Para 55: a grand design?Local Authority perspective.

Kim Allen

Introduction

• PPS 7 policy advice and examples of dwellings from this

• Latest policy: Paragraph 55 of the NPPF

• SMBC experience

• Planning Considerations– Design Review

– Policy

– Landscape

– Stewardship

Policy Legacy

• PPS 7: Sustainable Development in Rural Areas

Published 2004.

• Paragraph 11 gave advice on granting planning permission for isolated new homes in the countryside, supplemented by Annex A of the document.

• Only 25 houses gained planning permission over the 18 year period PPS7 was in force.

• Given the cost of construction, just half of these consents have been built out.

PPS Para 11

• Very occasionally the exceptional quality and innovative nature of the design of a proposed, isolated new house may provide this special justification for granting planning permission. Such a design should be truly outstanding and ground-breaking, for example, in its use of materials, methods of construction or its contribution to protecting and enhancing the environment, so helping to raise standards of design and more generally in rural areas. The value of such a building will be found in its reflection of the highest standards in contemporary architecture, the significant enhancement of its immediate setting and its sensitivity to the defining characteristics of the local area.

The Wilderness House, SuffolkPaul + O Architects

Etonbury Lake House, South Gloucestershire

Six-bedroom, 10,000 sq ft eco-mansion set in 49 acres, overlooking a lake. It has solar panels, a rainwater collector and a borehole for heating and cooling. The house, which is a completed shell, has a cinema, a gym, a sauna, a games room, a pool, a staff flat and garaging for six cars.

Batts Hall.

Batts Hall , Warwick RdKnowle, Solihull

New Country House(Replacement Dwelling)

NPPF Para 55

• Local Planning authorities should avoid new isolated homes in the countryside unless there are special circumstances such as:

• The exceptional quality or innovative nature of the design of the dwelling.

• Such design should:– Be truly outstanding or innovative, helping to raise standards of design more

generally in rural areas;

– Reflect the highest standards in architecture;

– Significantly enhance its immediate setting; and

– Be sensitive to the defining characteristics of the local area.

Solihull MBC experience

• Has had two pre-application enquiries, one being advanced.• How do planners respond to the weight of public expectation

and public interest to gaining a truly innovative dwelling?• How should the authority respond to cumulative proposals?• Draft Solihull Local Plan has reached an advanced stage in its

preparation with its public hearing due to start in January 2013.

• The Local Plan does not include any specific policy provision for isolated homes of exceptional quality & given the advanced stage of preparation, it would be difficult to retrofit a policy now.

Planning Considerations:- Design Review

• At pre-application stage:-• MADE design review was carried out quite early on. • MADE Community Design review has taken place, with key

stakeholders. Allows for wider participation, key to getting development accepted & provides positive engagement.

• Has provided an architectural critique of the proposal and has established and re-enforced design principles, rather than providing a subjective interpretation.

• Members of the Planning Committee were invited, which has helped educate & inform – ultimately they will be the decision makers.

Planning Considerations:- Key Policy

• Para 55 relates to houses in the countryside.• SMBC is surrounded by designated countryside, the Green

Belt. How would the potential harm to the Green Belt by reason of inappropriateness, and any other harm, be clearly outweighed by other considerations?

• The Design and Access Statement should clearly evolve with the proposal.

• A key consideration would be why the site was chosen and why the site is appropriate for a particular design.

• A clear and robust narrative on sustainability techniques & energy should be provided.

Planning Considerations: Landscape

• How does the dwelling sit in its local landscape? Is the design ethos to be a sculpture in the landscape, drawing attention to itself, or is the design rational one of assimilation?

• Does the design respond to local distinctiveness?• Are materials sustainable and locally sourced, do they reflect

the local landscape. How would they weather?• How is the curtilage to be defined? A more robust boundary

would provide greater resilience to future occupiers.• How would storage of garden materials be provided for &

what impact would this have on its landscape setting?

Planning Considerations:- Stewardship

• Stewardship – how can the design philosophy of the development, the passion and discipline needed to live in such a home, be bestowed onto future occupiers?

• How can domestic paraphernalia such as ornamental gardens, children's play equipment be controlled? By covenant? Should the property be past to English Heritage?

• Latest technologies for sustainable development come at a cost, what is the likelihood of implementation?

• Outstanding or innovative...an integrated approach to low energy living involving domestic, landscape and farming methods can combine to achieve an intelligent design solution

Local Authority Perspective: Conclusions

• Policy has evolved with the arrival of NPPF in March 2012.• Increased potential for local choice and interpretation.• The need for Design Reviews is critical to ensuring the

exceptional quality or innovation that is required.• Public engagement is crucial to securing acceptance of the

development.• A robust if not exemplary Design and Access Statement is

critical to providing a narrative on the design concept.• Beware of Stewardship.• An opportunity!