Planning Statement
The Old Pottery, 28 High Street,
Scampton.
Proposal – Conversion and extension to create a dwelling
Client – Mr Steve Hanks
Date – December 2014
Version – Final 2
Flare Visual LTD
The Terrace Grantham Street Lincoln LN2 1BD
Planning Statement
The Old Pottery, High Street, Scampton
Contents
1. Proposal
2. The Site
3. Relevant Planning History
4. Planning Policy Considerations
5. Design Impacts
6. Sustainability
7. Conclusion
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Planning Statement
The Old Pottery, High Street, Scampton
1.0
Proposal
1.1
The proposal is to extend and convert the former pottery building at 28 High Street,
Scampton into a single detached dwelling. The proposal would provide off street
parking for the proposed dwelling along with private amenity space to the rear. The
proposed plot would measure 10m by 20m with the existing building extended and
converted to create a 2 bedroom dwelling. Initial informal pre-application discussions
were had with Zoe Ragen from the West Lindsey District Council Planning
Department where support was offered to the scheme based on it being a conversion
and the historic nature of the building.
2.0
Site
2.1
The host property is a semi-detached house with the old pottery within the grounds to
the west of the house. The site as a whole benefits from a large side and rear garden
area with a detached garage in the rear garden. The host property, as shown below
in photo 1, is of a brick and stone construction typical of the area. The roof is covered
with red clay pantiles and the windows and doors upvc throughout.
2.2
The Old Pottery building, subject to the proposed works, lies within the grounds of
the host building and significantly predates it. It is of a stone construction with a steep
pitched roof covered in red pantiles. Although the building has been used as a
garden shed for many years now it was previously a standalone building providing an
important service to the area. Picture of the building shown below in photo 2.
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Planning Statement
The Old Pottery, High Street, Scampton
(Photo 1. Host dwelling no.28)
(Photo 2. The Old Pottery)
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Planning Statement
2.3
The Old Pottery, High Street, Scampton
The Old Pottery building dates back before 1880, the plan below shows the host
property and the Pottery building on the 1880 OS map for the area:
(1880 Map for Scampton)
2.4
The Old Pottery building is then at least 130 years old and it is likely to be older.
Given its style, the materials used and the age of Scampton as a village it is not
unreasonable to place a date roughly around 1800 for its construction. The building is
therefore considered to be a heritage asset. Although it has no formal designation it
can be considered to be an undesignated heritage asset as defined in the NPPF and
therefore is awarded consideration in Section 12 of the Framework.
2.5
The land to the rear of the site and the host property is currently subject to a live
planning application for the change of use of the land from agricultural land to
domestic garden space. The application ref.132006 was submitted in early October
but is yet to have a decision made on it. As the plan below shows the additional land
would provide the host property and the proposed dwelling with a substantial garden
space.
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Planning Statement
3.0
Relevant Planning History
3.1
The Host Property
The Old Pottery, High Street, Scampton
28 High Street, Scampton
130688 – Erect two storey rear extension – Approved
28 High Street, Scampton
131412 – NMA to 130688 - Approved
3.2
Applications within the Area
Land to Rear of High Street, Scampton
132006 – Change of use of agricultural land to garden – waiting decision
Land Off High Street, Scampton
131907 – Erection of 18 dwellings – waiting decision
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Planning Statement
The Old Pottery, High Street, Scampton
Land Adjacent off High Street, Scampton
131682 – Erection of 2 detached dwellings – refused
“The application has been considered against the provisions of the development plan
in the first instance, specifically saved policies STRAT 1 –Development Requiring
Planning Permission, STRAT 3 - Settlement hierarchy, STRAT 7- Windfall and infill
housing development in Subsidiary Rural Settlements and STRAT 9 - Phasing of
Housing Development and Release of Land, of the West Lindsey Local Plan First
Review 2006 as well as against all other material considerations. These other
material considerations include the provisions of the National Planning Policy
Framework which has been afforded significant weight especially the presumption in
favour of sustainable development. The development plan policies have been
assessed for their consistency with the National Planning Policy Framework with the
weight afforded to policy STRAT 9 being tempered due to the housing land shortfall.
In light of this assessment it is considered that the benefits in terms of additional
housing are outweighed by the unsustainable location of the development in an area
with limited services, facilities and public transport provision that would run contrary
to the principles of sustainable development in the National Planning Policy
Framework.”
Land to rear of Greenways, High Street, Scampton
131651 – Outline for 1 dwelling - refused
“The application has been considered against the provisions of the development plan
in the first instance, specifically saved policies STRAT 1 –Development Requiring
Planning Permission, STRAT 3 - Settlement hierarchy, STRAT 7- Windfall and infill
housing development in Subsidiary Rural Settlements and STRAT 9 - Phasing of
Housing Development and Release of Land, of the West Lindsey Local Plan First
Review 2006 as well as against all other material considerations. These other
material considerations include the provisions of the National Planning Policy
Framework which has been afforded significant weight especially the presumption in
favour of sustainable development. The development plan policies have been
assessed for their consistency with the National Planning Policy Framework with the
weight afforded to policy STRAT 9 being tempered due to the housing land shortfall.
