November Opus House

Transcription

1 Planning, Design and Access Statement Supporting a Planning Application in Hopton for the Extension of the Village Hall, A Doctors Surgery, A Village Green and 37 New Homes November 2015 Opus House

2 Planning, Design and Access Statement Supporting a Planning Application in Hopton for the Extension of the Village Hall, A Doctors Surgery, A Village Green and 37 New Homes Reference: E267.C1.DAS01b Page 2 of 62

3 Contents Planning Application Summary 1.0 Introduction Work to Date and Public Consultation Description of Development List of Planning Application Documents 2.0 Site Assessment and Evaluation Site Description Planning History 3.0 Social Economic and Environmental Context 4.0 Planning Policy National Planning Policy Local Planning Policy 5.0 Opportunities and Constraints 6.0 Design Details, Trees and Landscaping Introduction Use of the Site Layout of the Development Amount and Scale of the Development Appearance and Materials Trees and Landscaping Page 3 of 62

4 Security and Crime Prevention Design Conclusion 7.0 Planning Assessment Village Hall Open Space Village Doctors Opening Hours Market and Affordable Housing Parking Assessment Foul and Surface Water Drainage and Flood Risk Historic Environment and Archaeology Tree and Landscape Ground Conditions Ecology Energy Statement 8.0 Access, Highways and Rights of Way 9.0 Planning Obligations 10.0 Conclusion Appendix 1 Open Space Plan Appendix 2 Archaeology Page 4 of 62

5 Planning Application Summary This planning application proposes the extension of the Village Hall to the south of the existing building. The extension includes a second large room, toilets and storage. The Village Hall car park will be extended to provide a total of 40 car parking spaces. The extension to the Village Hall will provide more flexibility for its use by local people and organisations. The vehicular access into the Village Hall site from Thelnetham Road will remain largely unchanged with one of the entrances being widened. The recycling bin store will remain in its current position. The children s play area will remain where it is. Next to the pay area there is potential for a new entrance to the village school that would be close to the new entrance to the Village Hall. This area with the play area, school, Village Hall and parking nearby could become a hub or meeting point for many activities. To the south of the Village Hall car park is a new doctor s surgery with a car park for the doctors that can accommodate 21 cars. The doctor s car park will be accessed from Bury Road. The hedge and trees forming the eastern boundary of the Village Hall site will be retained and not changed. A new fence will be provided between the Village Hall site and the village school, with a vehicular access for maintenance vehicles to enter the school grounds. There will be no through route for vehicles between the Village Hall site and Bury Road to prevent rat running. A pedestrian cycle path will run from the Village Hall through the Village Hall site, past the Doctors and through the new homes to link, via a new bridge, with the existing public right of way to the south of Sarsons Field. New homes and open space is proposed on Sarsons Field. A new Village Green that is capable of accommodating a youth sized football pitch will be created immediately to the south of the village school. This has been designed to provide better quality and larger open space than the Village Hall site. Page 5 of 62

6 A new vehicular access will be created off Bury Road to provide access to the new homes and to the doctors. 11 affordable homes will be provided. These will be a mix of 1, 2 and 3 bed homes. 26 market homes will be provided including 9 bungalows. On the site frontage will be a terrace of 7 houses and flats and three pairs of semi-detached homes. In the north west corner of Sarsons Field bungalows have been proposed next to the bungalows in Walnut Close. The bungalows in this area have been designed in the style of almshouses, and face both Bury Road and the new Village Green. Parking will be to the rear of the homes fronting Bury Road to create an attractive car free frontage. Gaps have been left between homes on the Bury Road frontage homes to allow views through the site. The homes further east are of a lower density and comprise detached homes and bungalows. This recognises the low density character of the village edge and local aspirations for the type of development wanted in the village. The density and road layout allows views from the homes to the surrounding area. The homes have been designed in a traditional style. The materials will include a range of roofing tiles and slates, a range of bricks and different colours of render. A new footpath will be provided on the Bury Road frontage. The public footpath along the southern boundary of Sarsons Field will be upgraded. New trees and shrubs will be planted on all sides of Sarsons Field. New traffic calming is proposed on the Bury and Thelnetham Roads. The land value obtained from developing over 25 homes on the site will be split with 55% of the value going to the village to spend on local facilities such as the village hall and 45% going to the landowner. A figure has been agreed which follows this discussion and will be provided to the village via an obligation within a legal agreement. This proposals in this planning application have responded directly to comments made in public consultation with local people, the Parish Council, the Village Hall Committee, the village doctors, the village school, the Borough and County Councils. The proposals are supported by a Development Brief that sets out how the site will be developed. This planning application is supported by detailed studies on archaeology, surface and foul water drainage, landscaping, trees, land contamination, traffic and transport, utility service provision, and ecology. These surveys have informed the design of this proposal so that any constraints to development have been addressed in the planning application. Page 6 of 62

