Application for Outline Planning Permission with all matters reserved.

Town and Country Planning Act 1990

Publication of applications on planning authority websites.
Please note that the information provided on this application form and in supporting documents may be published on the Authoritys website.
If you require any further clarification, please contact the Authoritys planning department.

1. Applicant Name, Address and Contact Details

Title:

First name:

Surname:

Company name

Warlands Partnership

Street address:

c/o agent

Country
Code

National
Number

Extension
Number

Telephone number:
Mobile number:
Town/City
Fax number:

County:
Country:

Email address:

United Kingdom

Postcode:
Are you an agent acting on behalf of the applicant?

Yes

No

2. Agent Name, Address and Contact Details

Title: Ms

First Name:

Siofra

Company name:

Nicholas Taylor and Associates

Street address:

128 Southwark Street

Surname:

Boyd

Country
Code
Telephone number:

National
Number
02079288955

Mobile number:
Town/City

London

County:

London

Fax number:
Email address:

Country:
Postcode:

02079288506

sb@nptaylor.co.uk

SE1 0SW

3. Description of the Proposal

Please describe the proposal:
Construction of 24 dwellings (10 x bungalows, 12 x 2 storey houses and 2 x flats) to meet local needs
Has the building or works already been carried out?

Yes

Ref: 06: 5954

No

Planning Portal Reference:

003344980

Extension
Number

4. Site Address Details

Description:

Full postal address of the site (including full postcode where available)
House:

Suffix:

House name:
Street address:

Warlands

Town/City:

Shalfleet

County:

Isle of Wight

Postcode:

PO30 4PR

Description of location or a grid reference

(must be completed if postcode is not known):
Easting:

440889

Northing:

89240

5. Assessment of Flood Risk

Is the site within an area at risk of flooding? (Refer to the Environment Agency's Flood Map showing
flood zones 2 and 3 and consult Environment Agency standing advice and your local planning authority
requirements for information as necessary.)

Yes

No

If Yes, you will need to submit an appropriate flood risk assessment to consider the risk to the proposed site.
Yes

Is your proposal within 20 metres of a watercourse (e.g. river, stream or beck)?

Yes

Will the proposal increase the flood risk elsewhere?

No

No

How will surface water be disposed of?

Sustainable drainage system

Main sewer

Pond/lake

Soakaway

Existing watercourse

6. Pre-application Advice
Has assistance or prior advice been sought from the local authority about this application?

Yes

No

If Yes, please complete the following information about the advice you were given (this will help the authority to deal with this application more efficiently):
Officer name:
Title: Mr

First name:

Stephen

Reference:

Warlands, Shalfleet

Date (DD/MM/YYYY):

11/03/2014

Surname:

Wiltshire

(Must be pre-application submission)

Details of the pre-application advice received:

Pre-application advice letter included in Appendix 1 of Design and Access Statement & Planning Statement

7. Authority Employee/Member
With respect to the Authority, I am:
(a) a member of staff
(b) an elected member
(c) related to a member of staff
(d) related to an elected member

Do any of these statements apply to you?

Yes

No

8. Site Area
What is the site area?

01.40

hectares

9. Residential Units
Does your proposal include the gain or loss of residential units?

Yes

Ref: 06: 5954

Planning Portal Reference:

No

003344980

9. Residential Units (continued)

Market Housing - Existing

Market Housing - Proposed

Number of bedrooms
1
Houses

Number of bedrooms

4+

Unknown

Flats/Maisonettes

Flats/Maisonettes

Live-Work units

Live-Work units

Cluster flats

Cluster flats

Sheltered housing

Sheltered housing

Bedsit/Studios

Bedsit/Studios

Unknown

Unknown
6

Existing Market Housing Total

3
1

Number of bedrooms

4+

Unknown

4+

Unknown

Houses

Flats/Maisonettes

Live-Work units

Live-Work units

Cluster flats

Cluster flats

Sheltered housing

Sheltered housing

Bedsit/Studios

Bedsit/Studios

Unknown

Unknown

Proposed Social Rented Housing Total

10

Existing Social Rented Housing Total

Intermediate Housing - Proposed

Intermediate Housing - Existing

Number of bedrooms

1
Houses

Unknown

Number of bedrooms

Flats/Maisonettes

4+

Social Rented Housing - Existing

Social Rented Housing - Proposed

Houses

Houses

Proposed Market Housing Total

2
3

Number of bedrooms

4+

Unknown

Flats/Maisonettes

Flats/Maisonettes

Live-Work units

Live-Work units

Cluster flats

Cluster flats

Sheltered housing

Sheltered housing

Bedsit/Studios

Bedsit/Studios

Unknown

Unknown

Proposed Intermediate Housing Total

4+

Unknown

Houses

Existing Intermediate Housing Total

Overall Residential Unit Totals

Total proposed residential units

24

Total existing residential units

10. All Types of Development: Non-residential Floorspace

Does your proposal involve the loss, gain or change of use of non-residential floorspace?

