Two dwellings at Land South Of 29 Primrose Hill, Doddington

“A location plan and an indicative site layout (although not a requirement of a PiP application) accompany this submission. The indicative site layout proposes a new 5.5 metre wide shared access road in the north-east corner of the site leading to two dwellings with detached work units. The dwellings shown face onto Primrose Hill with large rear gardens containing a pond and planting around the site boundaries.”

“The current proposal is the first part of the Permission in Principle application; this ‘first stage’ establishes whether a site is suitable in principle only, and assesses the ‘principle’ issues, namely; (1) Location (2) Use, and (3) Amount of development proposed…”

“The application site is located outside of the settlement footprint of Doddington, to the west side of Primrose Hill and is an agricultural field within an area characterised by its open, agricultural nature with some sporadic development. To the north of the site is 29 Primrose Hill which is a replacement dwelling. On the opposite side of Primrose Hill are a pair of barns which have been converted to residential.”

“The site topography slopes away from the highway with a drain located to the eastern frontage of the site and a separate drain to the southern boundary. The majority of the site is located in Flood Zones 2 and 3, with the north-eastern corner of the site located in Flood Zone 1. None of the site is subject to a low, medium or high annual likelihood of surface water flooding.”

“Policy LP12 identifies that to receive support, the site must be in or adjacent to the existing developed footprint of the village, defined as the continuous built form of the village and excludes individual buildings and groups of dispersed, or intermittent buildings, that are clearly detached from the continuous built-up area of the settlement.”

“The site lies within Flood Zones 1, 2 and 3. Built development is shown in flood zones 2 and 3. The application is not accompanied by a sequential test and as such insufficient assessment has been undertaken and inadequate information submitted to demonstrate that it is not possible for the development to be located on a site with a lower risk of flooding.”

“Objecting Comments Officer Response Highway safety This will be addressed in the Location section. Development in an ‘Elsewhere’ location. This will be addressed in the Location section. Flood Risk and Drainage This will be addressed in the Location section. Impact on rural character This will be addressed in the Location section. Would set a development precedent. This will be addressed in the Location section. Commercial units not in an appropriate location.”

“Supporting Comments Officer Response The dwellings are near an existing business This will be addressed in the Location section. The dwellings are near a new development This will be addressed in the Location section. There is a need for occupational dwellings. This will be addressed in the Use section. The housing should be for local residents This will be addressed in the Use section. The housing will help retain local entrepreneurs and professionals.”

“Council Marks asked if it could be discussed whether members could come up with a conclusion regarding an elsewhere location? He feels it is a location with a number of properties, it is the interpretation of whether it is elsewhere and he is happy that it has not probably got some of the amenities like in the towns with shops and other facilities, but most people who want to live in the countryside are aware of this, there is internet shopping, food can arrive by a van…”

“Proposed by Councillor Marks, seconded by Councillor Benney and agreed that the application be GRANTED against officer’s recommendation.”

“Members do not support the officer’s recommendation of refusal as whilst they acknowledge this is an elsewhere location they feel that it has no harm or any impact on the area and brings economic benefits and a PIP application is only looking at whether the land is suitable for development, with the ability for flood risk to be mitigated against in a future application.”