15/00220/FUL
Urban Design Consultation Response 1
DEVELOPMENT CONTROL
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Comments
requested by
Steve Kimberley
Date
3rd July 2015
Application Ref.
15/00220/FUL
Proposal
Demolition of vacant public house and construction of 5 single storey dwellings
with garages and access road from Brookhill Lane
Site
The Greyhound Inn, Town Street, Pinxton
These comments are provided in respect of the above application with reference to urban design
considerations and the information provided in the submission.
Recommendation: Object. The proposed development will be detrimental to the character and
appearance of the streetscene, harming the townscape of Pinxton. As such, the application should
either be withdrawn or refused.
1. Proposal and Background
The proposal seeks to demolish the existing public house and develop the site with five bungalows. The
relevant planning history is summarised below:
06/00671/OUT - Erection of two dwellings and amended car park access to Greyhound Public House.
Approved. 19.12.2006.
09/00652/VAR – Extension of time to extant planning permission for two dwellings. Approved. 10.02.2010.
(Time limit extended for 3 years from date of permission – now lapsed).
13/00399/FUL - Erection of dormer style bungalow with accommodation in roof space and double garage.
Approved. 28.10.14. (Holmes Yard immediately north of the current application site).
14/00563/FUL - Demolition of vacant public house and construction of 5 single storey dwellings with
garages and access road from Brookhill Lane. Withdrawn.
2. Design Policy
NPPF – Core Planning Principles and Section 7 Requiring Good Design
Bolsover Local Plan (2000)
Gen 1 – Minimum requirements for development
Gen 2 – Impact of development on the environment
Design Guidance
NPPG – Design (ID:26)
Interim SPD - Successful Places: A Guide to Sustainable Housing Layout and Design (2013)
Building for Life 12: The sign of a good place to live. 3rd Ed. (Nov 2014_.
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3. Site
The comprises the Greyhound Public House and is located at the junction of Town Street, Alfreton Road,
Brookhill Lane and Victoria Street. This building occupies a highly prominent position within the town and is
a notable local landmark in terms of the townscape of Pinxton. The pub building is strategically positioned
in a way that provides an important terminating viewpoint from multiple directions, particularly in views from
the south on approach along Victoria Street Town Street, from the east along Town Street and Brookhill
Lane and from the west along both Alfreton Road and from West End (at its junction with Alfreton Road).
The existing public house comprises an attractive red brick and partially rendered building under a slate
roof. The building has a wide fronted shallow plan with a cranked form, following the alignment of the road
around the bend, turning the corner well. It has an attractive window pattern and architectural detailing
including brick eaves details and strong chimneys.
Opposite the site are two modest public spaces (one either side of Victoria Road at its Junction with Town
Street), providing an open aspect to the south.
A building is shown on historic OS maps of the area as part of a greater collection of buildings around this
crossroads. The 1914 Edition also identifies the building as a public house at that time. The surrounding
buildings have gradually been demolished until only the pub remains, with the adjoining land having been
turned into the pub gardens and car park present today.
The front site boundary curves smoothly following the alignment of the road. The rear boundary follows an
awkward irregular shape determined by the adjoining land ownerships.
To the west of the building is the pub garden which is enclosed by a timber picket fence. To the east and
rear is a modest car park and a larger area of overgrown grown scrubland.
Amended Proposals
The scheme is very similar to the previously withdrawn proposal (ref. 14/00563/FUL).
amendments include:
The main
1. Bungalow types used on Plots 2 and 4 swapped.
2. Plot 2 roof pitch increased to 40 degrees and height changed from 4.8m to 5.8m (approx).
3. The alignment of the ridgeline for Plots 3 and 4 has been amended to run side to side (previously
this was from front to back).
4. Modest front gables introduced on Plots 3 and 4.
5. Details of the boundary treatment along the site frontage are now described, although not shown.
This is described as a red brick wall with tile creasing and brick coping laid on edge (650mm), with a
powder coated railing above between brick piers (total height 1350mm).
6. The omission of parking spaces close to the proposed site entrance.
These amendments have been undertaken in response to the concerns in respect of the previous
submission regarding the design of the development and how it relates to its townscape context.
The revisions represent minor adjustments to proposal. Unfortunately, these do not fundamentally address
the issues raised under the last application.
The relationship of the site to the busy road is main design driver of the proposed layout, and justified on
the basis that of achieving an acceptable level of amenity for future occupants in terms of noise, vibration,
