!!Error!!09/00281/FUL     ERECTION OF 8 NO. RESIDENTIAL UNITS, ASSOCIATED                     ACCESS AND PLAY AREA AT WEST YARD, TANSLEY FOR                     PEAK DISTRICT RURAL HOUSING ASSOCIATION    

See Minute

Parish Council: Tansley     Date of receipt: 26.05.09

Application type: Full      Case Officer: Mr. G. Griffiths

INTRODUCTION

This application is being re-presented to the Central and Northern Area Planning Committee further to the deferral of the application by the Committee at its meeting on 1st September 2009.  

Since the previous Committee meeting, members of the community have taken the opportunity to contact Officers over the potential of alternative affordable housing sites but no sites have come forward on a formal basis which have the support of a local landowner.  

THE SITE AND SURROUNDINGS:

The application site lies within a field of some 1.2ha in the village of Tansley to the south of the A615 between Thatchers Lane and Alders Lane.  The site is accessed off Thatchers Croft, a recently built residential development.  The land slopes up from the A615, being steepest along the northern edge.  It separates two residential areas of the village that are on this side of the A615, and combines with similar open space to the north to create a green corridor which links to Lumsdale in the west through to the open countryside in the south.   In this respect, the site is a feature of the village and the site is most visible from the A615, Church Street and Thatchers Lane.

The field is bounded on its eastern and western sides by residential development.  The western boundary is marked by a substantial hedge which provides a reasonable screen and there is partial screening to the eastern boundary.  The bank which rises steeply from the A615 has been planted with trees.  At the time of the Case Officer’s site visit the field appeared relatively untended with long grass, nettles, thistles and flowers although the grass was cut during the consideration of the application.  

THE APPLICATION:

Full planning permission is sought for the erection of eight affordable residential units.   The dwelling units are proposed to comprise two 2 bedroomed dwellinghouses, four 3 bedroomed dwellinghouses and two 2 bedromed flats.  Each dwelling unit is proposed to be two storeys in height and be of a similar scale to the semi-detached and terraced dwellinghouses in Thatchers Croft. The proposed dwellings would be aligned approximately along the contour of the site in accordance with traditional local building practices and the prevailing character of the village.  The eastern most building is proposed to face the site entrance in order to act as a visual marker at the entrance to the development.

The dwellings are proposed to constructed of gritstone, with cut stone quoins, lintels, jambs and cills, slate roofs, stone chimney stacks and timber windows and doors.  Each of the proposed dwellings is designed to be capable of meeting Sustainable Homes Code Level 3 and the internal layouts have been tailored to meet the requirements of the Housing Association.  The development would be constructed over a 9-12 month period using local labour.

The vehicular access road and parking spaces are proposed to the rear of the dwelling units so that views from the north are not interrupted by parked vehicles.  Access to the site would be via Thatchers Croft and a further turning head would be provided within the site.  The pedestrian route would be in front of the dwellings and level access would be possible to each unit, with the exception of the first floor flat.

The dwellings are proposed to be sited between 20m and 40m to the south of the A615.  The applicant advises that the buildings would be sited back from the main road and reflect the dominant building pattern of this part of Tansley, as seen at 1-4 South View, the Tavern Public House and Thatchers Croft.  The applicant considers these fore-gardens make an important contribution to the character of the area, providing a ‘village feel.’   The applicant proposes that the area between the proposed dwellinghouses and the A615 will be kept free of access roads and parking, will not be subdivided with fences or walls and will not be used as private amenity space.  The bank adjacent to the A615 is proposed to be left undeveloped and trees fenced off and given room to grow.  The applicant advises that 53 standard sized trees (including Rowan, Cherry and Silver Birch with three Oak and two Chestnut specimens) have been planted on the bank and in time will filter views of the proposed development from the A615.  The existing tree planting is proposed to be supplemented with additional planting to the north and east of the proposed dwellings.