7 1.0 Introduction 1.1 This planning application proposes housing and community development on the Village Hall site and Sarsons Field in Hopton. The proposal comprises the extension and refurbishment of Hopton Village Hall, and the extension of the Village Hall car park. A new doctor s surgery is proposed on the southern part of Village Hall site with car parking for the surgery immediately to the south on Sarsons Field. Sarsons Field will have a new vehicular access to Bury Road, a new Village Green capable of accommodating a youth size football pitch, and 37 market and affordable homes. The Bury Road vehicular access will extend to the new doctors and its car park. This document sets out the planning and design issues relevant to the application and summarises the topics addressed by other supporting documents. 1.2 The description of the planning application is: (i) The development of 37 market and affordable homes; (ii) A new vehicular access onto Bury Road; (iii) Creation of a new Village Green; (iv) Alterations to the vehicular access onto Thelnetham Road; (v) An extension and alterations to the Village Hall and car/cycle parking; (vi) The development of a doctor s surgery and car/cycle parking; (vii) Associate infrastructure for example traffic calming, a bridge to the footpath to the south of Sarsons Field and landscaping. 1.3 This document has been prepared by Evolution Town Planning with input from other companies. The Whitworth Co Partnership who were involved in the design of the Village Hall and the houses have contributed to the drafting of the document on those areas. Parc Design have been involved on the design of the houses, and the doctors. Liz Lake Associates have contributed to the landscape sections of this document. 1.4 This application seeks not only to provide the opportunity for new village facilities but to ensure that they are delivered. The village green will be engineered alongside the new housing development. The value gained by providing 12 more homes than the 25 initially contemplated for the site will provide funds to help deliver Page 7 of 62

8 community facilities including the extension and refurbishment of the village hall. The Borough Council has adopted a Development Brief for the site which sets out what development will come forward, and how the development will come forward. This planning application reflects the requirements of the Development Brief. Work to Date and Public Consultation 1.5 This proposal has been prepared following extensive work by local village organisations, and extensive public consultation. This has been an important element of the development of the scheme because, as recognised in government planning guidance, design should not be the preserve of specialists. A Village Development Advisory Group was formed in This group comprised representatives of the Parish Council, the Village Hall Committee, and neighbours of the site among others. The work by this group resulted in a Concept Plan being prepared for the Development upon which these proposals have been based. In 2014 the site was allocated for housing and community facilities in the Boroughs adopted planning policy document, the St Edmundsbury Rural Vision This allocation takes forward the proposals set out by the Advisory Group. Page 8 of 62

9 Plan 1 Concept Plan 1.6 In 2013 Pigeon was asked to work with the landowner of Sarsons Field to bring forward the development. During the design of the scheme Pigeon have held a number of regular meetings with the Parish Council, the Village Development Advisory Group, the Village Hall Management Committee, the village school, the village doctors, the Borough Council, the County Council, and others. This work has directly influenced the current proposals. 1.7 As a result of the Public Examination of the St Edmundsbury Rural Vision 2031 Page 9 of 62

10 planning policy document changes were suggested to Vision 2031 to ensure that it met with local aspirations. These changes, supported by the Planning Inspector, and the Parish Council, resulted in the village hall site being included in the development allocation, and more flexibility provided in the policy for the delivery and location of community facilities. 1.8 Well attended Public exhibitions were held in March and September 2014 in the village hall. These events generally provided evidence of local support for the concept, and provided details comments on many areas of the planning application. For example the proposal to extend and refurbish the Village Hall, rather than demolish and rebuild it resulted from this consultation. 1.9 In April 2014 and April 2015 Hopton was visited by the Local MP Matthew Hancock, who heard about the development proposals and was supportive of the principle, and in particular supported the need to make provision for a new doctor s surgery This work resulted in a village poll being held, and in this poll support was gained for the sale of Village Hall land for a new doctor s surgery In September 2014 the village and organisations such as the Parish Council, Suffolk County Council and Suffolk Wildlife Trust were consulted on detailed development proposals contained in a Development Brief for then site. This Development Brief has been amended as a result of this consultation, and submitted to the Borough Council for adoption as local planning policy A public meeting in Barningham Village Hall on the 16 th March 2015 demonstrated the strength of public feeling locally for the doctor s surgery to stay in Hopton and not to be relocated to Stanton or closed altogether This planning application has also been informed by a public exhibition in May This informed the village of the progress on the development brief, and sought comments on the detailed application proposals. The written responses to this consultation showed once again significant support for the proposals. Page 10 of 62