Yes

No

Unknown

11. Employment
If known, please complete the following information regarding employees:
Full-time

Part-time

Equivalent number of full-time

Existing employees

Proposed employees

12. Hours of Opening

If known, please state the hours of opening (e.g. 15:30) for each non-residential use proposed:
Use

Monday to Friday
Start Time
End Time

Saturday
Start Time
End Time
Ref: 06: 5954

Planning Portal Reference:

Sunday and Bank Holidays

Start Time
End Time
003344980

Not
Known

13. Industrial or Commercial Processes and Machinery

Please describe the activities and processes which would be carried out on the site and the end products including plant, ventilation or air conditioning. Please include the
type of machinery which may be installed on site:
N/A
Is the proposal for a waste management development?

Yes

No

14. Existing Use

Please describe the current use of the site:
Application site forms part of an arable field
No

Yes

Is the site currently vacant?

If Yes, please describe the last use of the site:
Arable field

When did this use end (if known) (DD/MM/YYYY)?

Does the proposal involve any of the following?
If yes, you will need to submit an appropriate contamination assessment with your application.
Land which is known to be contaminated?

Yes

No
Yes

Land where contamination is suspected for all or part of the site?

No
Yes

A proposed use that would be particularly vulnerable to the presence of contamination?

No

15. Site Visit

Can the site be seen from a public road, public footpath, bridleway or other public land?

Yes

No

If the planning authority needs to make an appointment to carry out a site visit, whom should they contact? (Please select only one)
The agent

The applicant

Other person

16. Certificates (Certificate A)

Certificate of Ownership - Certificate A
Town and Country Planning (Development Management Procedure) (England) Order 2010 Certificate under Article 12
I certify/The applicant certifies that on the day 21 days before the date of this application nobody except myself/the applicant was the owner (owner is a person with a
freehold interest or leasehold interest with at least 7 years left to run) of any part of the land to which the application relates, and that none of the land to which the application
relates is, or is part of, an agricultural holding (agricultural holding has the meaning given by reference to the definition of agricultural tenant in section 65(8) of the Act).
Title: Ms
Person role:

First name:
Agent

Siofra

Surname:
Declaration date:

Boyd

23/04/2014

Declaration made

17. Declaration
I/we hereby apply for planning permission/consent as described in this form and the accompanying plans/drawings and
additional information. I/we confirm that, to the best of my/our knowledge, any facts stated are true and accurate and any
opinions given are the genuine opinions of the person(s) giving them.

Ref: 06: 5954

Planning Portal Reference:

Date

003344980

23/04/2014

WARLANDS, SHALFLEET, ISLE OF WIGHT

DEVELOPMENT OF 24 LOCAL NEEDS DWELLINGS

PLANNING STATEMENT
DESIGN AND ACCESS STATEMENT

Prepared By

Planning Consultants
Nicholas Taylor and Associates
128 Southwark Street
London
SE1 0SW
Tel: 020 7928 8955
Fax: 020 7928 8506
Email: npt@nptaylor.co.uk
APRIL 2014
OUR REF: 477

CONTENTS
PAGE NO.

1.0

INTRODUCTION

2.0

SITE AND SURROUNDINGS

3.0

PLANNING POLICY

4.0

ECOLOGY

5.0

JUSTIFICATION OF HOUSING NEED

6.0

SEQUENTIAL TEST

14

7.0

THE DEVELOPMENT PROPOSALS INCLUDING DESIGN AND ACCESS

17

8.0

CONCLUSION

21

APPENDICIES
1.0

PRE-APPLICATION RESPONSE FROM STEPHEN WILTSHIRE

22

1.0

INTRODUCTION

1.1

The application seeks outline planning permission, with all matters reserved, for the erection of
24 local needs dwellings at Warlands, Shalfleet.

1.2

This statement accompanies the outline planning application and covers the following matters:
A description of the site and its surroundings
Relevant planning policies
An assessment of housing need
The development
The design and access principles which inform the development

2.0

THE SITE AND SURROUNDINGS

2.1

The application site forms part of an arable field to the west of the village of Shalfleet. To the
north, east and part of the western boundary the field is bounded by mature hedgerows. The
southern and remainder of the western boundary are not currently defined by physical
boundaries other than Pondclose Copse, an ancient woodland.

