MATLOCK CIVIC ASSOCIATION Secretary: Ken Parker, 5 Wishingstone Way, Matlock, Derbyshire DE4 5LU. Tel 01629 584323

“Building Better, Building Beautiful Commission”

Representations to the Commission

Prepared on behalf of the Matlock Civic Association by Richard Walker Dip TP, MRTPI - a member of the Association

Contents

1. Introduction

2. Summary

3. Conclusions

4. Character of Matlock

5. Planning Context

6. Brownfield Development

7. Recent Major Housing Development

8. Housing Mix

9. Engagement with the Planning Authority

10. Resources

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1 Introduction

1.1 The Government's Building Better Commission and Civic Voice wish to obtain the views of Civic Amenity Associations on how to improve the design of homes and neighbourhoods through the planning and development process. They have requested responses to their call for evidence by Friday 31 May 2019. This response takes full account of the Commission’s major remit which is to -:

“be responsible for developing practical measures that will help ensure new housing developments meet the needs and expectations of communities, making them more likely to be welcomed, rather than resisted, by existing communities”

This statement seeks to provide evidence to support the deep concern of Matlock Civic Association (MCA) that:

Better use should be made of brownfield sites before the development of greenfield sites

In recent years a substantial proportion of major new developments outside designated areas have not paid adequate respect to the local character of Matlock.

The housing mix selected by developers tends not to encourage occupants to downsize to free-up under-occupied family houses for the next generation.

There has been less scope for MCA to engage with the District Council in recent years and insufficient weight is being given to its representations.

1.2 To provide a context for this statement, reference is made to the existing character of the town, and the planning policy background, before reviewing the above matters.

1.3 Reference is made to strategic policy on brownfield development and housing mix, because increased use of existing land and buildings is likely to lead to a better and more sustainable form of development which reinforces the character of existing settlements and reduces the encroachment of building into open countryside.

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2 Summary

2.1 The main points arising from this report are summarised below:

Encouraging Brownfield Development (See section 6 p.11and 12) ) a. Central and Local Government constantly encourage the use of

brownfield land for development rather than extending settlements into open countryside. It appears that little practical pressure is exerted upon the development fraternity to implement this strategic policy.

b. For example, in Matlock, there are policies to encourage town centre

and riverside development for economic and environmental reasons

but there appears to be no means of ensuring their implementation.

Materials and Design (Section 7 p.12 to 18)

c. Much of the overall character of Matlock is derived from indigenous

stone building materials.

d. Other building materials have been introduced over the last 120 years

or so, including red brick, but its use is relatively limited within the

overall townscape.

e. Planning policies, a greater awareness of the need to perpetuate a

sense of place for Matlock, and the consequent re-introduction of stone

buildings in the last 40 years or so have all added to the character of

the town. This seems to have been relaxed recently to the detriment of

the town.

f. Where stone has not been used the range of brown, beige and grey

colouring for some post World War 2 developments has, at least,

blended with the stone heritage to some extent.

g. The distinctive character of the town has always been recognised in

successive Statutory Local Plans documents by Derbyshire Dales

District Council.

h. The 2017 Statutory District Plan gives great importance to :

“a distinct local character which has been defined by architectural and

historic development as well the use of natural materials such as

stone”

The 2005 Statutory Local Plan sought the:

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i. “reinforcement of the sense of place engendered by the presence of

distinctive local building styles and materials”

j. Despite this background the council has mistakenly allowed a very high predominance of strident red bricks to be used as facing material at 3 large housing sites currently under construction to the north east of the town off the Chesterfield Road

k. The analysis of the officers’ report relating to MCA’s objection

(Appendix A) to the use of red bricks on a development of 86 dwellings

at “Treetops” indicates that the report does not appear to accurately

inform the members of the determining Committee of relevant matters.

l. Residential Design Guidance is becoming an increasingly necessary

component of Supplementary Planning Guidance.

