Flaxley Road, Selby

Design and Access Statement For a Hybrid Planning Application at

Land North of Flaxley Road, Selby Issue 4| 17th March 2015

Issue 4 | 17th March 2015| Prepared by STEN Architecture

Contents

1.0 | Introduction 2.0 | Site Location 3.0 | Planning Policy Context

Client – Hallam Land Management

4.0 | Area, Site Analysis & Surveys 5.0 | Opportunities & Constraints 6.0 | Community Consultation

Architect – STEN Architecture Ltd

7.0 | Design Solution & Evaluation 8.0 | Barn Conversions Planning Consultant – DPP Planning

9.0 | Sustainability 10.0 | Building For Life 12 11.0 | Summary

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1.0 | Introduction

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1.0 | Introduction

This Design and Access Statement has been prepared by STEN Architecture on behalf of Hallam Land Management in support of a hybrid application for planning permission for residential development on land adjacent Flaxley Road, Selby. This incorporates an outline application for circa 200 new residential units and a detailed application for the retention and conversion of the listed farm buildings.

This statement has been prepared under the requirements of the Town & Country (General Development Procedures) (Amendment) (England) Order 2006. The structure and content has been informed by: 

The Town & Country Planning (General Development Procedure) (Amendment) (England) Order 2010

The document has the following functions and purpose: 

Identify the existing context of the site

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To provide a description of the key issues, constraints and opportunities afforded by the site, and the evaluation that has informed and led to the proposed form of development;

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Identify the key development principles and framework which has informed the detailed design of the scheme; and

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To provide appropriate information on the development in terms of layout, scale, amount, landscaping, appearance and access.

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DCLG ‘Guidance on Information Requirements and Validation (March 2010)

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‘Design & Access Statements – How to write, read and use them’ (CABE 2006); and

The ethos of the design is to:

Secretary of State Appeal decisions on the role of a Design & Access Statement

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Create a sustainable residential development that supports the existing community and respects the positive features of the site

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Create a legible and attractive place with a sense of identity

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Create a high quality living environment

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Provide a well planned layout and the creation of pleasant and well designed streets and spaces.

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The statement seeks to explain the design principles for the development, based upon an understanding of what is appropriate for the site, determined through an analysis of the surrounding context. These principles are based upon good practice as set out in national planning and urban design guidance.

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2.0 | Site Location

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2.0 | Site Location

The site lies on the north-western edge of Selby adjacent to Flaxley Road which joins New Millgate then the A19 to the south in the centre of Selby.

Selby is a popular commuter town located 19.3Km (12 miles) south of York and 32.2Km (20 miles) east of Leeds. The town lies on the tidal River Ouse in an area known as the Humberhead Levels. The main roads which cross at Selby are the A63 from Leeds to Hull and the A19 from Doncaster to York, though the A19 and A63 no longer meet in Selby itself since the opening of the Selby Bypass in 2004. The River Ouse is navigable upstream as far as York so the old toll bridge by which the A63 crossed the river at Selby had to allow for this. For many years the swing bridge in Selby was a notorious local bottleneck but since the opening of the Selby bypass congestion in the town has been relieved.

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3.0 | Design Policy Context

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3.0 | Design Policy Context The application is supported by a Planning Statement, which provides a comprehensive assessment of the proposed development against relevant planning policy. This section reviews key national and local design policy and guidance.

National policy The National 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:

National design guidance There are numerous best practice documents relating to design including ‘By Design’ (DETR and CABE), The Urban Design Compendium (English Partnerships and Housing Corporation), and the companion guide to PPG3 ‘Better Places to Live By Design’ which all outline the importance of good urban design and provide advice for the design of residential areas. 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 sometimes applied. The core factors contributing to good urban design which underpin all of the above best practice include the following principles:

“Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”

Character – somewhere with a sense of place and local distinction

With regard to design NPPF states in paragraph 58 that developments should: function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks; respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; 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 attractive as a result of good architecture and appropriate landscaping.

Permeability – achieving a form of layout, which makes for efficient pedestrian and vehicular movement

Legibility – a place, which is easy to understand and navigate

An articulated townscape – creating an interesting, locationally responsive townscape utilising 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 perspective Security, natural surveillance – creating places, which are properly overlooked and make effective passive and active policing Detailing, richness and interest – promoting ornamentation, rhythm, consistent vernacular, richness and intrigue to the built environment

Quality within the public realm – promoting routes and spaces, which are attractive, safe and uncluttered

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3.0 | Design Policy Context Continuity and enclosure – promoting the continuity of the street frontage and the definition of public and private space Adaptability, robustness and sustainability – the layout of the site and individual buildings should all contribute towards the minimisation of resources from the design stage CABE - By Design

National Planning Policy Guidance (NPPG) The centrality of good design as an integral part of achieving sustainable development is reinforced from the NPPF. An emphasis is placed on good design making “the best possible use” of resources, including land, community, economic, infrastructure and other resources over the long as well as short term.

It suggests good design should:

assessment by use of expert advice from appropriately skilled in house staff or consultants. However, it is clearly stated that design should not be the preserve of specialists and it is important to seek the views of local communities, emphasising the importance of the consultation process.

It is recognised that although design is only part of the planning process it can affect a range of economic, social and environmental objectives. Planning policy and decisions, of which design is a part, are identified as needing to support these objectives and should therefore consider matters relating to: local character (including landscape setting); safe, connected and efficient streets; a network of green spaces (including parks) and public places; crime prevention; security measures; access and inclusion; efficient use of natural resources; and cohesive and vibrant neighbourhoods.

The outcomes of good design are to be benchmarked against 7 criteria or “qualities” typical of valued places, including: functionality; supporting mixed uses and tenures; successful public spaces; adaptability and resilience; distinctiveness; attractiveness; and ease of movement.

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Ensure that development can deliver a wide range of planning objectives;

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Enhance the quality of buildings and spaces, by considering form and function, efficiency and effectiveness;

Notwithstanding that By Design: Urban Design in the Planning System (2000) and Better Places to Live By Design (2001) have been cancelled with the publication of the PPG, the central urban design principles that underpin good design and need to be considered are reiterated, including: Layout, Form, Scale, Detailing and Materials.

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Address the need for different uses sympathetically.

Which planning processes and tools can we use to help achieve good design?

