng routes and spaces, which are a rac ve, safe and unclu ered Con nuity and enclosure – promo ng the con nuity of the street frontage and the defini on of public and private space Adaptability, robustness and sustainability – the layout of the site and individual buildings should all contribute towards the minimisa on of resources from the design stage CABE - By Design

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2.0 | Planning Policy

RELEVANT LOCAL POLICY Selby District Local Plan (February 2005) ENV20-21 Landscape Requirements- states that where it is necessary because there is inadequate landscaping related to large-scale development or development at the edge of se lements, such proposals will be required to incorporate a substan al element of strategic landscaping (which may be off-site) as an integral part of the scheme. ENV21 A) states proposals for development should incorporate landscaping as an integral element in the layout and design, including the reten on of exis ng trees and hedgerows, and plan ng of na ve, locally occurring species.

H2B Housing Density- states that proposals for residen al development will be expected to achieve a minimum net density of 30 dwellings per hectare in order to ensure the efficient use of land. Higher densi es will be required where appropriate par cularly within the market towns and in loca ons with good access to services and facili es and/ or good public transport. Lower densi es will only be acceptable where there is an overriding need to safeguard the exis ng form and character of the area or other environmental or physical considera ons apply.

T2 Vehicular Access- suggests development proposals which would result in the crea on of a new access or the intensifica on of the use of an exis ng access will be permi ed provided there would be no detriment to highway safety, and the access can be created in a loca on and to a standard acceptable to the highway authority.

T6 Public Transport- encourages the provision of effec ve bus and rail services by ensuring development proposals are located where they would be capable of being well served by public transport and requiring developers to provide roads suitable for buses where appropriate.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

T7 Cyclist Provision- seeks to ensure new development caters for the needs of cyclists and encourages cycling. It states that developers will be required to make fair and reasonable contribu ons towards the cost of providing cycle parking facili es and cycle routes on new developments which link to nearby exis ng or proposed routes or facili es.

T8 Public Rights of Way- suggests Development which would have a significant adverse effect on any route in the district’s public rights of way network will not be permi ed unless suitable alterna ve routes can be provided which makes provision for a variety of poten al users.

VP1 Vehicle Parking Standards- sets out maximum car parking standards which are highlighted in appendix 4. For residen al developments in market towns these are: x

1 or 2 bed- 1 space,

x

3 or 4 bed- 2 allocated spaces,

x

Visitor parking- 1 designated space per 5 proper es for shared access roads or estate roads with a carriageway width of less than 5.5 metres.

RT2 Open Space Requirements for New Residen al Development- states that proposals for new residen al development comprising 5 or more dwellings will be required to provide recrea on open space at the rate of 60 square metres per dwelling. For schemes of 50 dwellings or more, provision within the site will normally be required unless deficiencies elsewhere in the se lement merit a combina on of on-site and off-site provision. The policy suggests that depending on the needs of residents and the total amount of space provided, a combina on of different types of open space would be appropriate in accordance with NPFA standards.

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2.0 | Planning Policy

SELBY DISTRICT CORE STRATEGY (OCTOBER 2013) SP4 Management of Residen al Development in Se lements- seeks to ensure development on non-allocated sites contributes to sustainable development and viable communi es. It states that in all cases, such developments will be expected to protect local amenity, preserve and enhance the character of the local area. It suggests appropriate scale will be assessed in rela on to the density, character and form of the local area and should be appropriate to the role and func on of the se lement within the hierarchy.

SP8 Housing Mix- states that all proposals for housing must contribute to the crea on of mixed communi es by ensuring that the types and sizes of dwellings provided reflect the demand and profile of households evidenced from the most recent strategic housing market assessment and robust housing needs surveys whilst having regard to the exis ng mix of housing in the locality.

SP15 Sustainable Development and Climate Change- sets out criteria for the design and layout of new development to ensure schemes help to reduce carbon emissions and are resilient to the effects of climate change. These include; improving energy efficiency and minimising consump on through layout and design, incorpora ng sustainable construc on measures, incorpora ng water efficient design and SUD’s, habitat protec on and crea on, landscaping, priori sing sustainable travel op ons with provision of cycle facili es, and incorpora ng renewable and low-carbon energy genera on.