11 1.14 The amount of public engagement and local involvement in drawing up the detailed proposals for this development is far greater than is usual for a proposal of this scale. This work has resulted in significant improvements as the design has progressed and clear support from many people. The original planning concept was one where 25 homes were to be developed on part of Sarsons Field, with land reserved for a new village hall. This proposal provides more housing and a new Village Green, with a clear mechanism for the funding from the extra housing of village facilities such as an extended and improved village hall The Borough Councils Development Brief process set out a framework for public consultation which has been complemented by additional consultation at early and late stages carried out by Pigeon. Description of the Development 1.16 This section describes briefly the development proposed in this application. Village Hall Site 1.17 On the Village Hall site the Village Hall will be extended, and the original building will be refurbished. The extension will provide an additional large room to provide better flexibility for users. For example the extended Wall would be able to accommodate the Littletots pre-school, and could also be used by other village organisations at the same time. The existing hall is 147 square metres in size, the extended hall would be a total of 342 square metres The vehicular entrance to the Village Hall site will be amended with one of the two entrances widened. The recycling bin area will not change as this facility is seen by the village as being well located and providing a valuable source of income for the Village Hall. The Village Hall car park will be extended to provide 40 parking spaces for the Village Hall and school. The children s play area will remain where it is, as it is well located next to Village Hall and school. A landscaped area will be provided next to the play area. This area will be able to function as a meeting area close to the school entrance. The school entrance could be moved to this location from the front Page 11 of 62

12 of the building, encouraging children to be dropped off from the Village Hall car park rather than Thelnetham Road in order to improve safety and reduce traffic problems at the start and end of the school day. The youth shelter could be relocated next to the play area if required and a cycle store could be located here for the Village Hall. The location and final design of the youth shelter and cycle store will be decided at a later date The existing Village Hall parking will remain unchanged. A driveway with a path alongside will lead south from the existing parking to a new parking area. A vehicular access will lead from this parking area to allow maintenance vehicles to enter the school grounds. To the south of the extended parking is a site for a new doctor s surgery. This surgery will be 15 square meters in floor area and has space around it so it can be expanded in the future depending on the requirements of the doctors. To the south of the doctors will be parking for up to 21 cars for patients and staff of the doctor s surgery. Vehicles will not be permitted to travel between the Village Hall site and the housing to the south. Pedestrians and cyclists will be provided with a new pathway between the Village Hall Site and Sarsons Field. A new fence and gates (to allow maintenance vehicles to access the school) will be provided along the boundary of the school and the Village Hall site. The trees between the Village Hall Page 12 of 62

13 site and Sarsons Field are in poor condition (refer to the attached Haydons tree report) so it is proposed that they will be felled and replaced with a new hedge and trees. Sarsons Field 1.20 On Sarsons Field 0.63 hectares or 1.55 acres of open space will be provided as a new Village Green. This area will be levelled to ensure that it will be capable of accommodating a youth size football pitch to enable it to be used by the village school as a playing field. The Village Green has been located adjacent to the existing school boundary so that it is easily accessible from the school and Village Hall Site. The Village Green site will be levelled and seeded as part of the housing development in order to make it available for use. The intention is that the Village Green will then be maintained by the Parish Council and or Village Hall Management Committee. In this way the operation of the Village Green and Village Hall will be linked so that use of both facilities can be co-ordinated in the village The vehicular access for the housing and doctor s surgery will be taken from Bury Road. The new vehicular access and internal roads have been designed to meet Suffolk County Council requirements. The geometry of the road has been designed to be subservient to the green corridor which runs north to south on the eastern side of the site. 37 new homes will be laid out in a manner to accord with village character and which address comments made in the consultation undertaken on this scheme. 11 affordable homes will be provided. A wide range of house types will be provided to deliver affordable homes to meet local needs, and to provide 9 open market bungalows which were requested during the public consultation. The house types will comprise 1 bed flats, 2 and 3 bed terraces and bungalows, 3 bed semidetached homes and bungalows, 4 bed semi-detached homes, and 4 and 5 bed detached homes. The homes have been designed in a traditional style A new footway will be created along Bury Road in front of the new homes. The public footpath along the southern boundary of Sarsons Field will be upgraded and connected to the development by a bridge over the drainage ditch in the south east corner of Sarsons Field. A local circular walk from Sarsons Field using local rights of Page 13 of 62

14 way and the new bridge from Sarsons Field to the footpath to the south will be advertised by information boards on the new Village Green and in the Village Hall car park. The hedges around the edges of Sarsons Field will be improved as part of the proposal. A green corridor will be created from the north to the south of the Village Hall site and Sarsons Field Off site traffic calming will be installed on the Bury and Thelnetham Roads, and the bus shelter near to the village shop will be improved with direct funding from the housing development List of Planning Application Documents 1.24 This planning application is supported by the following information: 1) Drawings of the proposed development, including street scenes and levels drawings; 2) Planning Application Forms and Certificates; 3) Planning Design and Access Statement including details of the public consultation, an energy statement, a landscaping information, the historic environment and archaeology, an open space assessment, a parking assessment, and details of planning obligations; 4) Arboricultural Report; 5) Transport Statement; 6) Archaeological Assessment; 7) Flood Risk Assessment and Water Management Plan; 8) Ground Conditions Assessment; 9) Utilities and Services Report; 10) Ecology Assessment; 11) Landscaping Masterplan and Strategy Plans; 12) Framework Travel Plan. Page 14 of 62

