SUPPORTING PLANNING DESIGN AND ACCESS AND CONSERVATION STATEMENT LAND ADJACENT TO 12 VICTORIA STREET DEMOLITION OF 2NO. BUILDINGS AND ERECTION OF 4NO. DWELLINGS WITH ACCESS AND PARKING FOR MR OTULAKOWSKI SEPTEMBER 2021 1.0 INTRODUCTION 1.1 This Planning Statement supports a planning application by Mr Otulakowski for the residential development of a site adjacent to No. 12 Victoria Street Barnsley for the erection of 4no. dwellings. 1.2 The application follows an earlier approval in 2013 for a very similar scheme which has since lapsed. 2.0 DESCRIPTION OF DEVELOPMENT 2.1 This application proposes the erection of 4no. Dwelling houses in a linear format fronting Victoria Street, a predominantly residential street within the Urban area of Barnsley. 2.2 The application is submitted in full as requested by the Council given its siting within the Conservation Area 2.3 The site is currently occupied by a number of non residential buildings which have a utilitarian appearance and have been used in recent times for a number of commercial/teaching facilities. The buildings are single storey in nature. 2.4 The form of the development is traditional residential properties of 2 and a half storeys in height. The dwellings are proposed to be constructed using Natural stone frontages with brick to the site and rear. 2.5 The proposed development comprises of 2no. Pairs of semi-detached dwellings which are identical in design. 2.6 The proposed development has a traditional design with wide frontages, ground floor bay windows, central arched door features and mullion style elongated style windows at first floor. The second floor windows are in gable elevation which will not only add interest to an otherwise blank elevation but will also increase surveillance in the interest of security. Each of the properties are provided with private rear garden areas and car parking spaces within a private/gated courtyard. 3.0 PLANNING POLICY 3.1 Planning law states that planning decisions should be made in accordance with the development plan unless other material considerations indicate otherwise. The following documents form the function of the Development Plan in this instance. The National Planning Policy Framework (NPPF) 3.2 The NPPF was originally published in March 2012 and superseded previously published Planning Policy Guidance Documents and Planning Policy Statements. It has more recently been updated, the most recent revision being July 2021. 3.3 The overarching aim of National Policy is to contribute to achieving sustainable development. Paragraph 126 states that: “The creation of high quality, beautiful and sustainable buildings and places in fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps to make development acceptable to communities.” 3.4 The NPPF goes on to say at Paragraph 130 that: “Planning policies and decisions should ensure that developments: 1. Will function well and add to the overall quality of the are, not just for the short term but over the life of the development; 2. Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; 3. Are sympathetic to the local character and history, including the surrounding built environment and landscape setting while not preventing or discouraging appropriate innovation or change; 4. Establish or maintain a strong sense of place… 5. Optimise the potential for the site to accomodate and sustain an appropriate amount and mix of development… 6. Create places that are safe, inclusive and accessible and which promote health and well being, with a high standard of amenity for existing and future users.” 3.5 The application site also lies within a Conservation Area and Section 16 of the NPPF refers to Conserving and enhancing the historic environment. Paragraph 206 states that: “Local Planning Authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites, and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to the asset (or which better reveal its significance) should be treated favourably.” Local Planning Policy Barnsley Local Plan 3.6 The Local Plan was adopted in 2019 and provides local planning policy for future development to 2033. The Local Plan Proposals Map identifies the site as being within the Urban Fabric and within Victoria Road Conservation Area. 3.7 Local Plan Policy H4 refers to Residential Development on Small, Non Allocated Sites and states that: “Proposals for residential development on sites below 0.4ha (including conversions of existing buildings and creating dwellings above shops) will be allowed where the proposals accord with other relevant policies in the Plan.” The supporting text acknowledges that many new homes will be built on sites allocated for house and other sites will also be suitable for residential development. These smaller sites will reduce the need to provide new sites outside settlement boundary and can offer good opportunities to provide houses where people already live, near shops and services. 3.8 Policy H6 relates to Housing Mix and Efficient Use of Land. It states that a density of 40 dwellings per hectare will be expected in Urban Barnsley but lower densities will be supported where it can be demonstrates that they are necessary for character and appearance, need, viability or sustainable design reasons. 3.9 Policy D1 relates to High Quality Design and Place Making. It states that: “Development is expected to be of high quality design and will be expected to respect, take advantage of and reinforce the distinctive, local character and features of Barnsley, including: Landscape character, topography, green infrastructure assets, important habitats, woodlands, and other natural features; Views and Vistas to key buildings, landmarks, skylines and gateways; and Heritage and townscape character including the scale, layout, buildings styles and materials of the built form in the locality. Through its layout and design development should: Contribute to place making and be of high quality, that contributes to a healthy, safe and sustainable environment;’ Complement and enhance the character and setting of distinctive places, including Barnsley Town Centre, Penistone, rural villages and Conservation Areas; Help to transform the character of physical environments that have become run down or are lacking distinctiveness; Provide clear and obvious connections to the surround street and pedestrian network; Ensure ease of movement and legibility for all users… Promote safe, secure environments… Create clear distinctions between public and private spaces Display architectural quality and express proposes uses through is composition, form, proportions and arrangement of materials, colours and details. Make the best use of high quality materials.” 