SP19 Design Quality- seeks to ensure new development achieves high quality design and has regard to the local character, iden ty and context of its surroundings including historic townscapes, se lement pa erns and the open countryside. The policy sets out a number of key design requirements which include: a) Make the best, most efficient use of land without compromising local dis nc veness, character and form. b) Posi vely contribute to an area’s iden ty and heritage in terms of scale, density and layout; c) Be accessible to all users and easy to get to and move through; d) Create rights of way or improve them to make them more a rac ve to users, and facilitate sustainable access modes, including public transport, cycling and walking which minimise conflicts; e) Incorporate new and exis ng landscaping as an integral part of the design of schemes, including off-site landscaping for large sites and sites on the edge of se lements where appropriate; f) Promote access to open spaces and green infrastructure to support community gatherings and ac ve lifestyles which contribute to the health and social well-being of the local community;

SP16 Improving Resource Efficiency- sets out a number of key requirements to improve energy efficiency in new developments where these are feasible and viable. This includes; major developments providing 10% of their energy from renewable or low carbon energy sources and residen al schemes to employ the most up to date na onal regulatory standards for the Code for Sustainable Homes.

g) Have public and private spaces that are clearly dis nguished, safe and secure, a rac ve and which complement the built form;

SP18 Protec ng and enhancing the environment- aims to sustain local dis nc veness and quality by safeguarding and enhancing the built and natural environment including historic assets and the landscape character. It also promotes effec ve stewardship of the District’s wildlife by ensuring locally significant sites are protected and unavoidable impacts are appropriately mi gated and new development results in a net gain in biodiversity overall.

i) Create mixed use places with variety and choice that compliment one another to encourage integrated living;

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

h) Minimise the risk of crime or fear of crime, par cularly through ac ve frontages and natural surveillance;

j) Reflect the principles of na onally recognised design benchmarks to ensure that the best quality of design is achieved.

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3.0 | Site Analysis & Context

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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3.0 | Site Analysis and Context

Hillam lies approximately 16 miles East of Leeds and is located between Castleford and Selby. The site comprises 2.28 Hectares of land, North of the village centre.

5

The site is bounded by Main street to the East, private garden boundaries to the North and South and a Pond and Public Right of Way to the West. There is a Public Right of Way that dissects the site east to west

1

The adjacent plan and key indicates the analysis of the site:

1)

Main Street

2)

Brick Pond– locally owned fishing pond

3)

Significant area of exis ng trees

4)

Exis ng PROW

5)

Exis ng residen al development

6)

Exis ng sewer

7)

Fault line

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4

7

2 4

3 3

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3.0 | Site Analysis and Context

The village has a number of local services within 400 metres of the proposed development including:

1.

Church

2.

Post oďŹƒce

3.

Monk Fryston Hall

4.

School

5.

Monk Fryston Doctor’s Surgery

6.

Public House

7.

Sports Ground

8.

Bus stops

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6 1 1

2

5

4

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3.0 | Site Analysis and Context

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Photograph 1

11 10 9

8

4 7 6

3 5

Photograph 2 2

1

Photo 1 shows the rela vely recent development of Bedfords Fold, and photo 2 shows the barn conversion on the opposite side of Main Street. The materials for Bedfords Fold are clearly inuenced by the barn conversion.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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3.0 | Site Analysis and Context

Photo 3

Photo 4

Photo 6

Photo 7

Photo 5

Photo 8

Photos 3 & 4 shows the development of Hillside Close. This development is predominantly stone with tudor style boarding. Photos 5-8 shows a selec on of dwellings from Main Street. There is a varia on in building orienta on, heights, materials, window styles and boundary treatments which is typical for Hillam.

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3.0 | Site Analysis and Context

Photo 9

Photo 12

Photo 10

Photo 13

Photo 9 shows some of the brick proper es on Main Street and the varia on in roofscape. Photo 10 shows the proper es on Mill Close. Photo 11 shows some proper es set down from the street level on Main Street. Photo 12 shows an example of the recent development at Chestnut green. The pale e of materials here follows a ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Photo 11

Photo 14 similar pa ern to Bedfords Fold. Photo 13 shows the dwelling on the junc on of Lumby Hill and Hillcrest. Photo 14 shows example dwellings the cul-de-sac of Hillcrest.

