Pyne Cottage Spring Elms Lane Little Baddow Chelmsford Essex CM3 4SG

Application Details

Applicant & Agent

Planning Application Dates

Planning Decision

Why it was refused

1. 1.Reason 1 The application site falls within the Rural Area, outside of a Defined Settlement. Part 4 of the NPPF relates to achieving sustainable development. The overarching objective of the policies in this chapter is to meet development needs through sustainable patterns of development; this includes limiting development away frrm settlements to safeguard the intrinsic character and beauty of the countryside. Policy S3 of the National Planning Policy Framework (NPPF) requires Policy S5 of the NPPF to be applied to any developments outside of settlements. Policy S5.1 then lists the forms of development that should be approved outside settlements unless the benefits would be substantially outweighed by any adverse effects when assessed against the national decision-making policies of the Framework. These include the redevelopment of previously developed land, including a material change of use to residential development. Policy DM8 Part B of the Chelmsford Local Plan relates to the redevelopment of previously developed land within the Rural Area. This states that planning permission will be granted where the proposed development would not result in harm to the identified intrinsic character, appearance and beauty of the area and complies with the assessment criteria: i. the size, scale, massing and spread of the new development compared to the existing; and ii. the visual impact of the development compared to the existing; and iii. the impact of the activities/use of the new development compared to the existing; and iv. the location of the site is appropriate to the type of development proposed. WEB PBCS090 26/01028/FUL REFULZ As existing, the site is open and rural in character. Whilst there are limited remnants of former built development, including a low brick plinth, and parts of a chimney stack, the site is basically devoid of any obvious structures and retains an inherently rural appearance. The proposed new dwelling would be significant in scale and suburban in form, which would appear incongruous within its rural surroundings. Given the site's position alongside a public footpath, it is readily visible from publicly accessible viewpoints. Whilst the site has a history of residential use, the substantial visual impact of the development would result in harm to the intrinsic character and beauty of the countryside, contrary to Policy DM8 of the Chelmsford Local Plan and the objectives of achieving sustainable development as set out within section 4 of the NPPF. The benefits of the proposal would therefore be substantially outweighed by these adverse effects. Reason 2 Chapter 14 of the National Planning Policy Framework (NPPF) focuses on achieving well-designed places. The NPPF gives significant weight to good design. Policy DP3 (Key Principles for Well-Designed Places) requires development proposals to respond positively to their context and to create visually attractive and characterful development that integrates with and enhances its surroundings. The policy emphasises the importance of appropriate built form and maintaining local identity and character. Development proposals that fail to accord with these principles, without clear justification, should be refused. Policy DM23 of the Chelmsford Local Plan states that planning permission will be granted for development that respects the character and appearance of the area in which it is located and the host building having regard to scale, siting, form, architecture, materials, boundary treatments and landscape. The proposed dwelling would result in a bulky and sprawling development with an overly urban and suburban character that would appear out of keeping with the open and rural character of the setting and neighbouring buildings. The scale, massing and footprint of the development would be out of scale and contrast with the rural site, contrary to Policy DM23 of the Local Plan and Policy DP3 of the NPPF. Reason 3 Policy HE6 of the NPPF relates to proposals affectin

From the council's decision notice.

Publicity

Appeal

Additional Information