15. Built Up Area Boundary Definition

Transcription

1 15. Built Up Area Boundary Definition The NDP group has been advised by SDC to create a new BUAB. The purpose of the boundary is to define areas of the village where it is felt that development, to meet our housing needs, is preferable. Whilst development can still take place outside the boundary, they are likely to be looked on less favourably than those inside the boundary. The group adopted the following process in setting up the new BUAB: - Use as a basis the 2000 boundary drawn up by SDC.

2 - Add in those houses built between 2011 and 2016 and those for which planning permission had been granted. Application House No. Type Included in New BUAB Park Farm/Crinkle Crankle 1 Full Planning - Outside BUAB Bio Life/Tommy's Turn 1 Built - Outside BUAB Miller's Way 8 Built YES Land off Sutton Lane 18 Out Planning YES Attens Byre 7 Out Planning YES Myrtle Cottage 1 Built YES Methodist Chapel 1 Built YES High Russett 1 Full Planning - Barn Sunnyside Nurseries 2 Built YES Sunnyside Nurseries 2 Built YES Old Farm House 1 Full Planning - Car Park Built Change of Use- Outside 7 Winderton 3 BUAB Vickerage Farm 1 Built - Outside BUAB Feldon House 1 Built change of use Brook House 1 Full Planning Friars Lane 1 Full Planning YES Gillets Lane 1 Full Planning YES Land Near Clock Tower 1 Full Planning YES Total 43 The following sites have been Allocated from the Call for Sites exercise, and on the advice of SDC have been included in the new BUAB. Development Site Name Score from Assess Tool No. of Affordable Houses Rank Compton Estates East

3 Righton Sutton Lane James 425e Compton Estates West Binns Manley Castle Hill Ln Pogmore Scarfe Chapel Clark Salt 538e Righton Cow Lane Righton Allotment Manley Castle Hill Ln S Scarfe Land 545/ Taylor Mid Henbrook Lane Manley High St Manley Centre N Taylor Mid + CA Taylor CA only Taylor whole field We then received some additional rules from SDC to help us define our new boundary: Defining the confines of a settlement The District Council has identified Built-Up Area Boundaries (BUABs) for selective settlements in successive Development Plans over the past twenty years. To provide the basis for doing this on a consistent basis, a set of guides was provided in the District Local Plan Review adopted in July 2006 (see Annexe 3 below). The BUABs for Stratford-upon-Avon and the eight Main Rural Centres have been carried forward into the Core Strategy using the same guides, and updated to reflect recent commitments and allocations. The revised versions are shown on the Policies Map that has been published to reflect the provisions of the Core Strategy. It is intended that BUABs will also be defined for each of the Local Service Villages. This will be done either though the Site Allocations Plan which the District Council is preparing or in a specific Neighbourhood Plan. The Site Allocations Plan will also consider any further amendments to the BUAB for Stratford-upon-Avon and the MRCs, as appropriate. It is acknowledged that Annexe 3 in the District Local Plan Review no longer has any formal status because the Plan as a whole was replaced by the Core Strategy when it