2.2

The Island Plan Core Strategy identifies the site as being outside the settlement boundaries
around defined settlements, and thus falls within the Wider Rural Area. Shalfleet is not
identified as a Rural Service Centre, thus has no defined settlement boundary.

2.3

The site lies at an altitude of, on average 21.00m AOD and slopes downwards from South to
North. The land is farmed in accordance with modern farming techniques involving a three year
rotation of crops and the use of fertilizers and the application of chemicals to control weeds and
pests. The land is currently sown with winter wheat.

2.4

A public footpath, No. S14, runs North-South along the East side of the site. Beyond the
footpath to the East is Fleet Way a cul-de-sac of residential properties constructed from the
1980s onwards. The size and architectural style of properties vary within Fleet Way. Properties
are mixture of terraced, semi-detached and detached dwellings varying in height from
bungalows to two storey dwellings with accommodation in the roofspace.

2.5

Although lacking in a uniform architectural style, the properties in Fleet Way are generally of
traditional appearance and composed of bricks which provide some design consistency. The
estate is generally open in character; achieved through the minimal front boundary enclosures
and public open space located towards the estates entrance.

2.6

To the north of the site lies the A3054 classified road providing access to Newport to the East
and Yarmouth to the West. To the South of the site the field is also accessed via Warlands Lane
which leads into Shalfleet village or to Ningwood to the West.

2.7

The application site is located within Shalfleet Parish which is a large rural parish in the north
west of the Isle of Wight covering some 20 square kilometres. It is bounded on the north by the
Solent, to the west by the communities of Yarmouth and Thorley Parish, to the east by
Calbourne Parish and to the south by Brightstone Parish and the Downs.

2.8

In terms of local amenities Shalfleet currently has a primary school, church, village hall, two
public houses and a post office housed within one of the two village shops. All of which are
dependent upon a generationally balanced population for their continued existence.

3.0

PLANNING POLICY
NATIONAL LEVEL

3.1

National Planning Policy Framework (NPPF) sets out the Governments planning policies for
England and how these are expected to be applied. The Sections most applicable to the
development proposal are as follows:

3.2

Section 4

Promoting sustainable transport

Section 6

Delivering a wide choice of high quality homes

Particularly relevant to the current application is paragraph 55 which states in rural areas
local planning authorities should be responsive to local circumstances and plan housing
development to reflect local needs, particularly for affordable housing, including through rural
exception sites where appropriate. Local planning authorities should in particular consider
whether allowing some market housing would facilitate the provision of significant additional
affordable housing to meet local needs.

LOCAL LEVEL
Isle of Wight Council Core Strategy (2012)
3.3

Policy SP2 of the Core Strategy states that new housing development will be concentrated in
A. Key Regenerations Areas; or
B. Smaller Regeneration Areas; or
C. Rural Service Centres
Elsewhere, the Council will permit new housing only as an exception and where it meets an
identified local need.

3.4

The application site does not fall within categories A-C above and is considered to fall within the
Wider Rural Area, as outlined by Policy SP1 (Spatial Strategy).

3.5

The spatial explanation of Policy SP2 is set out in paragraphs 5.37-5.38. Thus paragraph 5.38
states that in the wider rural area development should:
6

Meet an identified local need

Demonstrate that there is no previously developed land available within the settlement
boundary
Be in keeping with the size etc. of the settlement
Not harm the character of the settlement
Be close to local services and facilities
Isle of Wight Housing Strategy 2007-2012
3.6

The Housing Strategy outlines the Councils strategic direction with regard to the identification
of housing needs, housing conditions and other related housing support needs across all tenures
on the Island. As part of this Strategy local people were asked what their housing priorities
were. The Housing Market Analysis has shown that there is a need to develop different tenures
and property types across a broad range of locations on the Island.
Shalfleet Parish Community Plan

3.7

In April 2012 Shalfleet Parish Council published the Shalfleet Parish Community Plan. The Plan
recommended a series of actions. One of these actions is to find a site that is suitable for
affordable housing (see page 17 of the Plan).
Shalfleet Parish Council - Sustainable Housing Survey 2013

3.8

Following on from the production of the Parish Plan, Shalfleet Parish Council (SPC) carried out
housing needs survey in early 2013. It was tasked with discovering the local housing
requirements for the period 2013-18 to meet the level of any need in the parish. SPC undertook
a survey of all households in the parish (estimated to be 698 households) which was designed to
understand the housing requirements of existing and newly forming households as well as to
ascertain the views and requirements of local people for future housing need. It also sought to
understand attitudes to further housing development in the parish; obtain information about
the supply of housing within the parish; and the ability of residents to afford the prevailing rents
and purchase prices. The results of this survey will be explored further in Section 5.0.