The NPPF’s expectation that design will have a prominent role in plan making is reiterated by a reaffirmation that the plan making body will need to “evaluate and understand the defining characteristics of the area as part of its evidence base” as a means of informing appropriate design opportunities and policies. Once again, good design is identified as indivisible from good planning, and should be at the heart of the plan making process.

A clear attempt is being made to demystify ‘good design’ by establishing sound, clear and easy to follow design policies and processes. This provides the foundation for

The promotion of good design is identified as being relevant to all stages of the planning process, from the development plan stage through to planning applications.

For the latter stage a series of ‘established ways’ are identified in which good design can be achieved: • Pre-application Discussions; • Design and Access Statements; • Design Review;

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3.0 | Design Policy Context • Design Codes;

Relevant Local Policy

• Decisions on Applications;

Selby District Local Plan (February 2005)

• The Use and Implementation of Planning Conditions and Agreements.

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 settlements, such proposals will be required to incorporate a substantial 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 retention of existing trees and hedgerows, and planting of native, locally occurring species.

The guidance recognises that the qualities of well designed places are similar across most developments but articulates what this can mean for housing design, town centre design, and street design and transport corridors.

Housing Design Themes consistent with the NPPF are in evidence with functional, attractive, sustainable and adaptable criteria being singled out as underpinning well designed housing. Affordable housing provision is also highlighted as needing to be tenure blind and not ‘banished to the least attractive part of the site’ in well designed places.

In recognition that comparatively small items can have a significant influence on the success of places, bin and bike storage, access to meter boxes, spaces for drying clothes and space for deliveries are identified as requiring particular consideration with a duty placed on local authorities to ensure that each dwelling is carefully planned.

The Manual for Streets influence is evident in the principles identified for successful streets, with an integrated approach ‘where buildings and spaces and the needs of people, not just of their vehicles, shape the area’. The rigid application of highway engineering standards are condemned as delivering a ‘sense of sprawl and formlessness and development which contradicts some of the key principles of urban design’. Imaginative and context specific design is advocated with a requirement for each street to be considered as ‘unique’, responsive to its character and location. The quality of streets, the integration of public transport, the removal of street clutter, the legibility of the place are all also highlighted as strong contributory factors in supporting social, economic and environmental goals by encouraging people to walk and use streets.

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ENV22-24 Listed Buildings- these policies seek to protect listed buildings from inappropriate development. ENV22 states that development will not be permitted where it would have a detrimental effect on the character, fabric or setting of a listed building.

ENV24 states that the conversion, alteration, extension or change of use of a listed building will only be permitted where it can be demonstrated that the proposal: 

Would not have any adverse effect on the architectural and historic character of the building, and its setting;

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Is appropriate in terms of scale, design, detailing and materials; and

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Would not harm the historic fabric of the building.

H2B Housing Density- states that proposals for residential 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 densities will be required where appropriate particularly within the market towns and in locations with good access to services and facilities and/or good public transport. Lower densities will only be acceptable where there is an overriding need to safeguard the existing form and character of the area or other environmental or physical considerations apply.

T2 Vehicular Access- suggests development proposals which would result in the creation of a new access or the intensification of the use of an existing access will be permitted provided there would be no detriment to highway safety, and the access can be created in a location and to a standard acceptable to the highway authority.

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3.0 | Design Policy Context T6 Public Transport- encourages the provision of effective 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.

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 contributions towards the cost of providing cycle parking facilities and cycle routes on new developments which link to nearby existing or proposed routes or facilities.

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 permitted unless suitable alternative routes can be provided which makes provision for a variety of potential users.

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

1 or 2 bed- 1 space,

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3 or 4 bed- 2 allocated spaces,

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

RT2 Open Space Requirements for New Residential Development- states that proposals for new residential development comprising 5 or more dwellings will be required to provide recreation 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 settlement merit a combination of on-site and offsite provision. The policy suggests that depending on the needs of residents and the total amount of space provided, a combination of different types of open space would be appropriate in accordance with NPFA standards.

Selby District Core Strategy (October 2013) SP4 Management of Residential Development in Settlements- seeks to ensure development on non-allocated sites contributes to sustainable development and viable communities. It states that I 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 relation to the density, character and form of the local area and should be appropriate to the role and function of the settlement within the hierarchy.

SP8 Housing Mix- states that all proposals for housing must contribute to the creation of mixed communities 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 existing 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 consumption through layout and design, incorporating sustainable construction measures, incorporating water efficient design and SUD’s, habitat protection and creation, landscaping, prioritising sustainable travel options with provision of cycle facilities, and incorporating renewable and low-carbon energy generation.

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 residential schemes to employ the most up to date national regulatory standards for the Code for Sustainable Homes.

SP18 Protecting and enhancing the environment- aims to sustain local distinctiveness and quality by safeguarding and enhancing the built and natural environment including historic assets and the landscape character. It also promotes effective stewardship of the District’s wildlife by ensuring locally significant sites are protected and unavoidable impacts are appropriately mitigated and new development results in a net gain in biodiversity overall.

SP19 Design Quality- seeks to ensure new development achieves high quality design and has regard to the local character, identity and context of its surroundings including historic townscapes, settlement patterns and the open countryside. The policy sets out a number

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3.0 | Design Policy Context of key design requirements which include: a) Make the best, most efficient use of land without compromising local distinctiveness, character and form. b) Positively contribute to an area’s identity 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 attractive to users, and facilitate sustainable access modes, including public transport, cycling and walking which minimise conflicts; e) Incorporate new and existing landscaping as an integral part of the design of schemes, including off-site landscaping for large sites and sites on the edge of settlements where appropriate; f) Promote access to open spaces and green infrastructure to support community gatherings and active lifestyles which contribute to the health and social well-being of the local community; g) Have public and private spaces that are clearly distinguished, safe and secure, attractive and which complement the built form; h) Minimise the risk of crime or fear of crime, particularly through active frontages and natural surveillance; i) Create mixed use places with variety and choice that compliment one another to encourage integrated living; j) Reflect the principles of nationally recognised design benchmarks to ensure that the best quality of design is achieved.

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4.0 | Area and Site Analysis

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4.0 | Area analysis: wider context The site is located to the north west of Selby on the urban edge in an open agricultural area known as Selby Common. Between the site and Selby town centre is a predominantly residential area with some local shops and facilities located along Flaxley Road approximately 800m to the south. This includes places of worship, a convenience store, pub, a primary school and leisure centre. .Selby town centre is located a little further to the south east (approximately 1km from the centre of the site) and contains a comprehensive range of shops and services, including major supermarkets, banks and community facilities. A number of bus stops are located within easy walking distance to the site. A number of local public open spaces and recreational facilities including playing fields, children’s play areas and allotment gardens can be found within 5-10 minute walk of the site.