The applicant has submitted a statement in support of the application.  The states that the proposed development is in response to a Parish Housing Needs Survey published by Derbyshire Rural Community Council in July 2008 which identified that 28 households were in need of affordable housing in Tansley and recommended the provision of nine units.  The survey also identified a lack of semi-detached properties and flats in the village.  The applicant advises that the dwellings would be rented by the Housing Association to local people who cannot afford to purchase a property in the village.

The applicant refers to Policy H4 of the Adopted Local Plan (Housing Development Outside Settlement Frameworks), which allows for affordable dwellinghouses outside of Settlement Framework boundaries for an identified local need and considers that the principle of residential development in this respect should be accepted.  The applicant also considers that the proposal complies with Policy H13 of the Adopted Local Plan (Affordable Housing - Exceptional Sites in Rural Areas) and advises that this takes full account of environmental considerations, is located on a small parcel of land between two residential areas adjacent to the main road (A615) through the village and is not visually prominent.

The applicant considers that residential use appropriate for the site, given the existence of residential development to the north, west and east of the site and that rented flats and dwellinghouses are identified in the Housing Needs Survey as being required for Tansley.  The applicant notes that there is a good mix of housing types in the immediate area, and, whilst the proposed development involves a single tenure type, the collective mix of housing in the immediate locality, and in the village, will be varied.  The applicant states that the development would be in a gap between two existing built up parts of the village and will not be seen as an intrusion into the countryside, and will not be prominent in the wider landscape, as it will sit near the bottom of the valley of Tansley Brook, with higher land present to the west, south and north-east.  The applicant advises that the steeper and more prominent land to the north and south will remain undeveloped.

The applicant considers the proposed development meets with the objectives of Planning Policy Statement 3: Housing, in that it will add positively to the mix of housing types in the village.  The applicant also considers that the proposal will meet the development objectives of Planning Policy Statement 1: Delivering Sustainable Development in helping to support existing local services, thus enhancing the sustainability credentials of the village.  

The applicant considers that the number and type of dwellings proposed reflects the findings of the Housing Needs Survey and is appropriate in its size and character, taking into account the density of surrounding development.  This also allows for new supplementary planting on the bank along the A615, the provision of a play area on the north eastern side of the site and for private gardens, which the applicant considers respects the character and appearance of the village and offers a good quality living environment to comply with Policies SF5 and H13 of the Adopted Local Plan.  

The applicant has submitted an Assessment of Alternative Sites in support of the application.  This identifies four other sites in the village which the applicant has discounted the development for affordable housing as follows:

1.     Horticultural nursery off Whitelea Lane

3.     Land off Oaktree Gardens

4.     Land west of Tansley House Gardens

The applicant considers that West Yard is the only available site in the village for affordable housing which is of sufficient size to meet the current housing need.  They advise that the site is close to local amenities and the existing residents of their five properties on Thatchers Lane enjoy living there.  The applicant has advised that they have submitted a bid for funds with the support of the District Council’s Housing Department.

The applicant has submitted a ecological and wildlife survey for the site.  This identifies that the site has a low value for wildlife, including invertebrates.  It also has low foraging habitat for badgers and it is likely that badgers occasionally use the site for access to adjacent gardens to feed but there are no established badger paths to confirm this.  The ecologists have also detailed the provision of a wildlife corridor along the western boundary of the site.

The survey also advises that no watercourses or ponds will be directly affected by the works.  The small water course and ornamental pond near the site are suitable for amphibians such as frogs and toads.  There are opportunities for nesting birds in trees along the site, but these are unlikely to be affected, and in the bonfire mound.  It is proposed to carry out some tree planting which will provide extra nesting opportunities.  The site is also of low value as a habitat for reptiles and, if they are present the area, the bonfire mound proves a suitable refuge.

The applicant has advised that West Yard has had the grass topped off and states that this was carried out by a farmer as part of the land maintenance and it was not intended to cause any disturbance, or harm, to the environment.