Housing mix (Section 8 page 18 )

m. Policies to increase the stock of smaller dwellings do not appear to be

implemented in practice. Developers seem to be able to skirt round the

requirement by caveats to policy to allow for “ site conditions”

n. Increased implementation of policies to build a greater proportion of 1

and 2 bedroom dwellings would be more likely to encourage

“downsizing”, and release existing family housing onto the market.

Engagement with Planning Authorities (Section 9 page 18)

o. In recent years the Council appears to have less time to engage with

MCA despite its representation of the town in respect of its civic

amenities for over 40 years.

p. In its Committee reports the Council afford MCA the status of making

representations along with neighbours rather than treating the Society

as a non-statutory consultee.

q. This is not conducive to joint working with the Council on the quality

and appropriateness of new development.

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3 Conclusions

3.1 The summary findings above lead to the following conclusions on measures which could be taken to encourage better building in the future:

Encouraging Brownfield Development

a. Additional government guidance, with clear policy, backed by new legislation and Statutory Instruments if necessary, should be introduced to ensure that the Local Plan and Development Management processes give priority to brownfield development and thereby reduce encroachment beyond urban areas.

b. Government direction backed by additional funding could encourage Local Authorities to commission independent assessment of site constraints (eg extent of existing contamination and cost of remediation), enabling them to objectively assess the relative merits of developing brownfield and greenfield sites.

c. This would aid the objective and strategic refusal of development in the countryside, and the defence of appeals against refusal of such development.

d. The reintroduction of Derelict Land Grants and Contaminated Land Funding Programme (closed, at end of March 2017) would increase the prospect of brownfield development).

Materials and Design

e. Amended guidance, legislation, and Ministerial Statements should be issued in respect of the Government’s “call-in” powers on planning applications.

f. The aim should be to ensure that Local Authorities are unable to make planning decisions on major applications which would result in a breach of statutory local plan policy without first notifying the government and notifying relevant stakeholders in the local community including Civic Amenity Societies.

g. Time should be given by the government to all stakeholders to state their case and the government should then decide whether or not to call-in the application for its own determination after a Public Inquiry

h. A Ministerial Statement should be issued to encourage Planning Authorities (LPA’s) to refuse planning applications, (even where

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there is a shortfall in land available for housing,) if there are adverse impacts of granting permission which would significantly and demonstrably outweigh any the benefits of the proposal.

i. There is an increasing need for Local Planning Authorities to reduce the bland national approach to traditional design by issuing guidance on traditional building styles which are specific to their area and, more important still, to identify differences within the area of their Authority.

j. Central Government Guidance should give greater emphasis to the importance of Design Guidance being within Local Planning Authorities’ suites of Supplementary Planning Guidance. Housing Mix

k. Greater emphasis should be given by the government to ensuring that planning policies on housing mix are implemented so as to significantly reduce the proportion of 3, 4 and 5 bedroom dwellings.

l. In addition to existing “help to buy” policies the government could introduce a new “Help to Downsize” initiative to encourage the free-ing up of family housing which is under occupied.

Engagement with Planning Authorities

m. Central Government should encourage Local Planning Authorities to increase communication links with organisations such as the MCA.

n. The Government should follow the suggestion of Civic Voice to enable Civic Amenity Societies within the umbrella of Civic Voice to become “non statutory consultees”

Resources

o. Some of the suggestions above require little or no additional resources to amend government advice, while some require expenditure.

p. It is considered that the increase in resources required would be minimal when compared to the overall economic, environmental and social advantages in the long term arising from a better resourced planning system.

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4 Character of Matlock

4.1 Much of the overall visual character of Matlock is derived from the indigenous stone materials used for the main structure of buildings and the predominant facing material. Little scope existed to build on the narrow strip of flat land in the Derwent Valley and the town expanded by stone buildings, including on the steep hill known as Matlock Bank. This included many buildings to serve Matlock’s role as a Spa Town in the latter half of the 19 th Century. Photograph 1 below indicates that Matlock is a traditionally “stone town”.

