Proposed Development at Within Grove, Accrington by Contour Housing
Association.
Supporting Planning Statement.
The following commentary outlines how the proposals to develop 29 affordable houses and
associated environmental works complies with National and Local Planning Policies. The format used
gives the heading of policy document followed by references to the relevant policies and
recommendations.
National Planning Policy Framework
The proposals have been prepared to embrace the main focus of the Draft NPPF. With respect to
recommendations for Housing, the scheme will look to meet the Council’s need for affordable
housing in the area by redevelopment upon a site with 22 dilapidated and vacant properties that fall
below “Decent Homes” standards.
The proposals are in line with the objective to create and reinforce sustainable communities. The
layout and design of the houses and their external environment is of a high quality. Designs are
informed by a long standing a programme of community consultation undertaken upon the estate as
a whole by Contour Housing Association over the last 5 years, as well as specific application
consultation with the local community to discuss, hear views and incorporate comments upon the
submitted proposals.
In working to building Homes that will achieve Code for Sustainable Homes Level 3, the Frameworks
objectives to achieve sustainable development
Planning Policy Statement 1 – Delivering Sustainable Development
The Scheme to build replacement and new dwellings at Within Grove accords with the guidelines,
objectives and recommendations PPS1 outlines for how to deliver sustainable development. Designs
have been informed by a process of community consultation with careful development of a design
that embraces recommended good practice to achieve successful place making. There has been a
focus upon careful use of resources throughout the design process that will continue through
development phases. This approach means that the proposal to continue much needed
regeneration works upon this estate is in line with this Statement.
Planning Policy Statement 3 - Housing
The proposals have been developed to achieve a design that looks to create a high quality housing
development upon a previously developed part of the Within Grove estate. This has been done
through careful consideration of the site context, and by looking to create a place with character
that will enhance the lives of existing and new residents. In line with PPS3, this scheme includes for a
mix of affordable housing that meets the needs of the local people. Regenerating an area of an
estate that is sited within a proven, popular area close to local amenities and very much part of the
local community is a definite demonstration of an effective use of land as recommended in the
Statement.
Hyndburn Borough Council Adopted Core Strategy
Policy H1 Housing Provision
The proposal complies with this policy by proposing 22 dilapidated properties are replaced with 29
new properties in semi-detached and terraced configurations in accordance with the recommended
housing mix. The scheme will contribute a net increase to the Councils target for 3,200 new
dwellings between 2011 and 2026
Policy H2 Affordable Housing
Contour Housing Association is a Registered Social Landlord and will be providing all 29 units (100%)
within this scheme for affordable housing. This exceeds the requirement within this policy for 20% of
properties to be affordable.
Policy HC1 Green Space and facilities for walking and cycling
The scheme complies with the aims of this policy to contribute towards the provision and
maintenance of good quality, accessible, multi-functional green space.The replacement of 22
dilapidated houses with 29 new properties represents an ongoing commitment by Contour Housing
Association to regenerate the existing properties, public areas, and infrastructure to regenerate this
large estate that was in a state of decline prior to the initiatives strted by Hyndburn Homes some 5
years ago. Part of this work includes for a scheme of environmental improvements that are currently
underway and the scheme the subject of this application seeks to maintain this initiative and
investment through upgrading footways, improving links to the local cycle ways, and arranging
landscape proposals to link with the REMADE Within Grove Environmental Improvement Scheme
which is a Site of Community Interest.
Policy HC4 Community Benefits/Planning Obligations
The proposals allow for the replacement of 22 dwellings that are dilapidated and whose condition
and arrangement prohibits their upgrading to decent home standards. The additional 7 units will not
create any additional needs that will not be able to be dealt with by existing facilities and amenities.
The current programme of environmental works contributing to the regeneration of the whole
estate which includes 117 properties for affordable rent will be complimented by the associated
works to provide landscaping and further environmental improvements that are part of the 29 unit
scheme. As such Contour Housing Association feel that their current works to provide
replacement/new affordable housing as well as the considerable works to upgrade other affordable
stock on the estate provides a significant contribution to aims to achieve Community Benefit as
outlined in this policy.
Env 4 Sustainable Development and Climate Change
As properties that will be funded by the HCA, all 29 dwellings will be designed to achieve Code for
Sustainable Homes(CfSH) Level 3 which is in compliance with the objectives A-J listed in this policy.
The application includes for ecological, wildlife and contamination surveys with due note being
taken of all relevant issues in order to achieve a fully sustainable development. The supply and
construction specification set by Contour will meet the objectives in relation to responsible sourcing
and low carbon construction initiatives. Compliance with CfSH level 3 will also ensure drainage
designs, surface water treatments and water conservation methods are included within the
proposals.
Env 6 High Quality Design
The scheme proposals meet with the relevant sections of points A to J as outlined in this policy.
The proposals will look to achieve a minimum Building for Life score at “Silver” level. Particular
attention has been given to achieving a regeneration that brings a disused part of the estate back
into use using designs and materials that take their cues from the historical fabric of the surrounding
area and context. Scale, massing, height and appearance have all been carefully considered to create
a sense of place and character that will greatly improve the quality of the local environment.
Env 7 Environmental Amenity
In accordance with this policy the scheme will not give rise to unacceptable adverse impacts or loss
of local amenity.
Hyndburn Borough Council Local Development Plan
H.2
The proposal complies with this policy in that it proposes new housing / redevelopment of housing
upon land that has not been allocated for other purposes, and the character, amenity and
appearance of the surrounding area will not be adversely affected. There are no insurmountable
parking or access difficulties associated with this scheme.
Car Parking
The design will re-use the existing highway infrastructure and provide parking at the full
recommended level as shown in the Hyndburn Borough Council Parking and Access Standards
adopted 7 December 2010.
Michael Goode
Croft Goode Ltd
January 2012