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4.0 | Area analysis: community facilities

DISTANCE OF PROPOSED SITE FROM SELBY TOWN CENTRE

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4.0 | Area analysis: historical development Historically a part of the West Riding of Yorkshire, much of the wealth and growth of Selby was facilitated via the town’s position upon the banks of the River Ouse. In the past, Selby had a large shipbuilding industry and was an important port, for the most part due to the Selby Canal which brought trade from the city of Leeds.

The Flaxley Road neighbourhood is located between the site and the town centre. The area has a number of rows of late nineteenth century terrace housing; a large pre-war council estate of semi-detached properties; a later council development of bungalows for the elderly and more semi-detached houses. Modern suburban developments can be found at the settlement edge.

1850

A railway line once ran in a north / south direction to the west of the site. This has now been dismantled and provides recreational footpaths along this axis.

The historic maps show how this area remained largely undeveloped until the latter half of the 20th century, with most roads in this area, Including Flaxley Road, being rural in character. The terraced Buller / Kitchener Streets can just be seen under construction on the 1908 map. By 1950 this area was complete along with the inter-war estate of semi detached properties to the west of the terraces. Since the 1950’s there has been further social housing and private suburban estates as the neighbourhood has expanded northward and westward out into the surrounding countryside. The area has evolved into a successful neighbourhood which contains a range of housing types, tenures and community facilities.

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4.0 | Area analysis: flood risk The site, like all of the area contiguous with the urban form of Selby is located in an area at risk from flooding, from the Ouse and it’s tributaries. The plan to the left shows how the eastern part of the site and a small area adjacent the urban edge falls within Flood Zone 3 (dark blue areas). The plan below shows the wider extent of the flood zone. Flood Zone 3 is land assessed by the Environment Agency as having a 1 in 100 or greater annual probability of river flooding (>1%). These flood areas refer to the probability of flooding but ignores the presence of flood defences.

Site

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4.0 | Area analysis: listed buildings and conservation area The majority of Selby’s listed buildings are concentrated in the historic core of the town centre and the streets surrounding the cathedral which represents the bulk of the conservation area. The Cathedral is Grade I listed (light blue circle below) whereas most other listed assets in the town centre are Grade II. Hembridge Farmhouse, the stables, cart shed and barn are all Grade II listed structures on site. There are no other key heritage assets within the immediate vicinity of the site, the closest being buildings located along Bondgate which are some distance away.

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4.0 | Area Analysis: key character areas The following pages include an analysis of the key characteristics of surrounding residential areas to inform the layout. The key character areas are highlighted on the plan opposite. Those areas closest to the site and within a similar context at the development edge have the most relevance, and are therefore considered in further detail over the following pages.

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Early 20th century terraces—cottages and modern infill create a high density, well enclosed urban form

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Early 20th century municipal– a planned inter-war estate in an elongated grid layout Late 20th century municipal— area with a mixed housing offer including a high proportion of bungalows, laid out in a Radburn format

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Wavell Street / Deeping Way– mixed transitional character area with a range of housing typologies

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Flaxley Road / Scott Road community area– public and private open spaces and key community facilities between Flaxley Rd and Selby Dam

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Modern suburban edge estates– planned late 20th century / early 21st century predominantly private suburban estates on edge of settlement

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Selby Primary School within the community area Issue 4 | 17th March 2015| Prepared by STEN Architecture

Early 20th Century terraces area with a denser fine grain traditional form

Mixed Radburn estate 19

4.0 | Area Analysis: key character areas Modern suburban edge estates. These areas of more recent suburban development are largely characterised by 1-2 storey bungalows, detached and semi-detached homes with areas of local public open space on the periphery of the estates. They illustrate weak responses to the settlement edge whereby properties along the edges do not benefit from any meaningful landscape buffering creating stark urban / rural contrasts. Certain single sided streets take advantage of the adjacent views out over the countryside. Street-types consist of conventional estate roads, some with verges between footpaths and the carriageway, serving smaller scale mews and cul-de-sacs. Properties generally have parking platforms to the front or garages to the side with parking set back from the highway. Front gardens are mostly small and with stark differences between the schemes in terms of the quantity and quality of landscaping.

Materials vary between areas but consistency can be found in the application of red, orange and limited buff brickwork and darker brown / red concrete roof tiles and pantiles. There is limited use of render in some areas and some of the properties have chimneys adding interest to the roofline. The suburban estates to the south west and south east of the site contain areas of relatively simple house forms, with plain elevations, simple porches and detailing, creating a traditional semi-rural aesthetic.

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4.0 | Area Analysis: key character areas Wavell Street / Deeping Way. The area to the east of the site consists of a conventional loop road accessed from Flaxley \Road serving a number of smaller mews courts and cul-desacs. The area has a mixed character consisting of detached and adjoined bungalows, semi’s and short runs of terraced properties. Informal siting of bungalows and properties with set-backs from the street create grassed amenity areas with tree plantings giving the area a spacious character. Front boundaries are generally dwarf walls or hedgerows. Plots tend to back onto the site to the north with some intermittent hedgerow and tree planting at the boundary.

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Early 20th century municipal. This planned estate consists of semi detached houses and runs of terraced properties arranged in a formal elongated grid layout. Repetitive use of a small number of simple form house-types with consistent plot patterns and building lines, along with consistent use of red brick, creates a strong identifiable character. Parking is largely accommodated along conventional streets leading to some identified problems. Front boundaries predominantly consist of low–medium height hedges which help to soften the street-scene whilst providing clearly identifiable semi-private space.

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4.0 | Site analysis The site is currently in agricultural use and includes Hembridge Farm which is accessed via Flaxley Road. The land is relatively flat with some gentle undulations and a slight slope from east to west. The surrounding landscape follows similar topography and is characterised by intermittent tree and hedgerow planting along field boundaries and the drains and dykes which cross the landscape.

The neighbouring residential area consist of single and two storey properties that generally back onto the site. A small number of plots along Farm Way front omto the eastern corner of the site and also onto the Public Right of Way which runs along the site boundary.