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3.0 | Site Analysis and Context

Photo 15

Photo 16 Photo 15 Shows Be eras Hill Road. Photo 16 shows the dwellings on Pine Tree Lane.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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16

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3.0 | Site Analysis and Context

A D E

C

B Photo A

F G K H

J

L Photo B

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3.0 | Site Analysis and Context

Photo C

Photo F

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Photo D

Photo G

Photo E

Photo H

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3.0 | Site Analysis and Context

Photo J

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Photo K

Photo L

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4.0 | Character Area Analysis

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4.0 | Character Area Analysis

1853

1907

As is demonstrated by the historic maps above, Hillam and Monk Fryston are tradi onal ribbon developments. The extent of development changed very li le in the 100 years demonstrated here. During the 50’s and 60’s Mill close and then Hill Crest were built, which was the start of the ribbon se lement expanding in the land to the rear of proper es on Main Steet. This trend con nued through the turn of the century with Bedfords Fold, Hillside Close and Chestnut Green following the same example.

Hillam is characterised by the proper es on Main Street. The newer developments to the rear have o en taken inspira on from the vernacular of the older proper es, whether it be materials, or detailing, or roof form.

1953 1) Lumby Hill/ Main Street 2) Bedfords Fold 3) Hillside Close 4) Mill Close 5) Hill Crest 6) Chestnut Green 7) Be eras Hill Road

For the purposes of the Character analysis, Hillam has been split into several areas iden fied below. The key characteris cs of each area has then been iden fied over the course of the following pages.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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4.0 | Character Area Analysis

Hillam Conserva on Area The plan below shows the extent of the Hillam Conserva on Area. This essen ally encapsulates the oldest part of Hillam as demonstrated on the historical maps on the previous page . The Conserva on area of Hillam is characterised by the narrow street formed by the loca on and orienta on of the dwellings. The materials are varied with examples of brick and stone construc on and render. The dwellings are predominantly detached, with some examples of terracing.

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As the plan below demonstrates, a small part of the development site is within the conserva on area. The accompanying heritage statement states “The Proposed Development will have a Neutral Significance of Impact and a Minor Significance of Effect on the other Designated Heritage Assets within one kilometre as the significance and se ng of the Monk Fryston Conserva on Area and the Listed Buildings in Monk Fryston and Hillam are screened by exis ng development to the north, east and south.” It also recommends “With appropriate mi ga on, i.e design in keeping with the exis ng buildings within the Hillam Conserva on Area and/or appropriate use of screening in the south-east corner of site.”

The development site borders the conserva on area to the south-east and the reten on and management of the hedgerows and trees to the this boundary will help mi gate any impact that the development has on the conserva on area.

1

4

1)

Lumby Hill/ Main Street

2)

Bedfords Fold

3)

Hillside Close

4)

Mill Close

5)

Hill Crest

6)

Chestnut Green

7)

Be eras Hill Road

Several ‘character areas’ have been iden fied on the adjacent plan, which informs the analysis over the next few pages.

1 3

2

7

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4.0 | Character Area Analysis

Several examples of brick construc on

CHARACTER AREA 1 Main Street/Lumby Hill This historical part of Hillam is characterised by the narrow street formed by the loca on and orienta on of the dwellings. The materials are varied with examples of brick and stone construc on and render. The dwellings are predominantly detached, with some examples of terracing. The roofs are a mixture of grey slate and red and brown pan le. Dwellings are generally 2 storey however the exact eaves and ridge levels vary with ages of buildings.

Boundary treatments are predominantly low walls and hedgerows.

Narrow streets formed by loca ons of dwellings

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Access directly on to street

Some larger set backs from road with deďŹ ned boundary

Low stone walls

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4.0 | Character Area Analysis

CHARACTER AREA 2 Bedfords Fold A more recent development of detached dwellings with clear building lines set back from the highway. Buildings are stone construc on with pan le roofs, windows have a horizontal emphasis and artstone heads and cills. Front garden spaces typically do not have boundary treatments and are generally defined by a grassed area, but some have knee high stone walls.

