Design and Access Statement
For The
Erection of Temporary Managers Accommodation
At
Former Heavy Horse Centre, Barratts Farm,
East Lane, Dedham,
CO7 6BE.
February 2015
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Introduction
1.0 :Proposal
2.0 : Physical Context
Design
3.0 : Policy Framework
3.1 Policy SD1
3.2 Policy SD3 & DP4
3.3 Policy UR2
3.4 Policy TA4
3.5 Policy ENV1
3.6 Policy ENV2
3.7 Policy H6
4.0 Policy DP1
4.1 Policy DP9
4.2 Policy DP19
4.3 Policy DP21
4.4Policy DP22
5 : Layout
6 : Scale
7 : Appearance
Access
8: Local Amenities and Transport
9: Application Submission
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1.0 Proposal
1.1 This Design and Access Statement is submitted in support of a full
application for the erection of a Wooden Cabin to provide temporary
Managers accommodation for 3 years at the Former Heavy Horse Centre,
Barratts Farm Dedham.
1.2 This statement should be treated as forming part of the application and includes
details of the site its surroundings and how it relates to the adopted planning
policies.
2.0 Physical Context
2.1 The site extends to 10.75 acres and comprises of various fenced paddock areas
and existing stable blocks.
2.2 The immediate surrounding area is primarily open countryside with a mixture of
houses, farms and equestrian land in the Dedham Vale Area of Outstanding
Natural Beauty. The adjacent equestrian business has recently obtained
planning permission for Managers accommodation in 2012 under application
111529.
3.0 Policy Framework
The site is currently occupied as an equestrian business and is in an area of
special landscape designation as it is located in the Dedham Vale area of
Outstanding Natural Beauty. The relevant national policies that have been
considered are policies PPS 1, PPG 2, PPS 3, PPS 4 and PPS7. In addition to
this relevant local planning policies have also been considered in light of the
application and are as follows:
Colchester Borough Council Core Strategy:
3.1 SD1 – Sustainable Development Locations.
The proposal provides a sustainable way of supporting the current equestrian
services that have been operating on the site since August 2014. Currently the
site is visited by a maximum of 3-4 visitors per day and is also accessed by the
applicants 3.5T equestrian transport lorry once in the morning and evening. In
addition to this the site is also visited once a week by a registered manure
collection service and as a result benefits from low traffic volume. The proposed
temporary accommodation will result in fewer journeys to and from the site for
the business owners contributing to the sustainability of the site and the wider
community.
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3.2 SD3 & DP4 Adopted Development Policies (2010) – Community Facilities.
Policies SD3 and DP4 both seek to promote the retention and enhancement of
community facilities. The proposal for temporary accommodation will enhance the
current facility by allowing for 24hr on site care of the 9 horses currently stabled
at the site and will provide the 24hr security that is required for by the businesses
clients for their horses whilst being stabled there. In addition the proposal will
allow the business to maintain its 24hr Horse Transport service that requires
overnight care of client’s horses on a regular basis. The proposed temporary
accommodation will allow the existing business to run more effectively, safely and
securely which is encouraged under the policy.
3.3 UR2 – Built Design and Character.
Policy UR2 (Built Design and Character) seeks to implement good quality design
that ensures attractive and functional places that can have substantial benefits for
the development itself, the residents, the environment and the surrounding
community. To fulfil this policy it is proposed that the temporary dwelling would be
of traditional Wooden Cabin design stained black in keeping with existing
buildings on the site and adjacent property.
3.4 TA4 – Road and Traffic.
Barratts Farm is located in East Lane that is a single track road. Currently the
equestrian business at Barratts Farm adds approximately 8 - 10 vehicle
movements per day to the traffic volume along the lane. In addition to this a 3.5T
equestrian vehicle is also utilised as part of the business and operates once in
the morning and evening on most days. The effect of the proposed temporary
accommodation will not add to this traffic volume and will reduce the travel
needs of the business owners who will reside at the site, thus providing greater
sustainability and efficiency.
3.5 ENV1 – Environment.
The site is located in the Dedham Vale area of Outstanding Natural Beauty and
is located next to an existing equestrian business that benefits from onsite
managers accommodation, as found under planning application 111529. In
consideration of the adjoining equestrian business and its full planning approval,
the character of the locality, the erection of temporary living accommodation on
this site is appropriate in terms of scale, design and siting and would be in
keeping with the character of the locality and its environment.
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3.6 ENV2 – Rural Communities.
The proposed temporary accommodation will allow the owners to spend more
time managing their equestrian business. The scale, design and reversible
nature of the temporary accommodation will minimise any negative impact on
the environment and the local character should the business prove to be
unsustainable financially. In addition to this, the proposed application will also
work towards the Borough Councils aim to sustain and enhance local
employment and rural enterprise.