4.2 A key element of its historical character is the large number of views into the town from the surrounding hills, where stone and slate dominate the scene. The attractive presence of stone is perpetuated within the town. Photograph 2 over the page provides such an example. The location of photos 1 and 2 are on the plan on page 9.

4.3 Red brick was introduced in the early 20 th Century, often for side and rear elevations and this is evident in or close to the commercial centre including on Dale Road, Bank Road and Lime Tree Grove. Crucially however, this use of red brick is very much incidental to the predominance of stone buildings, and only relatively small glimpses of red brick are evident in photograph 1 below.

1. Looking north east over the Derwent Valley to Matlock Bank

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2. Late 18th and 19th century buildings restored c 2008 at Matlock Green

4.3a The 1947 Town and Country Planning Act provided the opportunity for improved development management, but the impression is gained that before the 1970s the existing character of Matlock, and the need to perpetuate traditional stone buildings, was often overlooked. Matlock is not alone. Between 1950s and 1980s development throughout the United Kingdom brought a rash of buildings which are out of scale with their surroundings, obtrusive flat roof buildings, discordant building materials and poor window design.

4.4 The national and local reaction was the gradual growth in the designation of Conservation Areas particularly through the 1970’s and 1980’s together with an increased sense of place and heritage. Developments in Matlock, such as Bank Gardens off Bank Road in 1989 were sympathetic to their surroundings, and facing materials were predominantly stone. A greater proportion of development enhanced its surroundings, and this continued into this century

4.5 Although a substantial proportion of brick materials have been used for estate housing over the last 60 years or so strong, dominant use of red colours have normally been avoided. The range of brown, beige and grey colouring has, at least, blended with the stone heritage to some extent. This has helped the overall aspect of stone colouring to survive, particularly in the long views such as in photograph 1.Furthermore, in the last 30 years or so, the increased

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importance given to design and materials by the Local Planning Authorities, together with a greater sense of place, has enabled its local centres to retain much of their overall building heritage.

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Construction in stone provides cohesion and adds greatly to the character of the town.

However, there is deep concern that not enough opportunities are being taken to redevelop and build on brownfield land to reduce greenfield extensions.

Furthermore, the Council has allowed a very high predominance of strident red bricks to be used as facing material at 3 housing sites, ( A, B and C on the plan on page 5), to the north east of the town off the road to Chesterfield. These developments are illustrated and analysed in this statement.

5 Planning Context

5.1 Before analysing these recent developments it is necessary to recognise the planning context.

Designations

5.2 Matlock’s building heritage and the importance of its industrial archaeology has led to additional planning recognition in its Conservation Areas and the Derwent Valley World Heritage Site. Matlock is also within an excellent natural landscape, including the deep ravine cut by the River Derwent enabling dramatic views from hills and rocks rising steeply above the valley. However, it is outside the Peak District National Park, and is not in an Area of Outstanding Natural Beauty. Consequently, it does not benefit from the higher level of development control which is afforded by these nationally derived designations.

Planning Policy

5.3 Nevertheless, this distinctive character has always been recognised in successive Statutory Local Plans documents by Derbyshire Dales District Council. The most recent 2017 District Plan repeatedly emphasises the importance of the District’s landscape and the need to carefully manage development within it. The following is a brief extract of relevant passages from the local plan

“Spatial Vision

The character of the Derbyshire Dales will be protected and enhanced with care taken to ensure new development is well integrated with its surroundings.

Protecting Derbyshire Dales’ Character (strategic objectives)

• SO3: To ensure that design of new development is of high quality, promotes local distinctiveness and integrates effectively with its setting.

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• SO4: To protect and enhance the character, appearance and setting of the District’s towns and villages.

Design and Place Making

5.3 Well-designed buildings respond to the character and setting of their surroundings and make a positive contribution to the protection and enhancement of attractive places and local identity. Towns and villages in the Derbyshire Dales have a distinct local character which has been defined by their architectural and historic development as well the use of natural materials such as stone.” (my emphasis)

POLICY PD1: Design and Place Making

All developments should (contribute) to local distinctiveness and sense of place. This will be achieved by: • Requiring all development to be of high quality design that respects the character, identity and context of the Derbyshire Dales townscapes and landscapes.”

