Planning Statement. GARDEN HOUSE, MATTERSEY ROAD, EVERTON, DONCASTE DN10 5BN PHONE: MOBILE e mail

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1 D A V E N P O R T C O N S U L T A N C Y E N G I N E E R I N G A N D P L A N N I N G C O N S U L T A N T S Planning Statement to accompany a Planning Application For demolition of betting shop and erection of 4 Apartments, On land off Church Street, Swinton. GARDEN HOUSE, MATTERSEY ROAD, EVERTON, DONCASTE DN10 5BN PHONE: MOBILE e mail Planning Statement Roger Eyre BSc. FICE. 1

2 Contents 1. Introduction 2. Development Location and Planning Policies 3. The Proposal 4. Compliance with Policy 5. Design and Access. 6. Conclusions 2

3 1. Introduction Planning Statement 1.1 The Davenport Consultancy was commissioned by Mr R Scherdel to provide advice in relation to gaining planning permission for a development to provide 4 self contained apartments on land currently occupied by a betting shop. 1.2 This statement seeks to establish that the proposal accords with the provisions of the development plan and to address any particular planning issues that may arise from the proposal. It examines the policy and physical constrains affecting the development. 2. Development Location and Planning Policies 2.1. Development Location The site lies on an unadopted road off Church Street Swinton behind a parade of shops and close to a public house. The unadopted road also serves a detached house. The site is currently occupied by a betting shop, which would be demolished to make way for the development. The Proposals Inset plan of the adopted UDP indicates that the site lies within an area designated as the Town Centre of Swinton. Inset plan from UDP 2

4 2.3. Policy Context. The Development Plan for the area includes the saved policies from the Rotherham UDP adopted in June Under the LDF process the Council is preparing a new Local Plan for which the Core Strategy has been published and is referred to below along with relevant UDP policies. The current status of these policies is unclear from the Council s web site but the proposal has been subject to a fair degree of pre-application discussions, which are reflected below. The inset map from the UDP shows the site lies within the Swinton Town Centre. Policy RET1 indicates that within town centres residential developments are permitted above the ground floor level. However it also makes provision for other residential development on its individual merit. The site does not lie within a shopping frontage and is close to existing housing. The site is in a sustainable location very close to local services and would add to the range of accommodation in the area. The proposal has been subject to informal pre-application discussions, which have not identified any policy objections to the location of the development. They did however identify minor spatial requirements in relation to windows in the nearby buildings and the design modified to address the issue and ensure that it met the current standards. As identified in policies such as HG4.3 and 4.8. The UDP makes the following comments and identifies the accompanying policies as relevant:- 3

5 4

6 These policies identify that residential use the town centre is appropriate provided that it complies with the other relevant policies which are identified below:- 5

7 In addition the UDP identifies two relevant transport policies which are:- The Core Strategy of the emerging Local Plan identify the following principles, which can be seen to support the proposal. 6

8 7

9 2.4 In addition to these adopted and emerging policies the Council has a renaissance goals for the town centre the second of which states. Goal 2 supports choice and good quality housing in the Town Centre Also relevant are the guidelines provided in the SPG and the South Yorkshire Residential Design Guide. 3. The Proposal 3.1 The Proposal seeks to provide 4 self contained apartments. 3.2 The layout, fenestration and other aspects of the design have taken the above policies into account to ensure the proposal complies. 3.3 In particular the fenestration and layout of the apartments have been so arranged as to provide privacy for both existing neighbours and future residents. 4. Compliance with Policy 4.1. The Renaissance Goal 2 together with UDP policies EC5 (residential use in town centres is acceptable), HG4(variety of housing types), HG4.3 (windfall site located within existing built up areas and on brown field site) and HG4.8 (flats and apartments); and Core Strategies CS 15 (Renaissance Goals), CS5 (criterion d) and CS16 (Housing Mix) all support the development of residential units within the town centre provided the units don t harm the living conditions of neighbours and provided appropriate residential amenity for future residents The proposal would enhance and increase the housing mix offered in the town centre Character and Appearance (C&A) The proposal offers a significant improvement to the character and appearance of this small service road of Church Street Residential Amenity The space within the apartments meet or exceed the standards set out in the SYDG technical requirements for 2 bed apartments (62m 2 ) and (33m 2 ) respectively The proposal identifies amenity space in addition to car parking. In addition to the amenity space future residents would have within walking distance the use of a nearby Park and other open public spaces The site is within walking distance of all local services and public transport and is therefore very sustainable. 8

10 The fenestration has been arranged to ensure privacy of both existing neighbours and future residents Highway & Transport The proposal provides both car parking for the residents, which meets the standards set out in the SYRDG. 5. Design and Access Summary 5.1. Use and amount:- The proposal would provide for 4 x apartments Layout:- The layout makes use of the redundant site in the town centre and care has been taken in the layout and fenestration of the building to maintain and provide privacy Scale:- The proposal respects the scale of the surrounding buildings Landscape:- The development offers some opportunity for enhanced landscaping Appearance:-See character and appearance above Access:- The proposal utilises the existing highway access as discussed above. Notwithstanding this the access to the site and buildings will be designed in line with current requirements of the Disability Discrimination Act 1995 and Approved Document M of the Building Regulations 2004 or any subsequent documents as appropriate. 6. Flood Risk 6.1. The Site lies within FZ 1 where an FRA is not required. EA Flood Plan 9

11 6.2. The above indicate that the floor risk to the site is appropriate for the proposal. 7. Conclusion 7.1. For the reasons given above it is considered that the proposal accords with the requirements of the Development Plan and the emerging Local Plan. 10

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