Planning Statement. For. 5 New Dwellings. Spar Shop, Lincoln Road, Dunholme

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1 Planning Statement For 5 New Dwellings At Spar Shop, Lincoln Road, Dunholme

2 1. INTRODUCTION This Statement has been prepared on behalf of Damac Estates Ltd to support a Planning Application for residential development on land off Lincoln Road, Dunholme. This Outline Application seeks to establish the principle to demolish the existing Spar Shop together with accommodation and replace with a residential development for 5 dwellings together with amenity space Access to the site will be from Lincoln Road. The existing 2no accesses will be retained (improved) as indicated on the submitted plans. The planning application is supported by the following documents: This Planning Statement which includes a review of planning policy and guidance indicating how the proposal is consistent with the Development Plan and other guidance Design and Access Statement The required Plans & Elevations of Proposals A Flood Risk Assessment which considers the surface water management from the site.

3 2. THE SITE AND THE CHARACTERISTICS OF THE AREA The application site, which measures 0.13 ha in total, lies central to the village of Dunholme. There is an extensive site frontage to Lincoln Road that currently serves as a car park to the Spar Shop and Post Office. This frontage is characterised by sectors of Block Paving to define the boundaries. The southern boundaries of the site are characterised by a mixture of panelled fencing of varying types and isolated shrubs. The main body of the site is level (but elevated), with hard surfacing

4 3. THE PROPOSAL The application is for approval for a development comprising: Residential development for 5 dwellings Associated Parking Associated Amenity Space Site access

5 4. NATIONAL PLANNING POLICY The National Planning Policy Framework (the NPPF ) sets out Central Government s planning policies for England and how these are expected to be applied. Paragraphs 6 and 7 of the NPPF confirm the commitment to sustainable development based on three dimensions: an economic role - contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; a social role - supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community s needs and support its health, social and cultural well-being; and an environmental role contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

6 5. THE DEVELOPMENT PLAN The Development Plan for the purposes of this application is comprised of the saved policies of the West Lindsey Local Plan First Review (the Local Plan ). The Regional Plan for the East Midlands 2009 was revoked in April The National Planning Policy Framework (NPPF) and the evidence base for the Central Lincolnshire Local Plan Core Strategy are also material considerations in respect of this planning application. A Neighbourhood Plan is to be prepared for Dunholme and will, once made, form part of the Development Plan. The settlement has recently been consulted on options and issues for it, but as yet there is no Neighbourhood Plan against which to assess the proposal. A number of the Saved Policies from the West Lindsey Local Plan, which was to cover the period to 2016, are pertinent to this case, specifically in relation to the level and distribution of growth, the requirements of residential development (in terms of design and layout), protection of the Environment and Infrastructure. Policies that have been taken into account are STRAT 3 Settlement Hierarchy STRAT 9 Phasing of Housing Development and Release of Land SUS 1 Development Proposals and Transport Choice RES 1 Housing Layout and design RES 2 Range of Housing Provision in all Housing Schemes RES6 Affordable Housing CORE 10 Open Space and Landscaping with Developments The NPPF (para 216) is clear that increasing weight should be given to draft policies as they progress through the different stages of production. The Central Lincolnshire Local Plan Core Strategy (Core Strategy) has proceeded through a number of stages of public consultation so significant weight can therefore be given to many of the Polices set out in the Core Strategy as an indication of appropriate planning policies including the overall target for growth. The NPPF is clear that when meeting the Objectively Assessed Need proposals should be sustainable in terms of social, environmental and economic criteria. Dunholme has long been considered a Sustainable Location, being identified as a Primary Rural Settlement in the settlement hierarchy set out in Saved West Lindsey Local Plan policy STRAT 3. Primary Rural Settlements being key service centres meeting most of residents day to day needs, and those of the villages in its rural hinterland and, as such, is a suitable location for new residential development in that it provides many of the facilities and access to public transport. This site also benefits from access to the facilities in neighbouring village of Welton.

7 The Core Strategy and Allocations work undertaken by Central Lincolnshire continues suggests that Dunholme be classified as a Tertiary Attractor, which is categorised as a generally well performing type of settlement showing community spirit, with quality facilities and with the ability to support a larger population and could benefit from some growth to support and enhance service provision and economic opportunity. There has been no recent change in circumstances to challenge this analysis of Dunholme. Site Suitability The above assessment justifies Dunholme as a sustainable location in principle for new residential development to meet the overall growth agenda. The local pub was closed down and has since been redeveloped as a neighbourhood store by Lincolnshire Co-operative. Whilst the shutting down of the Spar will be a loss for the village, in reality, it will not have a significant impact on the village of Dunholme due to the recent opening of Lincolnshire Co-Operatives neighbourhood store - without doubt, one of the reasons for the loss of the Spar and subsequently the Post Office. This was identified prior to permission being granted for the new neighbourhood store. We initially worked up a scheme that accommodated a replacement Post-Office for the village, but have been advised that unfortunately, the post office needs to run alongside another complimentary business such as a neighbourhood store or newsagents etc. Regrettably, as applicants, the post office re-location is out of our control. Flood Risk and Drainage New development is required to mitigate its flood risk and not lead to an increased off site flood risk. A FRA is accompanying this application but it is pertinent to note that there is a significant reduction in impermeable area. The proposal is in accordance with the NPPF and emerging Core Strategy Policy CL25.

8 6. HISTORIC ASSET STATEMENT The NPPF sets out the requirement for all planning applications to be accompanied by a statement that sets out the significance of any heritage asset affected by a proposal. The level of detail should be proportionate to the asset s importance and no more than is sufficient to understand the potential impact of the proposal on their significance. There are no Listed Buildings within a reasonable distance of the site and the site does not lie within a conservation area. As part of the design process the adopted Local Plan and English Heritage s website have been consulted and these indicate that there are no known historic assets near the site.

9 7. DESIGN Use The application proposal seeks to establish the principle of residential development on the site. The proposed dwellings will be market housing. The proposal is consistent with Residential development being the predominant land use in the vicinity of the site. Amount The site extends to approximately 0.13 ha. 5no New Dwellings are proposed a mixture of starter, intermediate and retirement properties. Having regard to the amount of development surrounding the application site, there is nothing to suggest that this amount of development would be inappropriate. High levels of amenity space are afforded to each property. Layout The detailed drawings indicate how the site could be developed. Scale A review of the surrounding development reveals that the majority of existing development close to the site s boundaries is a mixture of single and two storeys. Landscaping The landscaping of the site will first consider the retention and enhancement of the existing landscape features on the site although very limited The topography is roughly flat with the majority of trees and hedgerows on the boundaries of the site. The main body of the site is open hard standing Appearance The surrounding development exhibits a variety of building styles and use of materials. There is no particular vernacular that must be adhered to so we have tried to ensure that a sense of place is created, utilising appropriate traditional designs together with a palette of materials that would not be out of keeping within the general grain of development in the area.

10 8. CONCLUSION The statement concludes that this site is acceptable in terms of level and distribution of growth set out in the saved policies and the emerging planning framework for Central Lincolnshire. Furthermore, as well as providing new homes in a sustainable location to support the local services and facilities, the proposal is also capable of providing support to other local facilities in both Dunholme and Welton. The indicative layout together with the material submitted to support the application demonstrates how a sensitive development could be undertaken in accordance with relevant planning policies, taking into account the potential impact of the new development on surrounding properties and the highways network. The proposal therefore constitutes housing to meet the immediate demands for new residential development to meet the five year supply in a sustainable location and in accordance with the relevant planning policies.

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