Knee high stone walls

Entry statement dwelling with careful considera on given to impact on streetscene Large detached dwellings with limited space between buildings

Defini ve footpath through the development

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Large front garden space with boundary defined by grassed area

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4.0 | Character Area Analysis

CHARACTER AREA 3 Hillside Close Another rela vely recent development of detached dwellings with clear building lines set back from the highway. Buildings are stone with areas picked out with tudor style boarding.

Roofs are red/brown pan le.

Windows have a horizontal emphasis and artstone cills. Front garden spaces typically do not have boundary treatments and are generally defined by a grassed area.

Tudor style boarding to projec on

Large detached dwellings with limited space between buildings

Large front garden space with boundary defined by grassed area

Defini ve footpath through the development

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4.0 | Character Area Analysis

CHARACTER AREA 4 Mill Close This typical post-war development is characterised by a repe ve built form with a number of semi detached dwellings.

Construc on materials are generally red brick with pan le roofs. Windows have a horizontal emphasis, with no heads and cills. Front gardens are large and defined by hedges, low walls and plan ng.

Semi detached dwellings, brick construc on —gable roofscape

Large front gardens

Front gardens defined by hedge boundaries and low walls

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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4.0 | Character Area Analysis

CHARACTER AREA 5 Hill Crest This area is an early example of the developments that have been built to the rear of main Street. All detached dwellings with large set backs from the road. Space about dwellings is greater and there are some examples of bungalows. Buildings are brick construc on with stone panels. Roofs are uniform with brown pan les. Windows have a horizontal emphasis and artstone heads and brick cills. Front garden spaces are large with low stone walls and hedges as boundary treatments.

Detached dwellings setback from the highway—gable to gable with parking to the side

Large front gardens deďŹ ned by wall and hedge boundaries

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4.0 | Character Area Analysis

CHARACTER AREA 6 Chestnut Green This is the most recent development in Hillam/Monk Fryston. There are a number of large detached dwellings, predominantly with integral garages.

Buildings are stone with red pan le roofs. Space about dwellings are more typical of modern developments. Windows have a horizontal emphasis with artstone heads and cills. Front boundaries are either deďŹ ned by walls or are open with grassed areas.

Large detached dwellings with small spaces between buildings

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4.0 | Character Area Analysis

CHARACTER AREA 7 Be eras Hill Road There is a mixture of heights, roof form, materials and plot orienta on on Be eras Hill Road.

With large set backs from the road, grass verges, ditches and mature tree plan ng.

Large gardens with private domain clearly deďŹ ned

Green se ng informs the rural character of this neighbourhood

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5.0 | Opportuni es & Constraints

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5.0 | Opportunities and Constraints

The village has a number of local services within 400 metres of the proposed development including:

1.

Exis ng dwellings to be demolished

2.

Exis ng PROW—opportunity to retain and integrate into the proposed development

3.

Proposed site entrance from Main Street

4.

Direc on of slope

5.

Exis ng sewer line and easement to be retained

6.

Exis ng hedgerow and tree plan ng to be retained wherever possible and integrated into the green infrastructure of the proposals.

7.

Amenity of exis ng dwellings to be respected

8.

Poten al loca on for Public Open Space

9.

Exis ng hedgerows and trees provide visual screen to Conserva on Area

10.

Development to be kept to the east of the fault line.

7 7 1 5

3 2 8

4 6

7

10

9

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6.0 | Consulta on

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6.0 | Consultation

On 16th January the adjacent layout was presented at a Pre-applica on mee ng with Case Officer Joe O’Sullivan . In summary, the following design feedback was provided:

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

The layout below is the first itera on of the detailed layout that was used for the public consulta on event

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6.0 | Consultation

A Public Consulta on event was held on 22nd July at Monk Fryston and Hillam Community Centre. A copy of the boards used for the display are shown below. The event was well a ended and a good level of feedback was received. A statement of Community involvement will accompany the applica on.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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6.0 | Consultation

Pre Applica on and Consulta on Update

A er further site inves ga ons were undertaken by Redrow Homes, the presence of a fault line was discovered. This reduced the developable area of the site signiďŹ cantly. Redrow Homes then made the decision not to pursue the development of the site any further.