15 2.0 Site Assessment and Evaluation Site Description 2.1 The site is around 3.25 hectares in size, and slopes gently down from north to south. The site contains, and is close to, village facilities and community buildings. The site is in two parts; Sarsons Field to the south and Hopton Village Hall and playing field to the north. 2.2 Sarsons Field is a single arable field with few features to constrain development except for its boundary hedges and trees. It is roughly rectangular in shape and has road frontage to the west with the Bury Road (B111). This road frontage contains a ditch and an informal footpath. On the opposite side of Bury Road are low density houses and bungalows fronting the road. To the south of Sarsons Field are buildings used by Revell Engineering, and open countryside. A public footpath runs along the hedge and ditch that mark this boundary. 2.3 To the east of Sarsons Field is a bowls club with a range of buildings and flags visible from Sarsons Field. To the north west are bungalows in a small cul-de-sac called Walnut Close. To the north of Sarsons Field is the village primary school, Village Hall site, and to the north east are houses on Shortgrove Lane. This lane provides access to the bowls club. Adjacent to Sarsons Field, on the school site, the school has created a wildlife area. Trees and hedges form the boundaries of the site to the east, and north. 2.4 Viewed from Bury Road, Sarsons Field appears with built development to the north, south, east and to the west. This gives the field an enclosed village character. When travelling south on Bury Road the buildings and bowls club around Sarsons Field are prominent. To the south there are views over rolling countryside to the distant church at Market Weston. 2.5 The Village Hall site is owned by village organisations. The existing Village Hall building is a post war structure with brick walls, and asbestos sheet roof, the building has been well maintained and is structurally stable, but does appear Page 15 of 62

16 utilitarian for modern tastes and would benefit from refurbished toilet and kitchen facilities, and a new roof covering. The building is very well used, and the facilities are stretched. The nursery group Littletots use the building 5 days a week, whilst this leaves no possibility for others to use the building during term time week days. It was felt strongly in the village that the existing building should be retained, but fully refurbished, upgrading facilities, and insulation of the building, whilst also creating a new linked hall to provide a wider range of facilities, and larger hall which can serve larger village gatherings. 2.6 As well as the Village Hall building with associated storage buildings, and a youth shelter, there are twenty seven car parking spaces, six recycling bins, a children s playground, and grassed area with a small football pitch that is used by the school. The Village Hall site has direct access to the north onto Thelnetham Road, and there are houses along the road. To the east of the Village Hall site beyond a hedge and trees are houses, and to the west is the Primary School. To the south is Sarsons Field separated from the Village Hall site by a row of trees. The Village Hall site s character is defined by the functional village hall and buildings to the north and east. 2.7 Thelnetham Road to the north of the site is the edge of the village Conservation Area. Listed buildings in the vicinity of the site are a grade 2 listed house on the opposite side of Thelnetham Road to the Village Hall, and the grade 1 Church of All Saints at the crossroads. Planning History 2.8 The only planning history shown on the Councils online records is an approval for a storage shed for playground equipment in 1977 on the Village Hall site (reference: E77/1643/P). Page 16 of 62

17 3.0 Social Economic and Environmental Context 3.1 Planning applications must deliver sustainable development and meet requirements set out in national planning policy to address social, economic and environmental objectives. The consultation undertaken in the preparation of this application has identified a range of social, economic, and environmental issues in Hopton which are set out below and addressed further in this document. 3.2 Socially there is a requirement for more community facilities, including more useable open space, a doctors, an improved Village Hall and more car parking to serve the Hall and village school. A larger Village Hall has been an aim of the village for over 10 years to allow for increased use village organisations. A well located extension could assist the pre-school group Littletots, the village school and others. The recent increase in size of the primary school by two year groups has resulted in the need for more car parking. The village school provides an outstanding education as rated by Ofstead, however it is a small school and new housing will help to keep the school full of local children. The village doctors is in a private house and needs to be re housed in a purpose built building with appropriate car parking provision. There is a local need for housing, particularly for affordable housing, bungalows, and homes for families which will in turn support the village school. 3.3 Economically the new housing is required to contribute to the provision of new facilities such as open space, and the extended village hall. New homes will support other local village services such as shops, bus services and new activities associated with the extended Village Hall. The new doctor s surgery will retain local jobs in the village. Construction of the homes, surgery and Village Hall will support numerous local businesses and jobs. 3.4 Environmentally the development has been designed to help protect the nearby Market Weston Fen which is a Special Area of Conservation of European Importance, and to protect and enhance on site ecology. Page 17 of 62