3.10 Policy HE1 relates to the Historic Environment and in relation to Conservation Areas it states that: “By supporting proposals that would preserve or enhance the character or appearance of a conservation area. There are 18 Conservation Areas in the borough and each is designated for its particular built and historic significance. This significance is derived from the group value of its constituent buildings, locally prevalent styles of architecture, historic street layouts and its individual setting which frequently includes views and vistas both into and out of the area. Particular attention will be given to those elements which have been identified in a Conservation Area Appraisal as making a positive contribution to its significance.” Victoria Road Conservation Area Appraisal 3.11 This document identifies the site as being within the Victoria Road Conservation ARea and identifies the site as being of historic importance as an area of Greenspace. It also refers to the Victorian nature of the properties within the Conservation Area and highlights the important features within the area. 3.13 Policy T3 refers to new development and sustainable travel. It requires new development to be located and designed to reduce the need to travel, be accessible to public transport and meet the needs of pedestrians and cyclists. It also requires the provision of minimum levels of parking for cycles, motorbikes, scooters and disabled people as set out in the Supplementary Planning Document. 4.0 ASSESSMENT OF PROPOSAL 4.1 The application site lies within the Urban Fabric as set out on the Local Plan Proposals Map. It also lies within a predominantly residential area and the adjacent No. 12 Victoria Street which was previously in commercial use has recently been converted to a residential dwelling. 4.2 Given the nature of the buildings which currently occupy the site, the proposed residential development would not only remove the utilitarian structures which bear no resemblance to the Victorian character of the area but also would allow a new residential development, contribution to the provision of housing (to meet the identified need) within Barnsley and allow thue site to be returned to a residential use by using previously developed land in a sustainable location close to Barnsley Town Centre. 4.3 The proposed development achieves a density of approximately 20 dwellings per hectare. Whilst Policy H6 states that within Urban Barnsley, developments will be expected to achieve 40 dwellings per hectare, it should be noted that the site lies within a key Conservation Area where the existing character of the area should be weighed against the density requirements of this Policy. In this instance the Victorian Character of the area is defined by large detached, semi-detached and Victorian terrace properties. The site is previously developed and the housing will add to the required housing across Urban Barnsley. 4.4 The constraints in terms of the importance of the open Greenspace element of the site and the retention of the open aspect along Victoria Avenue, its shape and separation to the existing Fairfield House and character of the area would hinder a m ore dense development of this site and would result in very small properties or apartments, neither of which are existing features within the Conservation Area. 4.5 In this regard, the proposed development has been designed to be of a high architectural quality. It takes account not only of the general character of the Conservation Area in terms of its size and setting but also takes account of the individual architectural styles and features in existing buildings which make a positive contribution to its appearance. 4.6 The housetypes do not seek to make a pastiche of the surrounding Victorian dwellings but to make a modern interpretation of tem which will provide a development which follows and respects the character and form of the surrounding area. The proposed materials are of a high quality and follow those in the surrounding area (i.e. natural stone and brick with slate roof tiles). 4.7 Each of the proposed dwellings are provided with private garden area which meet the standards set out in local policies and all have individual car parking spaces which will alleviate the concerns of further on street car parking within the vicinity. Standard separation distances are considered to reflect the character of an urban area and sufficient to prevent any loss of privacy or overshadowing. Indeed, the removal of commercial units from the site will reduce to disturbance to existing residents. 4.8 In terms of sustainability, the site lies close to Barnsley Town Centre and has excellent public transport and services within the Town Centre. The level of car parking accords with the minimum standards as does the access to the car parking which will be privately maintained. 4.9 Since the approval of an earlier, very similar development for this site, No. 12 has been sold privately and converted to a residential dwelling. However the access to the proposed car parking remains adjacent to this property and will provide access to sufficient car parking to allocate 2 spaces per dwelling. A bin store will also be provide within the site. 4.10 There are a number of trees around the periphery of the site, these are however, outside of the site boundary and are not proposed to be affected by the proposed development. Within the proposed car parking area it is proposed to use on of the speciality products designed for use within Root Protection Areas of Trees in the relevant area. It is not anticipated that there would be any detrimental impact on trees. 5.0 CONCLUSION 5.1 In conclusion, the submission of this application has been carefully considered in light of the National and Local Planning Policies and the design response and form of the development is consistent with those Policies mentioned in this report. We respectfully therefore request that Officers and Members support this application.