gummer s law pps 7 paragraph 55 consultation para 81 (e)

Transcription

1 the country house clause gummer s law pps 7 paragraph 55 consultation para 81 (e) nppf Paragraph 55: the country house clause

2 APPROVED HAWKES ARCHITECTURE are the only architectural practice in the UK to almost exclusively specialise in the design of Paragraph 55 houses of exceptional quality and innovative nature of design. We have succeeded on every occasion proposals have been submitted under this unique policy.

3 NPPF Paragraph 55 bullet point 4 Paragraph 55 advises local planning authorities that they should; avoid new isolated homes in the countryside unless there are special circumstances. One such circumstance, at bullet point 4, can allow the erection of a new dwelling in the countryside if proposals can be found to demonstrate; the exceptional quality or innovative nature of the design of the dwelling. Such a design should: : be truly outstanding or innovative, helping to raise the standards of design more generally in rural areas; : reflect the highest standards in architecture; : significantly enhance its immediate setting; and : be sensitive to the defining characteristics of the local area.

4 Some common misconceptions Paragraph 55 could apply to any countryside site Paragraph 55 houses need to be innovative Design is subjective

5 The Leas, Kingsdown Appeal Allowed July 2017 Kent Downs AONB, Heritage Coast, Immediately adjacent to SSSI & Saxon Shore Way

6 The Leas, Kingsdown Appeal Allowed July 2017 Kent Downs AONB, Heritage Coast, Immediately adjacent to SSSI & Saxon Shore Way

7 Para 55 (4) Appraisal Negative appraisal. AONB, Heritage Coast, Conservation Area, Coastal Preservation Area

8 Does the site have the right ingredients to pass the para 55 tests? What benefits could be secured? Need to establish how heavy the weight Local & National policies; sustainability, on the wrong side of the scales is. environment, energy A.O.N.B, Heritage Coast, National Park, Scale of site - scope for enhancement. The Broads, Green Belt, Conservation Low existing baseline condition - removing detractors & introducing positive contributors. Gut feeling! Containment Scale of site Low baseline condition AONB? Green Belt? SSSI / SLA? Flood Zone? Area, Proximity to a Heritage Asset, SSSI, SLA, Flood Zone, M.P.Z, N.V.Z, G.W.P.Z, Visibility in context of wider landscape, High baseline condition, etc. Gut feeling! Opportunities Constraints

9 Hawkes Architecture PPS 7 & PARA 55 projects TO DATE negative appraisal work in progress approved

10 B uildings can, and often do, enhance the landscape within which they are set. The question isn t necessarily whether a site REQUIRES significant enhancement but whether it CAN be significantly enhanced. Headlands, Prestbury Cotswolds AONB Consent Granted July 2015 Completed March 2018

11 Headlands, Prestbury Cotswolds AONB Consent Granted July 2015 Completed March 2018

12 Bigbury Hollow, Canterbury Within setting of Scheduled Ancient Monument Consent Granted July 2012 On site

13 Bigbury Hollow, Canterbury Within setting of Scheduled Ancient Monument Consent Granted July 2012 On site

14 Viewpoint, Lingfield Metropolitan Green Belt, High Weald AONB Appeal Allowed July 2012 On site

15 Before Viewpoint, Lingfield Metropolitan Green Belt, High Weald AONB After Appeal Allowed July 2012 On site

16 Echo Barn, Kent Listed farmstead setting Consent Granted Sept 2014 Completed July 2016

17 Echo Barn, Kent Listed farmstead setting Consent Granted Sept 2014 Completed July 2016

18 West Pearroc, Kent Listed farmstead setting Consent Granted June 2014 Completed December 2016

19 West Pearroc, Kent Listed farmstead setting Consent Granted June 2014 Completed December 2016

20 Draft NPPF consultation paper, paragraph 81 (e) 81. Planning policies and decisions should avoid the development of isolated homes in the countryside unless one or more of the following circumstances apply: a) there is an essential need for a rural worker, including those taking majority control of a farm business, to live permanently at or near their place of work in the countryside; b) the development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets; c) the development would re-use redundant or disused buildings and enhance its immediate setting; d) the development would involve the subdivision of an existing residential property; or e) the design is of exceptional quality, in that it: - is truly outstanding or innovative, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and - would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.

21 Paragraph 55 houses need to be innovative, don t they? First limb test; : be truly outstanding or innovative, helping to raise the standards of design more generally in rural areas; Para 55 suggests that proposals can be submitted as either truly outstanding OR innovative. Q. If proposals are submitted as innovative they will also need to reflect the highest standards in architecture;? If proposals are submitted as truly outstanding they also need to reflect the highest standards in architecture Q. How is truly outstanding different from reflect the highest standards in architecture? If these are inextricably linked then proposals would not (under the or ) need to be innovative as they would automatically be truly outstanding if they were found to pass the 2nd limb highest standards in architecture test. We feel that the or should be treated as a spiritual and

22 Gloucestershire Woodland setting immediately adjacent to Conservation Area Currently in planning

23 Gloucestershire Woodland setting immediately adjacent to Conservation Area Currently in planning

24 Gloucestershire Woodland setting immediately adjacent to Conservation Area Currently in planning

25 Gloucestershire Woodland setting immediately adjacent to Conservation Area Currently in planning

26 Para 55 (4) Appraisal Negative appraisal. Insufficient opportunity to meet the P55(4) tests.

27 North Somerset Mendip Hills AONB Currently in planning.

28 North Somerset Mendip Hills AONB Currently in planning.

29 site nr. Portsmouth Visible from the S.D.N.P. Currently in planning

30 Para 55 (test 4) : be sensitive to the defining characteristics of the local area site nr. Portsmouth Visible from the S.D.N.P. Currently in planning

31 Berkshire AONB Currently in planning

32 Berkshire AONB Currently in planning

33 Flight Farm, Cheltenham Consent Granted Nov 2015 Cotswolds AONB, Immediately adjacent to Green Belt, SSSI & public footpath

34 Flight Farm, Cheltenham Consent Granted Nov 2015 Cotswolds AONB, Immediately adjacent to Green Belt, SSSI & public footpath

35 Fishing Lakes High Weald AONB Currently in planning

36 Fishing Lakes High Weald AONB Currently in planning

37 Crossway Passivhaus, Kent