18 4.0 Planning Policy 4.1 This section sets out the relevant local and national planning policies. Planning policy is contained in the National Planning Policy Framework (The Framework), the National Planning Practice Guidance (NPPG), the St Edmundsbury Core Strategy 2010, the St Edmundsbury Rural Vision 2031 (the Vision) dated September 2014, and the Joint Development Management Policies Document (Management Policy) February National Planning Policy 4.2 As the St Edmundsbury Rural Vision and Management Policies were adopted after The Framework was published we have not set out national planning policy in detail. 4.3 The Framework recognises the need to support rural communities with sustainable levels of housing growth which in turn promote s the retention and development of community facilities. 4.4 The NPPG states that: It is important to recognise the particular issues facing rural areas in terms of housing supply and affordability, and the role of housing in supporting the broader sustainability of villages and smaller settlements. This is clearly set out in the National Planning Policy Framework, in the core planning principles, the section on supporting a prosperous rural economy and the section on housing. 4.5 A thriving rural community in a living, working countryside depends, in part, on retaining local services and community facilities such as schools, local shops, cultural venues, public houses and places of worship. Rural housing is essential to ensure viable use of these local facilities. 4.6 Assessing housing need and allocating sites should be considered at a strategic level and through the Local Plan and/or neighbourhood plan Page 18 of 62

19 process. However all settlements can play a role in delivering sustainable development in rural areas.. Local Planning Policy 4.7 The Core Strategy designates Hopton as a Local Service Centre in recognition of the range of local services and facilities in the village. 4.8 The Vision includes policy RV21 which provides guidance on the development in this application. It states: POLICY RV21: HOPTON 3.25 hectares of land is allocated for residential, community and/or village hall facilities and open space on land to the south of Hopton. The indicative capacity of the site is 25 dwellings in the period to If the new community and/or village hall facilities were to be developed on the site of the existing village hall and playing field, a higher level of housing may be feasible, provided that appropriate contributions were secured towards the delivery of the new facilities. The final housing numbers will be informed through the production of a site development brief which will establish the amount of land available for development, location and types of uses on the site, access arrangements, and design and landscaping. The development brief must include proposals for influencing recreation in the surrounding area, to avoid a damaging increase in visitors to Waveney-Little Ouse Valley Fens SAC. The development area must provide footpath and cycleway access/links to the village centre. Applications for planning permission on the site will only be determined once the development brief has been adopted by the local planning authority. Page 19 of 62

20 Proposals for development will need to address the potential need for the expansion of Hopton Primary School and ensure the continued provision of an early year s education facility. Strategic landscaping and open space must be provided to address the individual site requirements and location. Foul drainage should be via the public sewerage network. 4.9 There are a number of relevant Development Management Policies which are summarised below Policy DM 1 contains a Presumption in Favour of Sustainable Development which states that applications which accord with local policies will be approved without delay. Policy DM2 Development Principles and Local Distinctiveness provides a range of design criteria for all developments. Policy DM6 requires that applications include appropriate details so that drainage is managed effectively. Policy DM7 states that new development should be expected to adhere to the broad principle of sustainable design and construction, and to set out how they will meet the energy standards of building regulations Policy DM10 provides guidance for developments that could affect sites of biodiversity importance, and Policy DM11 provides guidance on for development that could affect protected species. Policy DM12 sets out requirements for the mitigation, enhancement, management and monitoring of biodiversity. Policy DM13 seeks to protect the character of the landscape, landscape features, wildlife, and amenity value. Policy DM14 seeks to protect natural resources and minimise pollution Policy DM15 protects the setting of listed buildings, and policy DM17 protects the setting of Conservation Areas. Policy DM20 sets out measures to safeguard archaeology. Page 20 of 62

21 4.13 Policy DM22 sets out requirements for residential design. Policies DM41 and DM42 support the provision of community facilities, services, open space, sport and recreation facilities. Policy DM44 protects and seeks enhancement to rights of way. Policy DM45 requires that adverse transport impact of development are addressed, and Policy DM46 requires that adequate vehicle parking is provided. Page 21 of 62

22 5.0 Opportunities and Constraints 5.1 The opportunities and constraints set out below are taken from the Development Brief. These opportunities and constraints were identified from the public consultation and studies carried out in the preparation of the application. Opportunities 1) The position of Sarsons Field next to the school, Village Hall and other facilities provides the opportunity and space for a high quality layout and the provision of a larger central village hub of facilities; 2) Recognition in Borough Council planning policy that Hopton is a suitable location for housing and other development, and that developing more than 25 homes can provide improved village facilities; 3) Recognition in the village that better community facilities are required, and that a proactive attitude to new housing can assist in delivering these facilities; 4) Provision of an extension to the Village Hall and the parking area to provide better facilities; 5) Securing the provision of a new doctor s surgery in a more central location in the village to retain the service locally; 6) Provision of a new larger village green/sports field to provide better open space for the village and the school; 7) Provision of an improved entrance to the Primary School from the Village Hall site; 8) Better management of traffic, at school pick up and drop off times to ease Page 22 of 62