4.0

ECOLOGY

4.1

Policy SP5 (Environment) of the Core Strategy supports development which protects, conserves
and enhances the natural/historic environment. This links in to Policy DM12 (Landscape,
Seascape, Biodiversity and Geodiversity), both of which were key considerations in designing
this proposal.

4.2

The application site comprises part of a field which is in arable agricultural use. The field itself
therefore has limited potential for wildlife. The margins of the field, on the other hand, consist
of hedgerows which support a variety of flora and fauna. The applicants intend to preserve the
hedgerows on the eastern boundary in their entirety. Indeed, the existing public footpath and
proposed emergency access alongside will create a cordon sanitaire between the hedgerow
and the boundary of the built development.

4.3

The hedgerow on the northern boundary will in part be removed to enable a suitable and safe
highway access into the site. The applicants will therefore replant a new hedgerow, using
indigenous trees and shrubs, in accordance with a landscape plan to be approved by the Council.
As outlined within Section 4.4 of the Phase 1 Habitat Report the northern hedgerow is
frequently flailed and runs adjacent to the A3054 which somewhat limits its value for wildlife.

4.4

The applicants will create a new hedgerow on the south and west boundaries of the site, in
accordance with plans to be agreed with the Council. The impact of the proposed development
on the natural environment is explored further within the Phase 1 Habitat Report which
accompanies this application.

5.0

JUSTIFICATION OF HOUSING NEED

Population

5.1

There were 1546 residents of Shalfleet Parish recorded in the 2011 Census. The most prevalent
age group is the 50 to 59 category which consists of 274 people, or 17.8% of the population. In
total, more than 58% of the population in the Parish are over the age of 50 with 28% of the
population aged 65 and over.

5.2

At the opposite end of the age grouping, there were 238 people (15.4%) under the age of 18.
The Parish Profile identifies the dearth of younger adults in their 20s and 30s, with people aged
20-39 years making up just 11% of the population. This is significantly below the national
average of 26.8%. The lack of younger adults within the village, within prime child bearing age, is
likely to result in a decrease in young children within the ward and declining student numbers
for the local school. Should development, and in particular the provision of affordable family
sized dwellings, continue to be restricted this could result in a reduction in pupil numbers at
Shalfleet Primary School or result in children travelling from further away to attend the school.
Availability of housing in the Parish

5.3

As stated within the Sustainable Housing Survey the 2011 Census identified 698 Households in
Shalfleet Parish. The Council Tax records of April 2013 indicated that 49 properties are identified
as furnished 2nd properties/holiday homes and 11 as long term empty homes. These latter two
figures fluctuate as properties come in and out of permanent use, but can give a useful indicator
of the prevalence of second/holiday homes in the area (Source: Sustainable Housing Survey
2013).

5.4

The Census 2011 showed that the majority of households own their own home, with 577
reporting so. 68 Households rent from a Housing Association or another registered provider of
social housing (these could include specialist older persons housing providers), and 42
Households were in Private rented accommodation.

5.5

The two largest sectors in the categories were 'Owned Outright' and 'Owned with a Mortgage'.
It is likely that the high levels of home ownership, especially homes 'Owned Outright' is a
consequence of a larger percentage of retired or late middle aged people living in the parish.

5.6

The results show that when household or individuals move the requirement is often for a
smaller home. It is thought that this is largely influenced by household downsizing and young
people leaving home to go to college or set up with a partner. The results show that in instances
where younger people leave an existing household, their property requirements are generally
for one and 2 bedroom properties.

5.7

16% of the replies to the survey stated that a member of the household had to leave the parish
because they couldn't afford to live there.

5.8

Housing costs and availability are clearly an issue in the Parish with a small but significant
percentage of the respondees knowing someone who has left the Parish because housing costs
were too high.

5.9

The brief review of property prices was not conclusive due to the relatively small turnover, but it
is clear that, whilst there are properties available for sale in the Parish, the number of
'affordable' or lower cost housing is very limited.

5.10

The survey identified that young people setting up home and possibly starting a family would
benefit most from a larger supply of lower cost/sustainable housing. The 18 to 29 year old age
group constitutes around 6.5% of the population in the Parish. It is anticipated that their
requirement would be most likely smaller houses or multi bedroom maisonettes/flats.

5.11

In addition, older people looking to downsize to a more affordable home after their children
have left home and they have retired with a reduced income, would benefit from an increased
housing supply. The >65 year old age group constitutes 28.1% of the population. The most
appropriate housing for this sector is smaller houses/bungalows as well as sheltered housing.
(Source: Sustainable Housing Survey 2013).