Any new development will need to maintain adequate amenity for these homes. In addition to Flaxley Road, Cockret Road / Farm Way represent a potential secondary access point to serve the site and provide pedestrian / cycle routes toward the local shops and community facilities. Charles Street serves Cockret Road from Flaxley Road and includes a number of bus stops within easy walking distance of the site.

Hempbridge Farm is well enclosed by trees and hedgerows around the farmstead buildings and the Flaxley Road frontage.

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4.0 | Site analysis: listed buildings

Hempbridge Farm includes three Grade II buildings which were all listed on the 14th November 1980.

Building

Description

Details

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Hempbridge Farmhouse

1. Hempbridge Farmhouse SE 6032 6/59 2. Early C19. Brown brick. Pitched pantile roof. Coped gables. Two storeys.

Brick modillioned eaves cornice. Three bays: flush-framed sashes with glazing bars.

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Barn to north of 1. Barn to north of Hempbridge Farmhouse SE 6032 6/60 Hembridge Farm2. Early C19. Brown brick. Pitched pantile roof. Coped gables. Two storeys. house Various utilitarian openings, including slatted ventilation holes.

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Stable and open cart shed range

1. Stable and open cart shed range to north of barn at Hempbridge Farm SE 6032 6/61 2. Early C19. Brown brick. Pitched pantile roof. Coped gables. Tower-like stable of 2 storeys at south end. Open cart-shed range with brick piers taking roof.

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4.0 | Site analysis: site photos

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4.0 | Site analysis: site photos

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4.0 | Surveys & Reports As part of this hybrid planning application a range of surveys have been commissioned that have served to guide the design process of not only the listed farm buildings but also the new residential layout. They also provide guidance for detailed planning applications going forward. Below is a brief summary of each of these reports below:

Transport Assessment—Fore Consulting Ltd

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Junction capacity assessments indicate that traffic associated with the proposed development can be adequately accommodated on the local road network. The development would not have a material traffic impact on the wider highway network.

Considering all of the above, it is concluded that the development proposals are acceptable and can be delivered from a transport perspective

Fore Consulting have produced a transport assessment which concludes the following: Based on the work undertaken, it is considered that the proposals can be safely accessed by pedestrians, cyclists and vehicles, and that there are no transport or highway reasons that would justify refusal of a planning application for the proposed development. In particular: 

A new point of vehicular access can be provided, the design of which accords with relevant design standards and is within land under the control of the landowner and/or adopted highway. Junction capacity assessments indicate that the proposed access junction is satisfactory in capacity and performance terms.

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Vehicle access to the converted farmstead can be safely and efficiently accommodated from the existing farm access.

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A separate access for use by emergency vehicles only will be provided on Cockret Road.

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A range of amenities, including shops, schools, doctors and leisure facilities, are available within a reasonable walking or cycling distance of the proposed development; continuous footways are available for pedestrians between the site and these attractors. This will encourage local journeys to be undertaken on foot or by cycle (rather than by private car).

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Within the site itself, a safe and attractive environment for walking and cycling can be provided. A multi user network will be established to allow residents, employees

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and visitors to circulate within the site by foot and cycle.

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Tree Survey - FPCR Environment and Design Ltd A Tree survey was carried out by FPRC (please see survey on page 31) and the associated report indicates that the site is generally open in character with trees and hedgerows located exclusively on the site boundaries or the boundaries which separates the farmstead from the adjoining farm land. The vast majority of the existing trees and hedgerows can be retained within any proposed development. The illustrative layout indicates that where trees and hedgerows are likely to be lost in order to obtain access or facilitate the likely development. Losses will be minimised by good design.

They also concluded: Proposed new tree planting as part of the supporting landscaping scheme would more than suitably mitigate for any loss of trees required to facilitate the development. there is ample opportunity to provide tree planting internally within the development and within the large expanse of open space in the north western portion of the site.

The proposed development should be considered as arboriculturally sound and despite potentially requiring some tree removal to facilitate the development, the removal of these trees would be justifiable from an arboricultural perspective and the losses more than suitably mitigated for through the high amount of new tree planting which is being proposed as part of the developments supporting landscaping scheme.

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4.0 | Surveys & Reports Ground Investigation – ARP Geotechnical Ltd A ground investigation report has been carried out by ARP and the main findings were as follows: 

The geological map shows the eastern half of the site to be underlain by the Breighton Sand Formation and the western half by the Hemingbrough Glaciolacustrine Formation (typically clays and silts) of Devensian Age. The Glaciolacustrine deposits will also underlie the sand deposits present in the east.

The superficial deposits, commonly referred to as the "25-foot Drift of the Vale of York", are underlain by bedrock strata of the Sherwood Sandstone Group (sandstone). Coal Mining and Coal Recovery

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The Coal Mining Report indicates the site is stable with regard to coal mining.

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The nearest downslope surface water is a drain (classed as a "Tertiary River"), which lies to the west of the development site. It is possible for surface water run-off from the site to reach this drain.

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There is one recorded historical landfill within 250m of the site, located approximately 200m to the northeast. Gas monitoring wells should be installed, and monitored fortnightly on six occasions, as part of an intrusive investigation.

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No radon protective measures are required for new properties constructed on the site.

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Possible sources of contamination include hazardous gas, associated with off-site landfill 200m to the northeast, alluvium associated with Cockret Dike (if high in organic matter content), and localised infilled ponds on site. There is also the possibility of asbestos within existing buildings.

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It is anticipated that traditional strip or trench fill foundations may be acceptable for low rise housing, subject to proposed loading and the strength/density and consolidation properties of the near surface subsoil's. This will need to be confirmed by an intrusive investigation, including a number of boreholes, to include in situ penetration testing.

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It is unlikely that soakaway drainage would be acceptable, and that some form of surface water attenuation will probably need to be incorporated into the future development.

Heritage Assessment – CGMS Consulting A Heritage Assessment has been carried out by CGMS with regards to the existing listed farm buildings on site (Hempbridge Farm) to identify which of the buildings are indeed listed and also what other buildings should be retained as part of any proposed development of them. A key extract of their assessment is below: Section 5 of the Planning (Listed Buildings and Conservation Areas) Act 1990 defines a listed building as being the principal building, and “any object or structure fixed to the building”, and “any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done since before 1st July 1948”. Various court cases have sought to define what should constitute a curtilagelisted building, including the Court of Appeal case of Her Majesty’s Attorney-General v Calderdale Bor-ough Council (1982) which is still regularly cited. This identified that there might or might not be additional buildings which may or may not be of intrin-sic architectural or historic interest or value, but are worth preserving for their effect on a building which is of interest.