4 was adopted on 11 July However, for those settlements without a current BUAB, the District Council believes these guides remain appropriate until such time that revised/new BUABs have been identified. On that basis, it will continue to use them to assess whether a site lies within the confines of a Local Service Village when a development proposal is being considered. Note: Neighbourhood Plan Steering Groups are advised to use these guides when defining BUABs in their plans. Annexe 3 Guides for defining Built Up Area Boundaries Built-Up Area Boundaries have been defined for Stratford-upon-Avon and the eight Main Rural Centres identified in Policy STR.1. Much of the boundary between a settlement and the open countryside is clear-cut. However, subjective judgements have been necessary in respect of some areas of land on the periphery of settlements. It is important to achieve a high degree of consistency, whilst accepting that in some cases a particular local interpretation was justified. As a guide, the land uses mentioned below, where they are located on the periphery of a settlement, were treated in the following manner: 1. Included within the confines of a settlement: churchyards; community buildings and their immediate curtilage (ie. playing fields are excluded); areas of residential curtilage unless these areas are clearly paddocks more appropriately defined as non-urban. 2. Excluded from the confines of a settlement when on the edge of the built-up area: playing fields, including public, private and school playing fields; modern agricultural buildings; miscellaneous uses which may be located on the fringe of a settlement, eg. sewage treatment plants, electricity sub-stations, railway land, etc; allotments. Informal Planning Guidance Stratford-on-Avon District Council - Aug 2016 Map Creation and Revision Process Base map: SDC Local Plan, May 2000, Inset Map 2.2, page 238, scale 1:10,000. This map shows a broad, approximately 10 Meter wide, boundary which is often difficult to relate to features shown on a more accurate map. In places it appears not to relate to any identifiable features. Neighbourhood Planning Officer, Matthew Neal, provided the Brailes & Winderton Neighbourhood Development Plan Committee with a larger scale 1:6,000 digital copy of the same map in March This enabled an improved but still imprecise interpretation of the boundary. The map included changes he had made as an exercise to help show what a revised BUAB could potentially look like 1. These changes were interpreted by comparing both maps. The May 2000 boundary, as best could be interpreted, and without M Neal s changes, was drawn onto a larger scale map which had been adapted from one provided by SDC in February 2016 under Ordnance Survey license August :36:35 BST from Matthew Neal to Peter Jordan

5 The redrawn boundary was drawn to relate to features shown on the larger scale map where the May 2000 map suggested they related. Where no feature was apparent, or the May 2000 boundary clearly did not relate to a feature, the was drawn as closely as possible to match the center of the May 2000 boundary. All proposed changes to the May 2000 boundary, including those proposed in the 1:6,000 map by Matthew Neal, are listed in the table below. Accompanying map: Developing Map V11

6 001 South of allotments Allotment land in use. Do not extend leave as is 002 South of Gate Inn Garden land in use by Gate Inn. Do not reduce- leave as is 003 Empty plot by Myrtle Cottage Supersededsee 034 Field access, open green space, view to Castle Hill. to the road Ref. to South of Gilletts Lane Garden land. to red as ed to red 005 South of Pinders Knoll, Gilletts Lane, to exclude non land. to red as d to red 006 West of Chendawan garden boundary. to red as d to red 007 North of Brailes Hill House garden hedge. to red as ed to red 008 West of Brailes Hill House. Do not extend leave as is 009 Allandale, Henbrook Lane Planning Consent 08/01955/FUL Follow granted by PC 08/01955/FUL ed to outer red 010 Stoney Grove, Henbrook Land. to red as ed to red

7 011 North of Grove End Farm around Grove End Farm and driveway to Grove Cottage. BUAB updated around Grove End Farm only, confirmed by planning consent 17/02414/FUL Make correction to North of Grove End Farm driveway. Draw straight to west of Grove End Farm from Henbrook Farm house to western at Allendale given by PC 08/01955/FUL. Line should follow blue as marked on Plan 011 v2 New to plan 001v2 012 Henbrook Farm. Draw to align with fence, as per existing BUAB Plot South of Brook House Planning Consent 14/03461/FUL Include land granted planning ref 14/03461/FUL ed around planning consent. 014 Upper Grove End Farm Supersededsee 014 Planning Consent 12/00724/FUL. Include land granted planning ref 12/00724/FUL ed to planning consent. 014 Upper Grove End Farm Supersededsee 014 Connect new of BUAB with existing BUAB. Create new BUAB from where old BUAB crosses road to run SW edge of road to meet up with red of planning approval 12/00724/FUL. ed to highway boundary new plan 014 v2 used as guide