In light of this assessment it is considered that the benefits in terms of additional
housing are outweighed by the unsustainable location of the development in an area
with limited services, facilities and public transport provision that would run contrary
to the principles of sustainable development in the National Planning Policy
Framework.”
Tillbridge Lane House, Tillbridge Lane, Scampton
130879 – erect 8 holiday lodges – approved
Tillbridge Lane House, Tillbridge Lane, Scampton
130878 – Conversion of existing barn in 2 dwellings – Approved
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Planning Statement
4.0
Planning Policy Considerations
4.1
National Planning Policy Framework 2012
The Old Pottery, High Street, Scampton
Paragraph 7 – Sustainable Development
Section 1 – Building a Strong Competitive Economy;
Section 3 – Supporting a Prosperous Rural Economy;
Section 6 – Delivering a wide choice of high quality homes;
Section 7 – Requiring Good Design;
Section 12 – Conserving and enhancing the historic environment.
4.2
West Lindsey Local Plan (First Review 2006)
Strat 1 – Development requiring planning permission
Strat 3 – Settlement Hierarchy
Strat 7 - Windfall and infill housing development in Subsidiary Rural Settlements
Strat 9 - Phasing of Housing Development and Release of Land
5.0
Design & Impacts
5.1
The proposed development has been carefully designed so as to reduce the potential
impact on the receptors close by, this includes the adjacent dwelling Copperfield, the
street scene and the wider character of the area.
5.2
The development has been designed as a conversion of the existing building with a
sympathetic extension to the existing pottery building which, as described above in
section 2 is a historic building. Respect therefore needs to be shown to it as well as
its surroundings. The proposed design combines a traditional form with modern
twists but results in a spacious dwelling with little impacts on the surrounding area.
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Planning Statement
The Old Pottery, High Street, Scampton
The proposed dwelling would benefit from off street parking and a good rear garden
space. Because of the layout proposed the development would not compromise the
privacy of the neighbouring property or the host property.
5.3
As the proposed dwelling has been based around the conversion of the existing
pottery building and not a full new build there would not be a negative impact on the
street scene and wider character of the area. The pottery is one of the older buildings
in the village and forms part of the developed character of the area. The proposed
development would secure its retention for the foreseeable future and ensure that it
is not lost. The NPPF in Section 12 gives significant weight to preserving and
enhancing the historic environment even when considering undesignated heritage
assets such as this.
6.0
Sustainability
6.1
It is noted that other developments in Scampton and the surrounding area have been
refused on the grounds of sustainability. Although Scampton is a small village it
boasts an unexpected level of services. It has a primary school, pub and good bus
service. The bus service provides regular daily services to and from Lincoln, up to 8
services during the week. The reliance upon the motor car is therefore significantly
reduced. The bus services mention also provide specific access to secondary
schools in Lincoln and Welton.
6.2
In order for smaller villages such as Scampton to not stagnate they need a level of
growth. This growth is often best provide in small scale developments that can be
delivered in a short space of time rather than large developments which may take
several years to deliver. The village benefits from a public house, this in itself is a
significant part of the rural economy in this area. It employs a number of local people
as well as providing a community hub. The proposed dwelling, although only one,
would provide an increased range of custom for the pub and add to the village
community. By refusing all new development in the village the LPA would be placing
severe pressure on the existing services gradually making them unsustainable,
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Planning Statement
The Old Pottery, High Street, Scampton
subsequently resulting in their closure and the village as a whole becoming vastly
less sustainable. The LPA should therefore be encouraging limited growth within the
village to sustain the existing facilities.
6.3
Section 6 of the NPPF addresses development in rural locations and whilst it
discourages isolated dwellings in the open countryside it does acknowledge that
limited development in one settlement can help sustain other local settlements. In the
instance of Scampton, the villages of RAF Scampton, Burton, Ingham, Welton,
Aisthorpe and Brattleby are all in close proximity and could benefit from the limited
growth of each other to sustain the various businesses that reside within them.
7.0
Conclusion
7.1
In conclusion, it is clear from other decisions that the LPA have made in recent
months that there are serious concerns over new build residential dwellings in the
rural areas. However, it must be noted that this proposal is primarily a scheme for a
conversion and other such schemes have been supported as detailed above in
section 3. The NPPF offers support to the retention and reuse of historic buildings
and the limited growth of small villages. This scheme would also help support the
rural economy within the area. Scampton has a better than average bus service that
provides quick and easy access into Lincoln on a daily basis. Thus, this proposed
development differs from those previously refused in the village and gains significant
support from the NPPF.
7.2
The visual impact and harm caused by this development would be minimal. The reuse and retention of a historic building is again strongly supported by the NPPF and
meets wider heritage aims to preserve and enhance heritage assets.
7.3
It is therefore kindly requested that the LPA support this proposal and the renovation
and retention of an important heritage asset within the village of Scampton.
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