To this end, Figure 19 (shown over page) illustrates the likely consideration which will be given by the Local Planning Authority in relation to possible curtilage listing.

Red Buildings identified in red are the principal listed buildings, and which are automatically covered under the Act. Green Buildings which are not listed but are likely to be considered, either in whole or in part, as forming curtilage listed structures, under the Act. As such, although it is advised that these parameters should be discussed with the LPA as soon as is practically possible, consideration should be given to the retention of these buildings and structures.

Blue Buildings which are not likely to be considered for curtilage listing. However, they may provide some opportunity for extension and/or replacement buildings, following the advice in Section 6), and thus an opportunity to visually enhance the immediate setting of the listed buildings.

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4.0 | Surveys & Reports houses, aimed at attracting bats and declining bird species, such as house sparrow, starling and house martin.

Archaeology Assessment – On Site Archaeology Ltd On Site Archaeology have carried out an assessment of the entire site and have concluded the following:

The research undertaken in the preparation of this assessment has indicated that the archaeological potential of the site is considered to be fairly low. However, based upon evidence from the surrounding area, it is possible that remains of prehistoric, Roman or medieval date may be present. These are likely to represent agricultural field systems, rather than settlement. Cropmark evidence has recorded the presence of medieval ridge and furrow field systems a short distance to the south of the site. The potential archaeological remains are not considered to be of sufficient significance to prevent development.

Ecology Survey – Brooks Ecological Brooks Ecological have produced an ecology survey and an ecology features plan (see page 30). A summary of their report is below: In line with planning guidance outlined in the National Planning Policy Framework (NPPF) development should take account of the value of ecosystem services and enhance ecological networks.

Given the amount of green space allocated within the western half of the site, there is a real opportunity to provide meaningful ecological enhancement within the scheme. These enhancements would be best delivered through the production of a Ecological Enhancement and Management Plan (EEMP) and could include the creation of speciesrich neutral grassland and the planting of native trees and hedgerows.

SUDS ponds are proposed within the allocated green space. These could be designed in such a way as to hold permanent standing water; these could then be planted with a range of submerged, emergent and marginal vegetation.

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Although details of the proposed development are not currently available it is likely to require groundwork's that would impact upon archaeological deposits if these are present. To ascertain if archaeological deposits are present it would be necessary to undertake a programme of archaeological evaluation to determine the exact nature of archaeological survival. Geophysical survey should be considered as the first stage of any such evaluation. The archaeological evaluation of the site could be made a condition of planning consent.

Listed Farm Buildings Please refer to Section 8 of this Design and Access Statement.

Summary The surveys, reports and assessments that have been carried out have been reviewed and form some of the design decisions that have been made in preparing the initial concept masterplan and in turn the more detailed illustrative layout.

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4.0 | Surveys & Reports

TREE SURVEY PLAN

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4.0 | Surveys & Reports

ECOLOGY FEATURES PLAN

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5.0 | Opportunities & Constraints

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5.0 | Opportunities and Constraints

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5.0 | Opportunities and Constraints : Sustainable Urban Drainage The drainage strategy for the site may include the innovative use of street swales in addition to the provision of detention basins within the areas of open space to manage storm water events.

The images bottom right show examples of successful SUDS basins that have been created in recent residential developments. The street swales can become attractive features which help to soften the residential environment and provide micro-habitats for flora and fauna. They can contribute to creating a distinctive sense of place, in addition to managing water run off in an environmentally sensitive way.

The detention ponds can be accommodated within open space areas to become multifunctional amenity spaces which again add character and amenity to the residential environment. The proposed illustrative layout shows the creation of 2 of these SUDS basins within areas of new open space that are proposed. An extract of one of them from the illustrative layout can be seen bottom left.

ONE OF THE 3 PROPOSED SUDS BASIN ON OUR LAYOUT

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EXAMPLES OF SUCCESSFUL SUDS BASINS / DETENTION PONDS

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6.0 | Community Consultation

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6.0 | Community Consultation On Wednesday 4th February Hallam Land Management held a Public Consultation event in Selby at ‘Community House’ on Portholme Road. Letters were sent to just under 2,500 households inviting them to attend the event between the hours of 2.30pm and 7.30pm. An exclusive half hour was held at 2pm for the local Councillors to attend. More information can be found in the statement of community involvement prepared by DPP Planning.

Members of the consultant team (including Architects, highways, drainage) were in attendance to answer any questions that the public had.

A selection of the exhibition boards that were presented on the day can be seen below.

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7.0 | Design Solution & Evaluation

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7.0 | Design Solution & Evaluation: access, movement and parking Introduction The extensive site analysis, surveys, reports and assessments that have been carried out form the basis of the proposals that we are putting forward.

Development Proposals This is a hybrid planning application consisting of a detailed application for the retention and conversion of the existing farm buildings (Hempbridge Farm) and an outline planning application for circa 200 new residential units. The plan below identifies the extent of the application boundary. The larger red line identifies the extent of the site for the circa 200 new residential units and open space and the smaller broken red line indicates the area of the detailed application for the existing farm buildings.

The illustrative layout identifies how circa 200 residential units could be achieved on the site with vehicle access taken from Flaxley Road by means of a new junction.

As for the existing farm buildings the detailed proposal demonstrate how we are retaining the existing farm house and then converting the barns to the rear to create 2 additional new dwellings. Access to this development will be separate to that of the new residential development and will utilise the existing access from Flaxley Road.

Use and Amount & Scale It is considered that the proposed residential use is entirely suitable in the context of the site due to the fact that the predominant use to the south eastern boundary is residential.

In total circa 200 residential units are proposed as part of the outline application and 2 barn conversions are proposed as part of the detailed planning application.

The gross site area of the outline application is 8.38 Ha and includes a net developable area of 5.61Ha for the new dwellings with approximately 2.2Ha of new public open space.

APPLICATION BOUNDARY

The proposed new development could include a mix of 1-5 bedroom accommodation in a range of types from 1 bedroom apartments through to 5 bedroom detached properties.. The majority of dwellings are likely to be 2 storey in height with some 2.5 and 3 storey units which could be located in key locations to create visual interest.

Single storey Bungalows could be located on site and would be most appropriate located in the south eastern corner of the site adjacent to existing bungalows of Deeping Way and Wavell Street.