fumes, safety etc. These concerns are recognised and understood. Nevertheless, the resulting proposal,
even in its modified form, is considered to result in a harmful impact on the townscape of Pinxton, on what
is a prominent location within the settlement.
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Conclusion
In light of the very limited changes to the scheme, the concerns previously expressed regarding the design
of the scheme remain unchanged.
Philip Smith | Senior Urban Design Officer
_____________________________________________________________________________________
The design comments provided in connection with application 14/00563/FUL are set out below:
4. Issues
4a. Use
The site lies within the built-up part of Pinxton and is suitable for residential development in principle,
subject to the issue of the loss the public house (community facility) being satisfactorily reconciled.
4b. Amount
The proposal seeks permission for five bungalows. The layout plan shows the ability to accommodate
these units, although this layout raises issues of both access and townscape (see comments below). .
4c. Layout
The scheme proposes the demolition of the public house. Given that this is a positive building in terms of
its appearance and contribution to Pinxton’s townscape it loss would be detrimental to the appearance of
the streetscene.
The site and building occupy an important position within the settlement and the design response should
recognise this consideration and provide a strong and positive building for this location.
The replacement of the existing building with bungalows and setting these back into the site behind the
suggested access drive will weaken the definition of the streetscene and break down its sense of
enclosure. This recessive form of development will undermine the character and appearance of the area.
In addition, the surrounding context is mainly defined by two-storey buildings, largely positioned close to the
highway in a way that defines and encloses the streets and spaces.
The staggered arrangement of the bungalows further contributes to the breakdown of the enclosure of the
townscape. This is exacerbated by locating the access drive around the site frontage between Town Street
and the bungalows.
The reasons for the approach to the layout are explained within the design and access statement. These
are understood in terms of amenity and proximity to the junction, as well as separation and avoidance of
overlooking between the bungalows. However, this has driven the design of the scheme at the expense of
consideration of character and townscape.
Plot 5 is arranged with a blank side wall, garage and high enclosures positioned against the street (Town
Street/Alfreton Road, West End junction). This creates an awkward relationship between the development
and the street, resulting in a poorly addressed public frontage in a very prominent position.
4d. Scale and massing
The proposed bungalows are within the context of an area of largely two-storey development. This is
considered to be an inappropriate scale and form within this setting and will appear incongruous.
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4e. Landscaping
Indicative tree and hedge planting is shown, although the details are not specified at this stage. Given the
issues raised above concerning the layout, it is recommended that landscaping is revisited in conjunction
with any subsequent amended scheme.
4f. Appearance
The site is located within an area of mainly two-storey buildings, within many dating from the late Victorian
period or early 20th Century. While the elevation drawings suggest some detailing of the facades, it is
considered that the proposed bungalows will appear at odds with the established character and
appearance of this location.
4g. Access
The access is positioned in a similar location to that previously approved (06/00671/OUT), but requires a
tight turn within the site in order to turn onto the service drive. The visitor spaces lie parallel to the drive
and would be difficult to access and exit. This is likely to be an awkward and impractical arrangement.
5. Conclusion
In its current form the proposed development is not considered to satisfy the expected standard of design
and does not meet the requirements of design as required by the NPPF or Successful Places Interim SPD.
As such, it is recommended that the application is withdrawn and the applicant is encouraged to discuss
potential alternative approaches to this site in a manner that achieves a satisfactory relationship with the
townscape and context. Alternatively, the application should be refused.
It is recommended that consideration should be given to:
 Retaining and converting the existing public house into residential accommodation. This would
ensure that this building in preserved and continues to perform its townscape function as a local
landmark and terminating view point.

Positioning the access drive towards the rear of the site not parallel with the site frontage.

Locating buildings towards the site frontage.

Having regard to the prominence and presence of the site within the settlement as a key
consideration of any subsequent design proposal.
I would be pleased assist with any future discussions regarding this site.
Philip Smith | Senior Urban Design Officer
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