We recently obtained planning permission for the development of a replacement dwelling with ancillary works, outside the settlement boundary in Newent, Gloucestershire.
The site was home to a dilapidated bungalow, garage and workshop, all of which were in a poor state of repair.
The proposal sought to demolish the existing buildings and replace them with a two-storey, detached family home. The erection of an ancillary outbuilding to the rear of the property to provide a replacement garage with study above, was also proposed.
As the existing dwelling offered no features of merit, our client was keen to undertake a holistic redevelopment of the property rather than a series of ad-hoc extensions and refurbishments.
Making the case for a replacement dwelling outside settlement boundary:
Whilst the principle of replacement dwellings is mostly accepted in the emerging and adopted local plans for the Forest of Dean, the test set down is that the siting, scale and design of the dwelling does not harm the character and appearance of the area.
In order to make sure we met local policy requirements we:
- Sought to preserve the ridgeline of the existing bungalow with the proposed two-storey dwelling, by extending the footprint and moving the replacement dwelling further down the site which sat on a steep incline;
- Local precedent indicated that the proposal is similar to a number of previous approvals in the surrounding area and we compiled relevant examples and case law to support this;
- Careful consideration was given to the design and layout to ensure compatibility with its surroundings;
- The amenities of adjacent properties were protected given the carefully considered orientation, siting and design of the proposed dwelling;
- Relevant ecology assessments were undertaken as part of the application and these highlighted that the proposal would cause no harm;
- We proposed conditions which could be applied to mitigate any potential visual impact the scheme might bring;
- Although the proposal is outside the defined settlement boundary of the council’s proposals map, we presented relevant evidence to justify that the location is sustainable with excellent public transport links and a safe walk from the centre of the town.
Careful compilation and presentation of our evidence base, adherence to local and national policy and proactive negotiation skills meant that any concerns raised by our planning officer were swiftly discussed and responded to by the project team.
The proposed scheme was approved and planning permission granted.
Plainview Planning is an independent town and country panning consultancy. Our team are adept at obtaining permissions for sites situated outside settlement boundaries and have had a number of interesting recent wins. You can read more here, otherwise, feel free to contact us via firstname.lastname@example.org regarding your planning enquiry and we will do our best to assist.
IMAGE SOURCE: RRA Architects