The site area of the detailed planning application is 0.42Ha and the existing buildings are a mixture of single storey and 2 storeys.

Access The new residential development that will form part of the outline application will be accessed from Flaxley Road. A new access has been designed in detail by Fore Consulting

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7.0 | Design Solution & Evaluation: appearance and can be seen on page 45. The access to the farm buildings that form the detailed application will also be from Flaxley Road but will be from the existing farm access point.

The converted farmstead will therefore be served by a separate access to that of the new residential development.

the property from the boundary of the plot up to the building itself, will have 'accessible' paths and drives , taking into account the topography of the site. The use of various surface materials, dropped kerbs, tactile paving, parking and drop off points will be used to facilitate ease of movement by all.

An emergency vehicle access point is proposed to the north east corner of the site onto Cockret Road.

Footpath

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Locating homes so that they are close to the street edge or carriageway;

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Where practical, the use of some tight junction and corner radii;

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The introduction of feature spaces that act as ‘visual incidents’ along the street;

There is an existing public right of way running across the northern boundary of the site which was identified in the earlier site analysis. The opportunities and constraints plan (see page 42) and illustrative layout (page 43) show how this has been considered and so new housing has been designed to front out onto this. Connections have also been created onto this footpath from within the new development and shown how the area of new open space can provide new footpath connections that connect onto this existing footpath.

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Changes in the carriageway surface with the use of ‘unexpected’ road surfaces such as paving setts as rumble strips for example;

The proposals also allow for a pedestrian connection to the north east corner of the site onto Cockret Road.

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The narrowing of the carriageway and/or the street to create ‘pinch points’;

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Positioning buildings that act as ‘pinch points’ or ‘gateways’

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Where appropriate the removal of the traditional footway-kerb-carriageway arrangement and the use of well designed ‘shared surfaces’;

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Carefully restricting forward visibility through street alignment, the arrangement of buildings and landscape treatment;

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The use of well placed street trees and/or street furniture; and

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The occasional use of on-street parking.

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Care will be needed to ensure that some methods, such as ‘shared streets’ for example, are inclusive in their design in terms of materials and demarcation.

The illustrative layout (page 43) shows how the site could be laid out. The key principles of the internal highway layout are:

Inclusive access within the layout will provide for ease of movement by all social groupings and will meet the standards for disabled access for such items as steps, ramps, door widths, etc. The 'approach' to the dwelling, the area of land within the curtilage of

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Layout

The illustrative layout demonstrates how circa 200 new houses could be laid out on the site. The location and orientation of the new dwellings respect the surrounding properties and relate well to one another.

Certain buildings are located to create focal ends and vista stops.

There is a clear definition between the public and private domain with all properties having 'defensible spaces' to their frontages, and sides on a corner position, with a variety of hard and soft treatments to the street, some giving physical enclosure to the semi-private spaces such as railings, hedges and shrub beds. Additional gable windows are also introduced to overlook public areas and ensure 'active frontages' exist throughout the site creating a safe and naturally surveyed environment.

All the properties will have individual footpath accesses to their rear gardens giving direct control over their own private domain. This will aid security and, with easy access, also enable waste and recycling provisions to be located at the rear of the properties, out of sight from the street.

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7.0 | Design Solution & Evaluation: appearance Where possible the dwelling's private amenity spaces back onto other gardens or are screened from public areas by 1800mm high brick pillar/fences or vertically boarded fences, with rails inboard to reduce climbing potential.

Open Space The proposed illustrative layout shows the creation of approximately 2.2Ha of new publicly accessible open space that can be enjoyed by not only the new development but the existing residents to the south east which can be accessed through the new proposals.

Parking Particular care will be taken on any detailed layout to limit groups of cars parked to the front of dwellings and to achieve this car parking areas will be broken up using grassed areas and soft landscaping to ensure that any frontage parking will not dominate the street scene.

All new dwellings would have car parking in curtilage. Detached dwellings either have a drive to the side leading to a garage or has a drive to the front with an integral garage.

Semi detached / terraced dwellings will have parking either in front or down the side of each dwelling.

Visitor car parking will be provided throughout the layout in the form of incidental parking on the roads and designated visitor parking spaces on the shared surfaces.

Appearance For the outline application the details of the dwellings are subject to a reserved matters planning application. With regards to the detailed application of the farm buildings a sympathetic conversion of the barns is proposed retaining the existing features and utilising existing openings therefore they will not look materially different to how they look at present. The only real difference will be that some of the ancillary sheds will be demolished.

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 opportunities for criminal activity should be recognised and designed out where possible.

The following considerations have been taken into account when planning the scheme layout;

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Well defined routes for cars and pedestrians which are well overlooked.

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Car parking overlooked, no rear courtyards.

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Structured places with no conflict between uses.

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All publicly accessible spaces overlooked.

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Well defined defensible spaces and the use of suitable planting.

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Management scheme to ensure landscaped areas are well maintained.

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Layout designed to minimise vulnerable rear and side boundaries

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Robust 1.8m high fences and lockable gates provided.

Response to Design Policies H2B Housing Density- states that proposals for residential 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 densities will be required where appropriate particularly within the market towns and in locations with good access to services and facilities and/ or good public transport. Lower densities will only be acceptable where there is an overriding need to safeguard the existing form and character of the area or other environmental or physical considerations apply.

The illustrative layout shows circa 200 units on a net developable area of 5.61Ha therefore the proposed development will be 35.6 dwellings per hectare.

T2 Vehicular Access- suggests development proposals which would result in the creation of a new access or the intensification of the use of an existing access will be permitted

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7.0 | Design Solution & Evaluation: appearance provided there would be no detriment to highway safety, and the access can be created in a location and to a standard acceptable to the highway authority.

In accordance with national and local planning guidance, and in liaison with Selby District Council and North Yorkshire County Council, Fore Consulting have examined the existing transport network in the vicinity of the site (including surveying baseline transport conditions), considered relevant national and local transport planning policy, outlined the development proposals, and determined the resulting impact on the transport network, which included capacity assessments at key junctions on the local highway network.

It has therefore been concluded that the development proposals are acceptable and can be delivered from a transport perspective.

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 permitted unless suitable alternative routes can be provided which makes provision for a variety of potential users.

There is no proposal to develop or alter the route of any existing public rights of way.

There is an existing public right of way to the northern boundary of the site which has been respected, are fronting development onto and will create new footpath connections to.