5.4 Two Important factors arise from the above extracts as follows:

a Paragraph 5.3 of the plan above clearly provides guidance for the application of key policy PD1 above. There is no doubt that policy PD1 requires applicants and the Planning Authority to recognise the importance of development in stone to enhance the character of the locality where appears naturally.

b Statutory Local Plans are derived from an exhaustive, expensive and rigorously regulated process of public engagement, and independent assessment by the Planning Inspectorate. The role and status of Local Plans should not be undermined by individual planning decisions, which do not take full account of unequivocal Local Plan policies.

6 Brownfield Development

6.1 Central and Local Government policy constantly encourages the use of brownfield land for development rather than extending settlements into open countryside, but MCA consider that little practical pressure exists upon the development fraternity to implement this strategic policy.

6.2 For example policy S7a of the 2017 Derbyshire Dales District Council Local Plan supports the redevelopment of land between Bakewell Road and Imperial Road in Matlock Town Centre for a mixed-use regeneration scheme, and support proposals that maximise the potential of the River Derwent as a key asset of Matlock town centre. (Location 3 on the plan on page 9). These measures could be the key to the regeneration of the town's economy as well as to improvement in appearance. MCV requested the Council at the Local Plan Consultation stage to identify the positive measures they intended to

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take to implement the policy. It does not appear that such measures have been set out by the Council in their adopted plan.

6.3 If there was a compulsory requirement to give priority to brownfield development, the environmental harm and local concerns arising from Greenfield development would be likely to be considerably reduced. Therefore, additional government guidance, backed by Statutory Instruments if necessary, should be introduced to ensure that the Local Plan and Development Management processes ensure that primacy is given to brownfield development.

6.4 The democratic process would require Local Planning Authorities to prove their case (eg the true cost range of eliminating alleged contamination from a site), and they should be encouraged to obtain independent professional advice enabling them to refuse permission for development at the fringe of built up areas when more suitable brownfield sites exist in the locality.

7 Recent Major Housing Development

7.1 This analysis focuses on the 3 substantial current housebuilding projects to the north east of the main centre of Matlock. (Locations identified on page 8)

Site A – Land to the south of Matlock Golf Club, Chesterfield Road, Matlock Moor,

7.2 Stone has been applied to the elevations facing the A632, but the predominant use of red brick below emphasises the encroachment into the countryside

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7.4 The straight line division between brick and stone is contrary to the traditional local practice out of using stone quoins at the junction of stone and brick elevations.

Site B. Thornberries, Chesterfield Road (A632), Matlock Moor

7.5 This site is also served off the A632 on the opposite side of the road from Site A. It projects significantly into open countryside with a very small proportion of stone facing materials. There is a high proportion of over dominant 2.5 storey housing.

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The photograph below identifies the one stone dwelling in the northern part of the site. There is a terrace of dwellings at the southern edge of the site facing Upper Lumsdale where only the front elevation is faced in stone.

7.6 A recurring unsatisfactory feature of this development is the prominent use of close boarded fencing, which will deteriorate in locations visible to the public.

7.7 There are locations on this estate where it appears, so far, that there should be improved location and/or screening of waste bins

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Site C Treetops, Chesterfield Road

7.8 This site is further south, closer to the town centre, and is an infill site between Asker Lane and the new estate road, Presentation Avenue to the south. Stone facing materials have been used at the western edge of site close to existing stone buildings and this is more reflective of the character of the town.

However, the majority of the development consists of strident red brick facing materials

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7.9 The stone facing wall in the photograph above also seems to be a token gesture rather than conscious and co-ordinated effort to recognise the building heritage of the area

Compliance with Policy

7.10 The deepest concerns are that better use of brownfield sites might have avoided these greenfield developments, and that all 3 developments have failed to take account of current policies which require developments to show “local distinctiveness and sense of place”.