3.7 H6 – Temporary Rural Workers Dwellings.
Investing in a temporary dwelling at Barratts Farm provides evidence of the
ability and intention to develop the business, as required under section (i). It is
considered that the proposed temporary dwelling will serve an essential function
as it will allow the business owners to maintain their 24 hr transport service and
provide suitable around the clock care of client horses in a more sustainable,
efficient and cost effective manner.
In accordance with section (iii) a business plan has been submitted with the
application forecasting the businesses future viability. With regards to section (iv)
there are existing out buildings which could be converted to provide temporary
onsite accommodation. However this is financially prohibitive should the
business fail to thrive, therefore portable temporary accommodation is the
preferred solution with a view to applying for full permission for Managers
accommodation should the business prove to be financially viable in the medium
term.
Adopted Colchester Borough Development Policies 2010:
4.0 DP1 – Design and Amenity.
Policy DP1 (Design and Amenity) determines that all developments must be
designed to a high standard, avoid unacceptable impacts on amenity, and
demonstrate social, economic and environmental sustainability.
The design of the proposed temporary building will respect the character of the
site under section (i) through being a suitable height, size, scale and design for
the site. To fulfil section (iii) the temporary accommodation will be positioned to
protect amenity with regards to privacy, overlooking and noise. Under section (iv)
the inclusion of temporary accommodation to the equestrian site will help to
maintain a safer and more secure environment.
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In accordance with section (v) the temporary accommodation will respect the
landscape and contribute positively to site and the surrounding area and the
relevant recycling, waste and drainage infrastructure will be incorporated as
required under section (vi).
4.1 DP9 – Employment Uses in the Countryside.
Through investing in temporary accommodation, full time employment can be
maintained at the equestrian site and the provision of part time work in the form
of stable hands can also be considered. As a result there will be a contribution to
the local rural economy that will additionally help to maintain local specialist
skills. In consideration of the policy it is should also be noted that the proposed
occupation of the accommodation is temporary, of a small scale and will result in
minimal harm to the character of the rural area in terms of character and levels
of traffic activity.
4.2 DP19 – Parking Standards.
Policy DP19 establishes the need for the number of parking spaces that must be
provided for. In accordance with the provisions the proposed application includes
parking for an additional 2 cars, the horse transporter and site visitors.
4.3 DP21 – Nature Conservation and Protected Lanes
Policy DP21 supports in principle development proposals where the objective is
to conserve or enhance biodiversity and geodiversity interests. It is considered
that the application complies with sub policy (ii) as it will help to conserve and
enhance the biodiversity value of greenfield and brownfield sites and minimise
fragmentation of habitats.
4.4 DP22 – Dedham Vale Area of Outstanding Natural Beauty ‘AONB’.
In consideration of section (i), Agriculture contributes to the character of the
Dedham Vale ANOB and as a result there is a demand for local equestrian
services. Due to the locality of East Lane and the position of the proposed
accommodation on the site, there will be minimal impact on the quality of views
and distinctiveness of the landscape. Low volumes of visitors to the site mean
that there will not be any undue high levels of traffic movement under section (ii).
Inconsideration of section (iii) the Dedham Vale AONB and Stour Valley
Management Plan has been consulted for the purposes of the proposed
application.
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5.0 Layout
The layout of the proposed temporary dwelling has been determined by a
number of contributing factors including the existing site and the relevant
national and local planning policies. Please refer to drawing 1:2 for a detailed
view of the proposed site layout.
6.0 Scale
The proposed temporary accommodation has a width of 5.5 metres and a length
of 5.5 metres. The wall height extends to 2.5m and the wooden cabin has an
overall ridge height of 3.5m. Please refer to drawing 1:1 for detailed elevation
drawings.
7.0 Appearance
The proposed temporary accommodation is a traditional Wooden Cabin design
that will be stained black to be in keeping with existing buildings on the site and
adjacent properties.
8.0 Local Amenities and Transport
The site is located in a rural position that benefits from access to Colchester
Town which has a large number of amenities and services.
Transport:
Bus
: Castle Hill – 0.2 miles.
Train
: Manningtree Train Station – 3.6 miles.
Health:
GP Surgery
: Local GP Surgery - 2.0 miles
Pharmacy
: Local Pharmacy – 1.0 mile
Dental
: Local Dental Surgery - 1.1 miles
Opticians
: Local Opticians - 4.1 miles
Hospital
: Colchester Hospital - 7.6 miles
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Food and Drink:
Food
: Supermarket – 6.4 miles
: Local Co Op – 1.0 mile
Post Office
: 1.0 mile
Sports and Leisure:
Sports
: Leisure World – 7.1 miles
: Playing Field – 0.5 mile
Education:
Primary
: Local Junior School – 0.6 miles
Secondary
: Local Secondary School – 4.1 miles
College
: Colchester College – 8.4 miles
9.0 Application Submission
The proposed application that has been submitted for planning approval has
been carefully considered in relation to the surrounding area and the character of
the wider local community. It is therefore respectfully requested that the Officers
and Members of Colchester Borough Council look favourably on this proposal
and grant planning permission.
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