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

1 or 2 bed- 1 space,

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3 or 4 bed- 2 allocated spaces,

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

As the new development is only illustrative then this will be something that any detailed

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layout at reserved matters stage will have to comply with.

RT2 Open Space Requirements for New Residential Development- states that proposals for new residential development comprising 5 or more dwellings will be required to provide recreation 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 settlement merit a combination 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 combination of different types of open space would be appropriate in accordance with NPFA standards.

The application proposes the erection of circa 202 new dwellings and as such it is proposed to create approximately 2.2Ha of publicly accessible open space which will be a combination of grassed areas, formal play space, attractive planting and landscaped SUDS basins. The amount of open space to be provided more than satisfies the requirements of policy RT2.

SP8 Housing Mix- states that all proposals for housing must contribute to the creation of mixed communities 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 existing mix of housing in the locality.

The illustrative layout for the circa 200 new dwellings shows a range of dwelling types and sizes of accommodation. Any future detailed layout would need to comply with Policy SP8.

SP19 Design Quality- seeks to ensure new development achieves high quality design and has regard to the local character, identity and context of its surroundings including historic townscapes, settlement patterns 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 distinctiveness, character and form. b) Positively contribute to an area’s identity and heritage in terms of scale, density and

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7.0 | Design Solution & Evaluation: appearance 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 attractive to users, and facilitate sustainable access modes, including public transport, cycling and walking which minimise conflicts;

e) Incorporate new and existing landscaping as an integral part of the design of schemes, including off-site landscaping for large sites and sites on the edge of settlements where appropriate; f) Promote access to open spaces and green infrastructure to support community gatherings and active lifestyles which contribute to the health and social well-being of the local community; g) Have public and private spaces that are clearly distinguished, safe and secure, attractive and which complement the built form; h) Minimise the risk of crime or fear of crime, particularly through active frontages and natural surveillance; i) Create mixed use places with variety and choice that compliment one another to encourage integrated living; j) Reflect the principles of nationally recognised design benchmarks to ensure that the best quality of design is achieved.

It is felt that the outline proposals satisfy a number of these key design requirements however some of these cannot be fully addressed until a more detailed proposal and planning application is submitted. Any future detailed application therefore needs to follow the key requirements listed above and demonstrate how they have complied with these.

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7.0 | Design Solution & Evaluation: Layout

OPPORTUNITIES & CONSTRAINTS

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CONCEPT DESIGN SKETCH

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7.0 | Design Solution & Evaluation: Layout

FINAL ILLUSTRATIVE LAYOUT

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7.0 | Design Solution & Evaluation: Parameter Plan

PARAMETER PLAN

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7.0 | Design Solution & Evaluation: Use, amount and scale

DETAILED VEHICULAR ACCESS DESIGN

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8.0 | Barn Conversions

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8.0 | Barn Conversions As this is a hybrid planning application full planning consent is also sought for the conversion of the existing farm buildings (Hempbridge Farm). A heritage assessment has been carried out which assesses the existing buildings and has classified them (see diagram below) in terms of what buildings are listed or considered to be curtilage listed and should be retained as part of the conversion.

SURVEY OF EXISTING BARNS—PLANS

A full survey of the buildings has been carried out providing us with existing floor plans and elevations. Copies of these can be seen to the right and over the page.

Using these surveys and the recommendations in the Heritage report a sympathetically designed scheme, that retains the existing farm house and proposes the conversion of the existing listed barns to the rear to create 2 new family homes have been prepared. The scheme utilises all of the existing openings, doors and windows and reinstates opening that have been bricked up.

BUILDING CLASSIFICATION FROM HERITAGE REPORT

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8.0 | Barn Conversions SURVEY OF EXISTING BARNS—ELEVATIONS

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8.0 | Barn Conversions Below are a selection of photographs of the existing listed barns.

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8.0 | Barn Conversions It initially was necessary to look at the building surveys and photographs to assess the sizes of the existing openings so that it could then decide what would be the best location for certain types of accommodation based on whether they require small or large window openings.

INITIAL SKETCH PROPOSALS FOR THE PROPOSED BARN CONVERSIONS

A key consideration was also where the new dwelling would be accessed from therefore a great deal of thought had to go into how someone would use the dwelling and what accommodation needed to be next to each other.

The sketch proposals which can be seen to the right and over the page show the initial thought process relating to the conversion of the farm buildings and demonstrate how the location of the existing apertures have guided the development proposals. It was inevitable that there would be a need to create a small number of new openings but this has been kept this to a minimum and any new openings are of similar proportions to the existing openings.

The new openings can be seen on page 56 highlighted in yellow. Please note that one of these involved opening back up an existing previous large opening that was identified in the Heritage Assessment (see extract below highlighted in green where this previous opening was).

EXTRACT FROM HERITAGE ASSESSMENT

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8.0 | Barn Conversions INITIAL SKETCH PROPOSALS FOR THE PROPOSED BARN CONVERSIONS

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8.0 | Barn Conversions In terms of the setting of the existing farm buildings in relation to the proposed new housing it was considered necessary to maintain a sufficient distance allowing the existing buildings sufficient space so that they have ample private space around them and very good sized gardens.

The existing farm house has never had a rear garden.

The front has been retained and it is proposed to provide the farmhouse with a fenced secure garden to the east

PROPOSED DETAILED SITE LAYOUT FOR EXISTING FARM BUILDINGS AND HOUSE

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8.0 | Barn Conversions PROPOSED FLOOR PLANS FOR THE CONVERTED BARNS

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8.0 | Barn Conversions

PROPOSED ELEVATIONS OF THE CONVERTED BARNS

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9.0 | Sustainability

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9.0 | Sustainability Sustainability Appraisal The proposals will generate a new place that aims to meet the needs of the new community and its future generations. The proposals seek to deliver a sustainable development and a high quality of life that improves economic, social and environmental well being. Section 4.0 shows how well the site is located in terms of access to existing community facilities and services (with an excellent range located within 5-15 minute walk) supporting the walkable neighbourhood concept. The proposals therefore have the potential to support the existing community facilities and local businesses through an increased population living nearby.

Sustainability Objective

How the proposals help deliver the objective

Education

The site will help support the local educational facilities through an increased population of families in the area.

Health

The site has good access to local healthcare facilities located within walking distance. The improvements to public access to open space and recreational facilities will help to encourage outdoor activities and play.

The scheme has been designed to incorporate the key principles of Secure by Design. Increased population of residents living on the site 24/7 will improve the security and ownership of the area through enhanced activity and surveillance.