23 congestion at these times; 9) Inside the field boundaries Sarsons Field provides flexibility for the layout; 10) Road frontage to the Bury and Thelnetham Road suitable to provide safe vehicular access and some frontage development on Bury Road; 11) Improvements to traffic controls and new traffic calming at the entrance to the village on Bury and Thelnetham Roads; 12) Extension to Bury Road footpath and existing footpaths to achieve better connections in the village; 13) Network of existing footpaths which provides opportunities for village walks; 14) Improved surface water management to prevent localised drainage problems on Sarsons Field; 15) Adequate Anglian Water sewerage infrastructure locally to accommodate the development if a pumping station is provided; 16) Provision of enhanced ecology and landscaping on Sarsons Field; 17) Views to open countryside from the site; 18) Existing trees and hedges which provide a mature and attractive setting; 19) Sarsons Field is free from archaeological constraints. Constraints 1) Strong desire in the village to keep the Village Hall site for village amenities and a Village Hall, concern among some local people about losing the existing Village Hall; Page 23 of 62

24 2) Need for the housing development to provide funds for the Village Hall; 3) Strong local views to retain the recycling bins in the current location because they are easy to use and provide valuable funds for the village; 4) Homes to the east of the Village Hall site are sensitive to the Village Hall being moved to the east nearer to them; 5) Need to try to achieve continuity of operation of the Village Hall to retain local services such as the Littletots pre-school; 6) Need to locate the Village Hall so that easy access can be provided to the primary school; 7) Need for more open space and for this to be located so that it is easily accessible to the school; 8) Need to provide an environment on the Village Hall site that allows safe school access; 9) Desire not to create a racetrack by allowing vehicular traffic between the Village Hall site and Sarsons Field; 10) Low density character of the housing in the area will influence the development on Sarsons Field; 11) Sensitive treatment is required where the boundaries of the site are adjacent to existing residential properties in Walnut Close, Bury Road, and Shortgrove Lane; 12) Current need to relocate the doctor s surgery as soon as possible; 13) Sensitive treatment is required to the rural boundaries of the site and the boundary with the bowls club; Page 24 of 62

25 14) Important trees on the site boundaries should be protected; 15) Need for sensitive treatment of the boundary with the primary school and its wildlife area; 16) Localised surface water drainage issues in the south west corner of the site; 17) The conservation area and listed buildings in Thelnetham Road; 18) Managing the impact of the development on the nearby Waveney and Little Ouse Valley Fens; 19) Developing within the constraints of local drainage infrastructure; 20) Need to retain views of open countryside and to market Weston Church; 21) Need to provide an attractive village entrance along Bury Road. 22) Speeding Traffic along Bury and Thelnetham Road, and congestion on Thelnetham Road; 23) Close proximity to the Waveney and Little Ouse Valley Fens Special Area of Conservation; 24) Local sewerage infrastructure capacity; Page 25 of 62

26 6.0 Design Details, Trees, and Landscaping Introduction 6.1 This section describes the design of the development. The design is analysed under the headings use, amount, layout, scale, appearance and materials, trees and landscaping and security and crime prevention as required in the guidance on writing Design and Access Stat ements. 6.2 The planning assessment sets out how the various aspects of the development have been designed to meet the requirements of planning policy. 6.3 The design has its basis in the Concept Plan that was prepared by the Village Development Advisory Group in This Concept incorporates the development mix that was set out in draft planning policy at the time which itself responds to work carried out in the village to identify the issues that the community wanted to address. This Concept seeks to meet the needs of the village in a manner that is sensitive to local values and interests. Policy RV21 in The Vision was amended to reflect this concept in The Concept has been considered in detail through local consultation and the Development Brief so that it can deliver the wide range of objectives required by the village efficiently, and effectively in a small area. The design seeks to provide for a range of users from preschool to school children, families and older people. It seeks to provide the opportunity for people to live, play and access services in the same area. The mix of uses are proposed in a manner that is functional, accessible, attractive and which accords with local character. 6.5 The design character and density sought is one that reflects the feel of the surrounding homes. The homes front highways, with front gardens and spaces between. This means that gardens, trees and hedges are prominent. Spaces between buildings and views through them were identified as Page 26 of 62