7.11 The 2017 policies (see paragraph 5.3) follow the long established policy SF5 of the 2005 Local Plan relating to “Design and Appearance of Development” which included the requirement for :-

(a) the scale, density, massing, height, layout, access, materials of construction and landscaping preserves or enhances the quality and local distinctiveness of its surroundings

(b) reinforcement of the sense of place engendered by the presence of distinctive local building styles and materials

7.12 The determination of reserved matters following outline permission for residential development south of Asker Lane gives some indication of how the Council considered issues related to materials. In paragraph 7 of their letter of 2nd March 2017 MCA objected to the introduction of red brick in the development at what is now known as “Treetops”. The letter is attached at Appendix A. The issue of facing materials was addressed in the report to the

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Planning Committee on 11th April relating to planning application (Ref 17/0025/REM). Paragraph 7.5, extracted from the officers’ report, is repeated below

7.5 When viewed from Asker Lane, the development would be seen as being primarily brick built dwelling houses with tiled roofs and such materials would provide for the majority of the buildings on the site. The developer has chosen to use the Ibstock Priory Red brick, which Officers consider is reflective of the red brick that can often be found on traditional buildings within the town and is a brick which has been successfully used on sites throughout the District. Concern has been raised that the red brick is inappropriate in an area that is characterised by buff brick to be found at properties in and around Asker lane and Hurst Farm. However, for the house types proposed and the manner in which the development relates to traditional buildings such as The Convent, the County Council Offices and more traditional properties within the Conservation Area to the west, it is considered that the use of red brick is appropriate

7.13 The introduction of a minority of red brick into a predominance of stone facing materials would have been an acceptable reflection of the traditional use of red brick in Matlock (see paragraph 4.3 ), but it is difficult to understand why such a significant breach of long-established planning policy was allowed to occur by allowing an acknowledged predominance of red brick.

7.14 The officers’ report refers to the use of red brick elsewhere in the District but failed to mention that stone is far more prevalent in Matlock. The final sentence of 7.5 also appears to give a false perspective for decision-making because the predominance of stone building materials to the west of the site is reflected in the development by new stone houses at the western part of the current development.

7.15 The report does not point out that the then emerging policies in the 2017 Local Plan (see paragraph 5.3 above), subsequently adopted only 7 months later, give even greater weight to the use of locally occurring natural materials.

7.16 MCA consider that the use of obviously unsympathetic materials over a very large collective area fully justifies the case that the adverse effects would significantly and demonstrably outweigh the housing benefits of the scheme.

Design

7.17 Some examples of unsatisfactory design and layout are referred to in pages 11-15. Residential Design Guidance is also becoming an increasingly necessary component of Supplementary Planning Guidance. This is because it is more cost effective for volume housebuilders to produce designs which they consider to be acceptable nationwide. Consequently there is an increasing need for Local Planning Authorities to reduce the bland national

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approach by issuing guidance on traditional building styles which are specific to their area and, more important still, to identify differences within the area of their Authority.

8 Housing Mix

8.1 The 86 dwellings permitted at “Treetops” includes a high percentage of 3,4 and 5 bedroom dwellings, and the matter is also considered in paragraphs 7.9 and 7.10 of the officers’ report on application reference 17/00025/REM. The report regards this mix as unfortunate and not complying with emerging policy, but the developers’ housing mix was accepted due to:

i. Site conditionsii. the emerging policy HC11 had not been independently tested at that

timeiii. the outline permission had not included a condition on housing mixiv. Policy HC 11 has been adopted in the statutory plan and the overall

mix required, on developments of 11 or more dwellings, subject to site conditions, is :1 bed 15%, 2 bed 40%, 3 bed 40%, 5 bed 5%

It is important to ensure that the “site conditions “ caveat is not exploited unreasonably by developers so that more scope is available for “downsizing” and the release of more existing family housing onto the market.