Crime

Culture, leisure and recreation Housing Community cohesion Greenspace

The proposals will enable access to new open space and recreational opportunities for the wider community.

The site would contribute to a well-balanced mixed community. It provides the opportunity for a housing mix, including the potential to provide homes for the elderly and affordable housing.

The development site would provide the opportunity to deliver a meaningful new green-space. This also provides the potential to enhance public access to the wider countryside and network of recreational routes subject to further consultations.

Biodiversity or geological interests Flood risk

Existing bio-diversity and natural features, which would be enhanced through an appropriate mitigation scheme.

Transport network

The site has good access to local facilities. Its development near to existing bus stops will enable easy access to public transport and support the development of bus services.

The design of the proposal gives due care and consideration to the existing site landscape to ensure that it includes measures to mitigate any potential impact and enhance landscape quality.

Maintain and enhance landscape quality local distinctiveness Preserve the historic environment

The development platform is located outside the flood zone and the proposals will incorporate appropriate sustainable drainage measures.

The site is located away from the conservation area, the setting of the listed buildings will be respected. The intention is to contribute to local distinctiveness by developing a layout and architectural vernacular which gives the site its own identity but which is appropriate to the wider area, has as been ascertained through the analysis process.

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9.0 | Sustainability Sustainable Construction

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In addition to the wider sustainability benefits identified above, there are opportunities to reduce the environmental footprint of the development by incorporating sustainable design and construction techniques. The following is a series of guiding principles for sustainable design and construction. It is expected that these, as well as others, would be explored as part of the detailed design process:

Controlling water demand through best practice approaches such as low flow showers and baths, dual flush toilets, efficient taps, water efficient white goods, and rainwater harvesting through water butts;

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The potential for air source heat pumps, solar panels and photovoltaics to deliver renewable energy; and

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The consideration of other emerging technologies during the course of the design phases.

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Arranging homes and buildings to maximise solar gain and light penetration.

Wherever possible and practicable, positioning buildings with south facing fronts to maximise sunlight;

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Designing the internal layout of homes to provide for modern living;

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Building design, which allows for flexible living e.g. potential future expansion of living areas.

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Provide opportunities and space for home based working and office space within new homes;

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Maximising storage space within the building and individual plots, with appropriate space for recycling, refuse, cycle storage, and rainwater harvesting;

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The use of efficient appliances, heating systems, energy controls and management; improved insulation and glazing;

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The potential use of recycled construction materials and aggregates, and the preference for using environmentally friendly and more sustainable materials and products;

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The use of permeable surfaces and paving as part of the sustainable urban drainage strategy;

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The conservation of natural resources on site such as hedgerows and trees;

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Providing grassland, native trees, shrubs, hedgerows, street trees and garden trees, which will encourage biodiversity as well as sustainable drainage;

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The design team will explore the potential to achieve the voluntary Code for Sustainable Homes Standard (or elements therein) as part of the detailed design process, or through the Building Regulations if the code is replaced before this time. As Government have indicated.

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10.0 | Building For Life 12

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10.0 | Building For Life 12 Building for Life is the industry standard endorsed by Government, for well-designed homes and neighbourhoods that local communities, local authorities and developers are invited to use to stimulate conversations about creating good places to live.

The 12 questions below reflect the vision of what new housing developments should be: attractive, functional and sustainable places. Redesigned in 2012, from the original 20 questions, Building for Life 12 is based on the new National Planning Policy Framework and the Government’s commitment to build more homes, better homes and involve local communities in planning.

Any detailed proposal should be designed with this in mind and should also be scored against the 12 questions below.

Integrating into the neighbourhood 1 Connections Does the scheme integrate into its surroundings by reinforcing existing connections and creating new ones; whilst also respecting existing buildings and land uses along the boundaries of the development site?

2 Facilities and services Does the development provide (or is it close to) community facilities, such as shops, schools, workplaces, parks, play areas, pubs or cafes?

3 Public transport Does the scheme have good access to public transport to help reduce car dependency?

4 Meeting local housing requirements Does the development have a mix of housing types and tenures that suit local requirements?

Creating a place

5 Character Does the scheme create a place with a locally inspired or otherwise distinctive character?

6 Working with the site and its context Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and microclimates?

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10.0 | Building For Life 12 7 Creating well defined streets and spaces Are buildings designed and positioned with landscaping to define and enhance streets and spaces and are buildings designed to turn street corners well?

8 Easy to find your way around Is the scheme designed to make it easy to find your way around?

Street & Home 9 Streets for all Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces?

10 Car parking Is resident and visitor parking sufficient and well integrated so that it does not dominate the street?

11 Public and private spaces Will public and private spaces be clearly defined and designed to be attractive, well managed and safe?

12 External storage and amenity space Is there adequate external storage space for bins and recycling as well as vehicles and cycles?

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11.0 | Summary

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11.0 | Summary In respect of the outline part of the planning application the applicant, Hallam Land Management, are not seeking approval for the detailed design of the layout or the new dwellings at this stage however it has been clearly demonstrated how the site could be developed and how a residential layout could look and relate to the listed farm buildings to the south.

FINAL ILLUSTRATIVE LAYOUT

This potential design solution was produced following the extensive site analysis and the series of surveys and reports that have been carried out by consultants. It is considered that the approach to the development of the scheme provides a robust design and it can be demonstrated that the final plans and proposals are those most suitable for the site within the context of the development and use proposed.

In respect of the detailed part of the application it has been showed that the barns can be sympathetically converted to form 2 new dwellings and that the converted barn will relate well to the new residential development.

Below is a summary of the scheme proposals:

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Retention of existing farm house

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Conversion of listed barns and curtilage listed structures to form 2 new dwellings.

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Circa 200 new houses

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Creation of approximately 2.2 Hectares of publicly accessible open space

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Existing trees are to be retained on site.

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Creation of new pedestrian links.

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Potential for a variety of accommodation type ranging from 1-5 bedrooms

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Range of dwelling types including terrace, semi-detached and detached types.

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Range of storey heights including 2, 2.5 and 3 storeys in height.

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STEN Architecture Ltd Suite 10, Unit 3 | Benton Office Park | Bennett Avenue | Horbury | Wakefield | WF4 5RA Tel: 01924 669424 | Web: www.sten-architecture.co.uk

Issue 4 | 17th March 2015| Prepared by STEN Architecture

63