Size, price, salary needed

5.12

It is clear from both the Census and the Shalfleet Parish Council surveys that the parish has a
large number of 'higher end' housing. What is somewhat concerning is that the Shalfleet Parish

10

Council survey shows a bias towards the Detached and Semi-detached houses, rather than
housing at the lower end of the property ladder, terraced, flats and maisonettes.
5.13

The average household incomes reported were generally low, with more than 50% of the replies
reporting a combined family income of less than 20,749. This is partly a consequence of the
relatively large number of retired people.

5.14

Based directly upon the responses to the questionnaire and a review of the balance of housing
available in the Parish, the Sustainable Housing Survey estimates that an additional 24 homes
are required over the next 5 years to meet the needs of local residents and to encourage a
greater diversity in the population of the Parish. 75% of the new housing should be classified as
'Affordable' in order to support the SPC objectives of creating a greater diversity in the
households within the Parish.

5.15

The Sustainable Housing Survey considers the availability of affordable housing will help, but not
halt the flow of younger people to urban areas where there is often a greater chance of
employment. Good quality affordable housing will also attract younger people to the area. The
provision of smaller properties aimed at older residents wishing to downsize will have the
additional benefit of releasing larger houses for families who are expanding, or wish to move
into the area (Source: Sustainable Housing Survey 2013).

5.16

Sustainable Housing Survey estimates there is a need for 4 market units, 2 market rent units, 8
shared ownership units and 10 for affordable rent. The survey also specified the number of
bedrooms requirement for each housing type which is summarised below:
Housing Type

Number Required

Flats

Houses

12

Bungalows

10

11

Unit Size/Type

Owner Occupier

Market Rent

Shared Ownership

Affordable Rent

1 bed flat

2 bed flat

1 bed flat
2 bed house
3 bed house

1 bed bungalow
2 bed bungalow

3 bed bungalow

Total

10

Housing mix and tenure proposed

5.17

The proposal is for the development of 24 dwellings, of which 18 would be affordable. This mix
has been specifically designed to address local needs in the area. This equates to 75% of the
development being affordable housing which far exceeds the 35% provision required by Policy
DM4 (Affordable Housing) of the Island Core Strategy. In order to fully comply with the
requirements of Policy SP1 and to ensure the proposal meets local needs, the 25% market
housing proposed will be offered to local people in the first instance. This can be secured by way
of a section 106 agreement.

5.18

2 flats are proposed both of which would be affordable units; 12 houses are proposed of which
9 would be affordable; and 10 bungalows are proposed of which 7 would be affordable. This
housing mix reflects that identified as required by the Sustainable Housing Survey.

5.19

The development has been designed to provide an affordable option for young couples and
families who have been priced out of the local housing market. The bungalows in particular have
been designed to appeal to those wishing to downsize, thereby freeing up larger family sized
dwellings. These units are intended to be wheelchair accessible and designed to Lifetime Homes
standards, in accordance with Policy DM5.

5.20

In summation, the Sustainable Housing Survey identifies that lack of affordable housing options
and smaller properties is a key factor in people choosing to leave the parish. At present there is
a dearth of younger residents in the 20-40 age group (only 11% of the population), which are
12

within the prime child rearing age. Conversely 58% of the population are aged 50 and over. A
generationally balanced population is essential to secure the future of local services and
amenities and the future of this rural community. We consider the application proposal would
meet identified local housing needs within the parish in accordance with Policy DM3 (Housing)
of the Core Strategy.

13

6.0

SEQUENTIAL TEST

14

6.1

The Isle of Wight Strategic Housing Land Availability Assessment (SHLAA) April 2013 identifies
land and sites put forward by their owners as potential development sites to deliver housing and
is an update to the original SHLAA document that was published in October 2010. The SHLAA
identifies 7 potential sites within Shalfleet Parish which are outlined below:

SITE REF NO.

SITE ADDRESS

WARD

SHLAA CATEGORY

LDF014

Land West of Shalfleet

West Wight

Developable

LDF060b

Manor Farm, Top Road

West Wight

Developable

LDF160

Land at Coopers Lane and Main Road

West Wight

Developable

LDF161a

Land fronting Thorley Street

West Wight

Developable

LDF162

Land south of Wellow Top Road

West Wight

Not Currently Developable

LDF217

Land north of Main Road

West Wight

Developable

LDF436

Land to south & west of Lower West Wight

Not Currently Developable

Calbourne Mill

6.2

The application site is identified as developable site LDF014 meaning that it offers a suitable
location for development with a reasonable prospect that it will be available to be developed
from years 6 to 10 and years 11 to 15 of the plan period.