8 014 Upper Grove End Farm Follow hedge of garden at eastern edge In view of the granting of planning permission 17/01507/FUL, Richard Cheney and John Dudbridge were asked by the SG to review the of the BUAB at Upper Grove End Farm. Following a site visit RC and JD recommended to the SG that the of the BUAB should be redrawn as shown on Plan 014 v2. The reason being that in granting p p for 17/01507/FUL the planning officer quite clearly stated that the land surrounding the Upper Grove End Farm stables should not be viewed as creating a separate dwelling or land. Boundary drawn as per blue drawn on plan attached to 28/03/ Attens Byre Planning Consent 13/03160/OUT land granted planning ref 13/03160/OUT ed to red 016 Playground school boundary fence. to red as ed to red 017 The Swyre west of School Extension to garden refused permission ref 09/01557/FUL Do NOT extend, follow fence of neighbouring bungalows. d to red 018 Blakes Close and Millers Way boundary fence. ed to red 019 South east of Jeff s Close. Do not reduce as is

9 020 Track east of Blew Gates boundary fence. Do not reduce as is 021 East end of School Lane Supersededsee 021 Land is paddock land not used as Follow blue as marked on plan 021, two sites, A and B. d areas A & B to black on plan 0021c, two areas A & B 021 East end of School Lane Area B southern boundary further revised to align with central of three s on map as detailed on plan 021v2 022 Plumtree Farm House Follow red to red as ed to red 023 South of Home Farm House Land is paddock land not used as Do not reduce as is 024 West of Glebe Farm Land is in agricultural use. BUAB to follow edge of driveway to Glebe Farm. BUAB to follow edge of driveway to Glebe Farm. 025 Brook House garden Follow green to green as to green 026 The Willows Supersededsee 026 Aerial observation. Include whole site. Planning granted for tennis court (99/03166/FUL). Not done. Need detailed information. Planning consent not on.

10 026 The Willows Revised decision following site visit by R Cheney & J Dudbridge. Garden/domes tic land and tennis court associated with The Willows should be included in BUAB. 99/01366/FUL has no plans available of tennis court. Suggest BUAB to follow brook from existing of BUAB 2000 to SW end of tennis court as per plan 026, then in a straight to meet N boundary of site, follow boundary to meet existing BUAB 2000, marked blue. New extending to west end of tennis court using new plan 026 as guide. 027 Rear of Home Farm House etc. to green as ed to green 028 Churchyard extension Land is used for Parish Cemetery. to fence surrounding cemetery. ed to green 029 Woodlands to green as ed to green 030 South of Gilletts Lane Do not extend as is (Note004 changed) 031 North of Gilletts Lane Either As is

11 032 Brailes Hill Farm Supersededsee 032 below Both Include whole site. Planning granted for tennis court 90/00757FUL Not done. Need detailed information. Planning consent not on. 032 Brailes Hill Farm Revised decision following site visit by R Cheney & J Dudbridge. Include land used as 90/00757/FUL has no plans available of tennis court. BUAB to follow NE boundary of tennis court as on photo/ plan 032, marked blue New using map 032 as guide 033 Hornstone House to green as ed to green 034 Empty plot by Myrtle Cottage Supersededsee 048 See 003 See 003 See 003 See South of School Lane Supersededsee 035 below Do not reduce as is 035 South of School Lane Revised decision following site visits buildings Following representations from the neighbours of this site the Steering Group decided, at their meeting on 5/3/18, following site visits, that the of the BUAB at site 035 should follow the of the to Holly Cottage and then follow the south western edge of the old farm buildings to join School Lane, as shown on Plan 035. The Steering Group agreed, a) that the land on the south western side of this is clearly paddock land, b) the fence to the garden of Holly Cottage defines the boundary of the land associated with Holly Cottage and the old farm buildings form part of the built up area. to purple

12 036 Rear of Coppers Do not reduce as i s 037 Rear of Penstone House Do not reduce as is 038 Sutton Lane 18 houses Planning Consent granted for 18 houses, ref 13/03166/OUT ed to red 039 Attens Byre 7 houses Planning Consent granted for 7 houses, ref 13/03160/OUT ed to red Rectory Close P Jordan Land does not appear to be land or contain paraphernalia. Do not extend as is 041 Land to rear of Park Cottage, Old Park Cottage, Fairall Cottage. Land appears to be overgrown paddock and does not contain paraphanalia. Follow set by Breton House and Lambscote fence as per drawing 041 New along Breton House and Lambscote east boundary fence projected south to old BUAB.