27 important at the concept stage of the scheme. Use of the Site 6.6 The proposed use of the site complies with the land uses required in Policy RV21 of The Vision which are open space, an extended Village Hall, extended car parking, a doctor s surgery and housing. 6.7 The proposals address the potential need for the expansion of Hopton Primary School. The school has recently expanded by two year groups. The development provides the new Village Green which will be able to accommodate a youth sized football pitch, which will be larger and better quality than the current facilities. This has been proposed at the suggestion of the headmaster of the school. The extended car parking and the extended Village Hall will provide facilities that can be used by the school. 6.8 A meeting was held on the 14 th November 2014 which was attended by representatives from the Parish Council, Village Hall Committee, the school headmaster, the local County Councillor, a representative of Evolution Town Planning, and Robert Feakes and Ian Maxwell of the County Council. At this meeting the County Council concluded that the proposals that are contained in the Development Brief and in this application had addressed the need for the expansion of the primary school. 6.9 Policy RV21 requires the continued provision of an early year s education facility. The Village Hall is currently used by Hopton Littletots which provides early years education five days a week for children between 2 and 5 years old. The improvement and expansion of the Village Hall will provide improved facilities for Littletots In response to local demand, and a village poll in 2014, a site has been provided for a new doctor s surgery. This has been designed to a specification provided by the Hopton doctors practice. Page 27 of 62

28 homes have been proposed on Sarsons Field of a type and density that meets local needs, responds to local character, provides space for strategic landscaping and responds to comments made in response to local consultation The use of the site has been subject to extensive local consultation with local people and organisations which has endorsed the range of uses proposed in this application. Layout of the Development 6.13 The layout proposed responds to a number of factors which have been determined by the location of the facilities. The NPPG requires that layouts should respond to existing layouts of buildings, streets and spaces. The Village Development Advisory Group developed a concept for the site which is set out above. This provided the basis for the layout, from which the detailed design has evolved. There were strong local arguments that the Village Hall should be extended and not replaced. The Hall is well located in the heart of the village. The location of the Hall makes access easy for the majority of the village. The Hall is also close to other facilities such as the Church, the village school and the new Village Green. These requirements fix the location of the Village Hall. The Hall extension is best located to the south of the existing Hall to avoid conflict with the vehicular access to the north and east, and the school to the west. The Village Hall site is long and narrow, and the logical extension to the Village Hall car park which is required to accommodate the enlarged school and Village Hall, is south of the existing Village Hall car park. At school dropping off times this will encourage cars off Thelnetham Road with the school entrance being relocated between the two elements of carpark. The doctors is currently located in a peripheral location to the north of the village, with parking provided on an unmade site in an adjacent farmer s field. The village voted by a referendum in 2014 to sell part of the Village Hall site for a doctor s surgery. Locating the doctors on the Village Hall site means that it will be provided in a more central location within the village. It will form part of a Page 28 of 62

29 hub of community facilities comprising the school, Village Hall and Village Green. The logical location for the doctors is therefore south of the Village Hall. Dedicated parking will be provided for the doctors next to the surgery building. The children s play area will remain where it is because it is well located in respect of the school, and Village Hall. Next to the children s play area is an area of open space. This has been designed to be a meeting place at the new entrance to the Village Hall and school, and the existing children s play area. This layout means that new development will have no impact on the Conservation Area The dual use proposed for the Village Green by the village and the school means that the Village Green is best located where it will be adjacent to the school. At the request of the Parish and Borough Council the vehicular access to the doctors must be provided from Bury Road. This sets route of the main vehicular route through Sarsons Field. Homes are then set out to front Bury Road, behind front gardens to accord with local village character. The parking for the homes fronting Bury Road is provided behind them to create an attractive car free road frontage. Homes are set out fronting the internal roads, open space and the southern boundary of the site to give active frontages to routes through and around the site. This creates blocks of homes along the southern part of Sarsons Field, and a linear arrangement along the eastern boundary. There are active frontages along all access routes in the development so that unsupervised and unsafe public spaces are not created. Car parking and garages are set back from the frontage of homes so that landscaping and front gardens are not dominated by cars. Entrances are used as breaks in the built frontages to reflect the character of development in the immediate area. Entrances and roads are used to provide views through the homes to the surrounding area. Bungalows have been located next to the bungalows in Walnut Close, and other adjacent homes. This puts similar housing types together to protect local amenity and was a proposal from the Village Development Advisory Group The layout ensures that the buildings relate well to each other and that spaces are connected and complement each other. The layout provides a Page 29 of 62

30 clear definition between public and private space as required in national planning guidance. The NPPG recognises that a front garden can successfully be used between public outdoor space and private internal space t o support privacy and security. A green corridor will be created between the north of the Village Hall site and Sarsons Field The layout and landscaping permits views from Sarsons Field to Market Weston Church. This was a requirement identified by the Village Development Advisory Group, and carried forward into the Development Brief The road layout in Sarsons Field will be of sufficient standard to provide for those using the doctor s surgery, and for large vehicles such as refuse vehicles. On entering Sarsons Field the new road bends through close knit homes before running alongside the Village Green. The two shared surface roads that lead to the south provide views to the countryside to the south. The gable of plot 34 provides a focal point at a bend in the road. Tree planting provides a focal point at the tuning head at the northern end of the road. The road includes a sharp right angled bend that will help to slow traffic. This bend has been assessed by the highway designers so that it can be negotiated by large refuse vehicles without running over the Village Green. The Borough Council has commented that the proposed roads are too straight. There are two straight sections of 90 metres and 53 metres. In the context of the existing roads in Hopton which have a number of far longer straight sections this proposal is not out of character. The layout proposed contributes to providing a sense of space and views within the development and from the development, which has been a key aim of the proposals The layout of the homes responds to local character and local housing needs. Bungalows have been located next to bungalows in Walnut Close to protect residential amenity and provide continuity of character. The bungalows south of Walnut Close have been designed in an almshouse style to provide houses suitable for older people. The smaller one and two bed Page 30 of 62