6.3

A sequential test was recently prepared in respect of planning application ref: TCP/31685 at
Ashlar, Main Road, Ningwood. It rates eight sites in the vicinity in terms of their availability,
suitability, achievability while also providing a Housing Quality Indicator (HQI) and highways
assessment. The application site is given a HQI score of 47% and states this is a good score but
cannot be looked at in isolation. The site has wider issues with regards to land classification,
access and sustainability given the large size. It is close to the two shops and one pub, however
for family housing with school children a car or access to public transport would still be required
for accessing the School.

6.4

The sequential test identifies the application as achieving the joint highest HQI score along with
land adjacent to Withyfields (PO30 4QA) which is not identified within the SHLAA.

15

6.5

However, we believe the sequential test used in respect of TCP/31685 has fundamentally
miscalculated the HQI of the application site. It assumes that the land is not available to
Spectrum Housing and/or the land is not available until the crop has been harvested at the end
of August. We can confirm that neither of these statements is true and the land is available
immediately.

6.6

The sequential test also incorrectly assumes that the site in its entirety would be developed. An
assumption is made that the site would be developed for 151 (145 affordable) which they
consider to in no way contribute to the creation of a sustainable mixed community. However,
it is essential to note this is not the applicants intention. The application proposes development
solely in the north east corner of the site, with the majority of the land remaining undeveloped.
The proposal for 24 dwellings only, of which 18 would be affordable, is designed specifically to
meet the local needs identified by the Sustainable Housing Survey.

6.7

As such we consider the sequential test undertaken in respect of planning ref: TCP/31685 to
have miscalculated the HQI of the application site. Given the site is available immediately and
proposes to meet local housing needs only we believe the HQI calculation would increase
significantly. As such it is clear the application provides the most desirable location for new
housing within the parish.

16

7.0

THE DEVELOPMENT PROPOSALS

7.1

The applicant owns the entire field and adjacent copse, known as Warland, Shalfleet, of which
the application site forms a part. The proposal is for 24 dwellings, a mixture of two storey
dwellings and bungalows, in a cul-de-sac style arrangement accessed from the southern side of
the A3054.

7.2

The development proposed occupies only a small proportion to the North East of the field. We
consider this to be the most logical part of the site for development, from a town planning
perspective, as it immediately adjoins the Fleet Way housing estate to the East. This would
ensure the concentration of development and avoid encroaching onto previously undeveloped
land as far as is practicable.

7.3

Concentrating development close to the existing village also ensures that local amenities such as
the post office, shops, village hall and pub are within walking distance. This application site
therefore offers a sustainable location by reducing the dependence upon the private car, as
encouraged by Section 4 of the NPPF. This is particularly important for the future occupants of
dwellings, likely to be families with young children and older people downsizing. In addition,
provision has been made for a public footpath to the north of the site which would link the
application site and village to Shalfleet Primary School.
Design

7.4

Although the detailed design of the proposal forms one of the reserved matters, the design
vision is to create a housing development in keeping with its rural setting and utilise a traditional
high quality palette of materials such as brick, tiled roofs. We intend to have traditional pitched
roofs similar to that at Fleet Way with dwellings to be a maximum of two storeys in height.

7.5

Following a pre-application meeting in March 2014 (See Appendix 1) the indicative layout has
been revised to overcome the planning officers concerns.

7.6

The indicative layout no longer proposes parking courts. Instead on-site parking for at least one
car will be provided for each unit. The majority of dwellings will have provision for at least two
cars to park on-site. The dwellings where one car parking space is provided are intended to be
affordable units. Studies have shown the affordable units are less likely to require more than

17

one car parking space. Nevertheless, additional visitor car parking spaces for these units will be
provided in a central location.
7.7

The scheme preserves the existing footpaths along the eastern boundary. This section of land
will form a buffer creating a reasonable distance between the housing on Fleet Way and the
proposed housing. The dwellings closest to this buffer will be bungalows thereby minimising the
visual impact of the development on the residents at Fleet Way. The substantial distance,
minimum of 40m, retained between the rear elevations of the proposed development and those
in Fleet Way will ensure the potential for overlooking and loss of privacy will be minimal. The
40m back to back distance proposed significantly exceeds the 21m usually required.

7.8

The rear boundary enclosures of the proposed development and those at Fleet Way will be
separated by minimum distance of 10m. This separation ensures the existing eastern footpath
does not feel overly enclosed. The provision of landscaping and a balancing pond in the
northern corner will create a pleasant environment for pedestrians.

7.9

The indicative layout shows gardens with a minimum depth of 12m, exceeding the 10m depth
usually required. The gardens proposed are of a similar depth to those at Fleet Way and reflect
the established character of the area.