A further layout was produced to demonstrate a poten al layout for the site taking into account the fault line. This layout is shown adjacent.

The site then went to the market and Stonebridge Homes were the successful bidder. The consultant design team were retained to take the project forward and the resul ng design solu on is shown over the course of the next few pages.

This design solu on follows the same principals from the previously submi ed scheme with some varia ons which are bulleted below: x

Reloca on of the POS from the site frontage to within the site

x

Reten on of the bungalow that was previously considered for demoli on

x

Incorpora on of the exis ng footpath into the proposed road alignment to avoid a diversion

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7.0 | Design Solu on & Evalua on

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7.0 | Design Solution & Evaluation

The movement and circula on layout for the development has been designed to the North Yorkshire Residen al Highway Design Guide and guiding principles set out in Manual for Streets and Manual for Streets 2. A clear road hierarchy has been established with defined routes through the development, reinforced with the choice of surfacing material finish. The road typologies have been designed to accommodate the regular vehicles that use them – private, waste collec on, other service vehicles, emergency, poten al bus route connec on as well as cyclists and all pedestrian needs.

In accordance with na onal and local transport planning policies, the Applicant is commi ed to encouraging the use of more sustainable modes of transport. In this regard, the following sustainable transporta on measures have been incorporated into the development:

• Car parking that accord with the adopted policy • Secure cycle parking that accord with the adopted policy.

• New pedestrian links that will connect the Site with the exis ng sustainable transport networks and the range of exis ng facili es that the Site has access to.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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7.0 | Design Solution & Evaluation

Designing out Crime All new developments should create pleasant environments for residents where they feel safe and quality of life is not undermined by crime or the fear of crime. To this end opportuni es for criminal ac vity should be recognised and designed out where possible. To this end the following considera ons have been taken into account when planning the scheme layout; • Well defined routes for cars and pedestrians which are well overlooked.

• Shared rear access paths rejected in favour of individual locked gates.

• Car parking overlooked, no rear courtyards.

• Structured places with no conflict between uses.

• All publicly accessible spaces overlooked.

• Well defined defensible spaces and the use of suitable plan ng.

• Management scheme to ensure landscaped areas are well maintained.

• Dual aspect houses provided at key points to provide overlooking • Layout designed to minimise vulnerable rear and side boundaries • Robust 1.8m high fences and lockable gates provided.

Ac ve Frontages

Key frontages with aspect over public open space

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7.0 | Design Solution & Evaluation

House Types The images on this page show examples of the house types for use on this development.

These examples show the scale and appearance of how the house types will look.

Further details can be found in the accompanying drawing pack.

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

Ingleton

Ambleside

Follifoot

Rillington

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7.0 | Design Solution & Evaluation

Street Scenes We have produced a series of street scenes to allow a clear picture of how the new dwellings will look and relate to each other.

Scale drawings are included within the applica on pack.

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8.0 | Summary

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8.0 | Summary

Development Proposals The proposals comprise the development of 33 units with vehicular access from Main Street The table below provides a summary of the development parameters for the proposals.

Scheme Parameter

Detail

Gross Site Area

2.28 Ha

Public Open Space

0.1 Ha

Total Number of residen al units

33

Density

14 d/h

Storey Heights

2-2.5 storey

Means of access

Access from Main Street

Use, Amount & Scale

It is considered that the proposed residen al use is en rely suitable in the context of the site. The site is located within a predominantly residen al area and therefore the proposed use is the most suitable for the site.

In total, 33 residen al dwellings are proposed on a site that is 2.28 hectares in area. The proposed density for the site is 14 dwellings per hectare, which is appropriate in the context of the NPPF and the character of the surrounding residen al area.

The proposed development includes a mix of 2, 3 and 4 bedroom proper es with a maximum storey height of 2.5 storeys.

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STEN Architecture Ltd Suite 4, Unit 1 | Benton Office Park | Benne Avenue | Horbury | Wakefield | WF4 5RA Tel: 01924 669424 | Web: www.sten-architecture.co.uk

ISSUE 1 | DECEMBER 2016 | Prepared by STEN Architecture

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