31 homes have been located to the south to provide a tighter group north of the commercial building on the Bury Road. To the east the homes are laid out in a lower density that permits views around and through the development The layout provides for a direct link from the village facilities to the local rights of way network via a footbridge in the south east corner of Sarsons Field. Access has been provided from the Village Hall site into the primary school for maintenance vehicles. Amount and Scale of Development 6.20 The amount and scale of the development has been influenced by the need s of the village for facilities, and by the village character The number of homes proposed is 37. The Vision policy RV21 states that more than 25 homes can be developed if new community or village hall facilities are developed on the site of the existing Village Hall and playing field, and if an appropriate contribution is made towards the development of the new facilities. The additional land value resulting from the delivery of 12 homes will be split between the Parish Council and Village Hall Committee, and the landowner, with 55% of the land value going to the village. The figure of 37 homes provides a balance between a development that is appropriate in character and density to the village, a development that is appropriate in scale for the village, and provides the opportunity for funding of community facilities. An often repeated comment in the public consultation was that local people did not want the development to appe ar cramped The housing figure has been tested through the Development Brief process and there have been no significant objections to the scale of development The size of the open space has been dictated by the need for a larger Village Green which can also on occasion provide a youth football pitch next to the Page 31 of 62

32 Primary School The doctors have stated that the new surgery is required to be 145 square metres in area The Parish Council and the Village Hall Management Committee sta ted in response to the Development Brief consultation that around 36 parking spaces would be sufficient to serve the school and village hall. 40 spaces are shown on the plans. The Suffolk County Council parking standards state that a doctors should have 1 space per full time member of staff and 4 spaces per consulting room with disabled spaces shown as required. 21 parking spaces have been provided allowing for 3 consulting rooms and 6 members of staff. There are also three disabled spaces provided The size of the Village Hall has been determined by the Village Hall Management Committee. They wish to have a Hall that would be larger than the existing Hall to reflect the expanding village, so it can accommodate larger village functions, whilst retaining and refurbishing the existing Hall. Separate toilet and storage facilities are provided to serve the old Hall, with shared facilities proposed in the new extension, allowing the building to be used flexibly either as two separate independent spaces, or together if required. Since the village Hall is currently very well used in the evenings there is a good potential for using the two Halls in parallel during evenings as well to accommodate different village activities. During weekdays Hopton Littletots use the Hall each day for full or half days. They are a private company who rent the Hall and provide a service that local children can use. Enlarging the Hall will provide more flexibility for other organisations and activities during week days. It is likely that the school will also use the new Hall on occasions as a sports hall, particularly for the older year groups. The existing Hall is 147 square metres, the extended Hall is proposed to be 342 square metres The scale of the homes has been influenced by the local character and local comments. In the local consultation, three storey homes were not Page 32 of 62

33 considered to be appropriate, or in character with the village. There is a strong local desire for bungalows. The bungalows have been used in the design to provide a range of roof heights and have been located where it is necessary to protect the residential amenity of existing homes. A higher proportion of bungalows has been provided that would normally be included in a scheme of 37 new homes. It was felt important that the homes should have front and rear gardens, and be of a density that reflects the local edge of village character. Appearance and Materials 6.28 The use of local materials, and details reflecting local vernacular traditions can be an important factor in enhancing local distinctiveness. The public consultation on the application shows a strong desire that the development reflected local styles and materials. All the homes proposed have been specifically designed for this development. The bungalows at the site entrance reflect Almshouse style. They face Bury Road and the Village Green. The parking has for these homes has been hidden in i nternal garages to create a car free streetscene The appearance of the homes is illustrated in the submitted streetscenes. Details such as gables, a mix of facing and roofing materials, and features such as chimneys and porches have been used to add interest to the design. A range to bricks, tiles and render across the homes will create variety The extension and refurbished Hall has been designed to give the building a face lift, and create a visually contemporary but understated appearance so that it will fit respectfully in its setting. The existing building adequately provides level access and fully accessible facilities, however the extension and refurbishment will enable these to be further enhanced The doctor s surgery is a functional design which will have a resonance in its appearance with the nearby school. The design has been prepared by the doctor s as one that meet their needs at the current time and the available Page 33 of 62