7.10

The proposal will preserve the existing hedgerows on the eastern boundary in its entirety. The
hedgerow on the northern boundary will in part be removed to enable a suitable and safe
highway access into the site. It is proposed to replant a new hedgerow, using indigenous trees
and shrubs, in accordance with a landscape plan to be approved by the Council. The proposal
will also involve the creation of strategic planting in the form of a new native hedgerow
interspersed with trees on the south and west boundaries of the site, in accordance with plans
to be agreed with the Council. This is designed to avoid the new boundaries of the development
appearing harsh in terms of the aspect from the countryside.

7.11

In addition the proposal will make land available for the construction of a public footpath from
Fleet Way through the site towards Shalfleet Primary School. At present there is no safe means
of access to the school from the village.

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7.12

A balancing pond is also proposed to be created in the north east corner of the site. This is
designed to store surface water runoff during peak flows and release it at a controlled rate
during and after the peak flow.

7.13

Within Fleet Way it is the side elevations which face onto the A3054. However, to enhance the
appearance of the estate we propose for the units fronting the A3054 to provide a fair face to
the development when looking from the north. This approach was advocated by the planning
officer during the pre-application discussions. In addition the proposed development would be
stepped back between 15-25m from the highway to create a sense of openness when the site is
viewed from the north.

7.14

In summation, the indicative layout has been designed to create a high quality and inclusive
design in accordance with Policy DM2 of the Core Strategy.
Access

7.15

The application proposes a new vehicular access onto the A3054, a classified road. Full details of
the transport considerations undertaken in designing the scheme are outlined within the
Transport Statement.

7.16

With regard to access within the site:

Provisions will be made for disabled residents. The intention is for disabled residents to
move around the site in a free and easy manner.
All bungalows will be designed to accommodate disabled wheelchair users; this equates
to 41.66% of the overall housing provision.
Stepless access will be provided to all bungalows enabling wheelchair users free,
unaided movement. This will be achieved either through flush thresholds (preferable) or
ramps.
All access routes from pavement to the main entrance of the units will be hard surfaced
and suitable for wheelchair users.
All units will have on-site car parking. Access to these spaces should be hard surfaced
and suitable for wheelchair users.

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Within the two storey dwellings staircases will be designed with space to accommodate
stair lifts if required in the future.

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8.0

CONCLUSION

8.1

The development proposed occupies only a small proportion in the North East corner of a field
at Warlands, Shalfleet. We consider this to be the most logical location, from a planning
perspective, as it immediately adjoins the Fleet Way housing estate to the East. This ensures
development is concentrated, minimising any infringement into previously undeveloped land. It
also ensures that future occupiers of the development can easily access services and amenities
within the village on foot, reducing the need to travel by car.

8.2

The lack of affordable housing and smaller units was identified by the Sustainable Housing
Survey as a key area of concern for local residents. The proposal would provide 24 dwellings of
which 18 would be affordable while the 6 market units would be offered first to local people. As
such the development would meet an identified local housing need within the parish, in
accordance with Policy DM3 of the Core Strategy.

8.3

Policy SP2 (Housing) requires 980 dwellings to be provided as small scale development on sites
within the Rural Service Centres and Wider Rural Area, thus the development would contribute
towards meeting this requirement.

8.4

A significant distance would be retained from the rear elevation of the bungalows to those at
Fleet Way. This is designed to minimise the impact of the proposal on the residential amenities
of properties in Fleet Way. It is not considered the proposal will result in a detrimental impact
for the occupiers of Fleet Way in terms of prospect, privacy, light or result in a sense of
overlooking.

8.5

Although design forms one of the reserved matters, the aspirations are to create a traditional
housing development which utilises a high quality palette of materials which respects and
complements its rural setting.

8.6

In summation, we consider the application proposal provides an ideal site for the development
of 24 dwellings to meet the identified local housing need within the parish.

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APPENDIX 1

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From: Wiltshire, Stephen [mailto:Stephen.Wiltshire@IOW.gov.uk]

Sent: Tuesday, March 11, 2014 11:45 AM
To: sb@nptaylor.co.uk
Cc: Holmes, Richard; Perera, Wendy; Pope, Colin; Alan White <Alan.White@IslandRoads.com>
(Alan.White@IslandRoads.com)
Subject: Warlands, Shalfleet