13 042 Brailes House and land around. Land appears to be paddock or agricultural and does not contain paraphernalia. Revise of BUAB to exclude Brailes House and land around from Built Up Area as marked on Plan 042. Follow blue from Butchers Lane to rear of Hurdles. New as detailed on Plan Castle Hill Lane. gardens of this urban development. BUAB to follow blue as marked on Plan 043. New as detailed on Plan 043 except at garden/highway boundary along west edge of Castle Hill Lane and added along north garden/field boundary 044 Walnut Cottage, Six Bells Lane 05/02/18 this text changed re new planning consent original garden fence re consent 17/02889/LDE which does not extend Permitted Development Rights to the now approved garden area. Plan 044 Revised BUAB at north end of Line drawn as plan 044. New north boundary aligning with boundary between gardens of 5 & 6 Castle Hill. 045 Fisher Half Pound, Cow Lane. BUAB to exclude land that is overgrown paddock. Plan 045, revised BUAB at eastern side of site. Line drawn as plan 045.

14 046 Attens Byre. Include BUAB to include car parking area associated with Attens Byre. Plan 046, revised BUAB to follow hedge along southern road side. Line drawn as plan The Old Forge. Exclude BUAB to exclude land as it is overgrown paddock. Note this land is no longer a Brailes NDP Allocated Site, due to site size and ownership change. Plan 047, BUAB to follow fence at southern edge of garden associated with The Old Forge. Line drawn as plan Land Adjacent The Clock House And Stonecroft Barn Planning consent for 1 dwelling 17/02070/FUL to red 049 Allocated site Righton NDP allocated housing site Copy plan from R Cheney 31/03/18 around allocated site as plan 049v1 050 Allocated site Jeffries NDP allocated housing site Copy plan from R Cheney 31/03/18 around allocated site as plan 050v1 051 Allocated site Marquis of Northampton NDP allocated housing site Copy plan from R Cheney 31/03/18 around allocated site as plan 051v1

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16 Dear all, As you know, we have fed back SDC s comments on the Regulation 14 pre-submission consultation following Cabinet in early April and you are currently taking the opportunity to review areas of the Plan. I am currently assisting Paul Harris with work on the Site Allocations Plan (SAP) SPD and part of this work has been to evaluate built-up-area boundaries for all LSV s listed in the Core Strategy. Paul had carried out some preliminary work on a number of village boundaries some months ago and one of the villages he had started to look at was Brailes I know we have provided comments previously on the settlement boundary through the original Reg.14 consultation, but I thought it would be useful to take a look at Paul s work and compare it with the settlement boundary currently being proposed through the NDP in order to see if there were any obvious differences between the two. When SDC carry out settlement boundary evaluations, we use the guides set out in Annexe 3 of the previous Local Plan, which I have previously passed through to you (see my of 1 st March). Our starting point for assessment of land parcels in and around the villages has been the BUAB as defined in the District Local Plan adopted in 2000, since this was the last time the village had a settlement boundary. Using this starting point, Annexe 3 guidance and google maps, I have assessed the NDP version of the settlement boundary and come up with a number of areas of difference. The differences are highlighted on the proposed BUAB SDC assessment map attached. SDC s reassessment of land parcels are in red and Brailes NDP boundary differences are in blue. As you will see, we consider a number of land parcels should be removed as they do not meet the criteria as set out in Annexe 3. We are also of the opinion that some of the minor changes proposed through the NDP map are not appropriate for the same reasons. The second map attached to this is SDC s version of what the Brailes settlement boundary would look like if we were producing a built-up-area boundary for the SAP having used the Annexe 3 criteria (you will see that I have not included the site allocations on this version, since these would not exist if there was not a NDP!). There is no obligation for the PC/NDP Group to make amendments based on these observations, but I thought this work may be of interest, particularly given the context of the Reg.14 consultation and the opportunity to consider other amendments to the Plan, should they be deemed appropriate.

17 I hope this is of interest/assistance. Please don t hesitate to contact me should you have any questions or would like to talk through the analysis. Kind regards, Matthew. Matthew Neal Policy Officer

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