Dear Mr Taylor
I write further to our meeting of 3 March 2014 to provide pre-application advice on a proposed
development of 24 dwellings on land at Warlands, Shalfleet. Plans showing a draft site layout
(0114/SH/003 and 0114/SH/004) and sections (0114/SH/0005) were provided, and I shall base my
comments on these plans.
The Island Plan Core Strategy identifies the site as being outside the settlement boundaries around
defined settlements, and thus falls within the Wider Rural Area. It should be noted that Shalfleet is not
identified as a Rural Service Centre, thus has no defined settlement boundary. No other designations
apply to the site.
Within the Wider Rural Area, Policy SP1 (Spatial Strategy) only supports development which would meet
an identified local need. Priority is given to the development of brownfield sites, and the development
of greenfield sites will need to demonstrate how the development would enhance the character and
context of the area. In this case it is understood that you are relying on the Housing Needs Assessment
undertaken by Shalfleet Parish Council to demonstrate the need for the number, range and mix of the
proposed housing, as required by Policy DM3 (Housing). In principle this approach is considered to be
acceptable, however, as you are aware there is a current planning application (P/01350/13) for a
development on an alternative site at The Ashlar which is also using the Parish Councils needs
assessment. Thus if this development were to be approved, then this would be sufficient to meet the
housing needs of Shalfleet Parish and thus fresh evidence of an unmet need would need to be
established.
In addition to the justification of housing need, since the application site constitutes a greenfield site,
then evidence would need to be provided assessing the availability / suitability of brownfield sites within
Shalfleet Parish for housing development.
Policy SP2 (Housing) requires 980 dwellings to be provided as small scale development on sites within
the Rural Service Centres and Wider Rural Area, thus the development would contribute towards
meeting this requirement.
Policy DM4 (Affordable Housing) requires development over 10 dwellings to provide 35% of the
development as on-site affordable housing this figure may vary according to the housing needs
requirement. This affordable housing provision would need to be secured through a legal agreement,
the heads of terms for which should be provided with any application. Policy DM5 relates to the
provision of housing suitable by use for older persons.

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Policy SP5 (Environment) of the Core Strategy supports development which protects, conserves and
enhances the natural / historic environment. This links in to Policy DM12 (Landscape, Seascape,
Biodiversity and Geodiversity). Since the site is a greenfield site, an ecology report will need to
accompany any planning application, looking at the site in terms of its biodiversity and ability to support
protected species. It is noted that there is a mature hedgerow fronting the A3054, thus the loss of the
hedgerow to provide access / visibility splays would need to be assessed. Colin Pope (Senior Ecology
Officer) will be able to advise further on the scope for the ecological assessment.
Policy DM2 (Design Quality for New Development) supports proposals for high quality inclusive design,
which respect the constraints of the site. In terms of the draft site layout, the submitted plans show the
provision of 24 dwellings (mix of detached, semi-detached, and terraced units) in a cul-de-sac style
arrangement accessed from the southern side of the A3054. I have some concerns with the draft layout
with regards to the following issues;
The shows the provision of car parking courts to the rear of the 2 storey units, which I advise
should be avoided as they inevitably become unkempt and detract from the area. The layout
for the bungalow section of the site shows parking provided on hardstanding areas for each
dwelling, with landscaped front gardens, and this is considered to be a far more satisfactory
arrangement.
The proposed garden areas for some of the 2 storey units appears tight. Generally we look for
around 10 metre depths of garden areas, which seems to reflect the character of the
neighbouring site.
Back to back distances of 21 metres, and back to side distances of 14 metres between dwellings
are encouraged.
The units fronting the A3054 would need to provide a fair face to the development when
looking from the north.
Strategic landscaping should be provided to the southern and western boundaries. A close
boarded fence boundary would be too harsh in terms of aspect from the countryside, therefore
I advise that native hedgerow would be appropriate, interspersed with some trees. A fence may
be appropriate the house side of the landscaping, which would be screened as the landscaping
became established.
The retention of the existing public footpath is welcomed, and link through the development to
this right of way. To avoid a narrow corridor with close boarded fences backing onto the
footpath, I advise that your look at opening this view up.
Likewise the provision of a new footpath along the southern side of the A3054 is also welcomed.
The application proposes a new vehicular access onto the A3054, a classified road. Therefore I advise
that you liaise with Alan White (Island Roads) as to the requirements for a new access in this location, to
accord with the requirements of Policies SP5 (Travel), DM2 (Design), DM13 (Green Infrastructure) and
DM17 (Sustainable Travel) of the Core Strategy.
Policy DM14 (Flood Risk) requires all new development over 0.25 Ha within Flood Zone 1, to be
accompanied by a Drainage Strategy.

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I trust that this information is of use to you. Please note that these are Officer comments which are
given without prejudice to any decision that the Council may make, should a planning application be
submitted for such a development.

Regards

Stephen Wiltshire | Principal Planning Officer (Rural Areas Team) | Planning Services
Isle of Wight Council | Seaclose Offices | Fairlee Road | Newport | Isle of Wight PO30 2QS
Tel: (01983) 823552 | Fax: (01983) 823563 |
Email: stephen.wiltshire@iow.gov.uk | Web: www.iwight.com

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