9 Engagement with the Planning Authority

9.1 We are the Civic Society for Matlock registered with Civic Voice and we have a 40 year record of constructive comment and positive contributions to the town environment. Over the majority of that period we felt that we had the opportunity for dialogue with the Council on important issues. However, in recent years we very rarely get any feedback from DDDC on our representations on policy or on individual applications – even when we have specifically asked to discuss. This is disappointing.

9.2 This is evident in the relative status given to MCA in the District Council’s Planning Application reports. For the “Treetops” application the Council reported back on “Consultations” which included representations by Derbyshire Dales Group of Ramblers, Peak and Northern Footpaths Society, and Derbyshire Wildlife Trust along with the views of major consultees such as Derbyshire County Council as the authority for Strategic Planning and Highway Safety

9.3 However, MCA’s views were summarised along with other interested parties under the heading of “Representations”. This adds weight to the society’s

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view that Amenity Societies registered with Civic Voice should be given th status of non-statutory consultee.

9.4 Appendix A also gives an insight into the effort made by MCA to flag-up potential development problems and objections. It is also significant that the Council have not taken on board the majority of the points raised in the letter in March 2017.including concerns about:

a The loss of traditional boundary walling across the site ( it has all been removed and where screen walling has been provided it with newly cut stone blocks)

b The large extent of unduly tall 2.5 storey dwellings interfering with the view of Riber Castle.

9.5 In these circumstances it is hardly surprising that there is a growing rift of opinion between the Council and its residents on the quality and appropriateness of new development. This situation appears to be all the more unsatisfactory to members of MCA because the government, quite reasonably, advises to Planning Authorities to engage with developers before they submit their applications, but it is inevitably the case that developers of major proposals have far more opportunity than other stakeholders in the development process to influence the District Council

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10.1 It is over 70 years since the introduction of comprehensive planning legislation in 1948. The majority acceptance of its need is underlined by successive additions and amendments to legislation rather than it being scrapped altogether.

10.2 Some of the suggested changes in this statement would have minimal cost implications eg a change of central government policy direction and shift in advice. Others require additional resources (eg widening the government “call-in” procedures to embrace key issues for Amenity Societies). Furthermore, the existing UK planning system will underperform if there are insufficient human resources available to meet the reasonable needs of its stakeholders, including Civic Amenity bodies, to engage in the planning process.

10.3 However, the increase in resources required would be minimal when compared to the overall economic, environmental and social advantages in the long term of properly resourcing the existing long–established planning system and amending it where necessary.

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Conclusion.

The current situation is most unsatisfactory. The major improvements should be:

a) Stronger policy from Central Government on issues like Brownfield/Greenfield development so that the stated priority for brownfield use becomes a reality and not just an ambition.

b) A stronger role for Local Plans with Local Authorities obliged to give greater regard to them in individual planning decisions with less allowance for ‘exceptions’.

c) Better recognition of local character in design and materials. d) Stronger recognition of the role that Local Civic Societies can play in

helping new development fit the needs and character of their localities.

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Appendix A Letter from Matlock Civic Association to Derbyshire Dales DC

Derbyshire Dales District Council 2 March 2017

Proposed Housing Development off Asker Lane, Matlock. Ref 17/00025/REM

We wish to make the following representations on this application:

1. Effect on Severn Trent Aqueduct. This major aqueduct supplying water from the Ladybower Reservoirs and serving Derby, Nottingham and Leicester runs diagonally across the fields from Asker Lane (near the junction with Highfield Drive) to the back of Bull Lane Mews. It looks as if the houses proposed to the east of the development will be very close to, if not over the top of, this aqueduct. This should be checked and Severn Trent Water should be consulted if this has not already been done.

2. The footpath running East-West from Chesterfield Road to Bull Lane is a very well used path which also provides a pedestrian link to St Josephs School. It runs over a badger sett. We suggest that the small group of houses proposed to the south of this path should have its new road access from the Hurst Farm Estate immediately to the south instead of crossing this footpath (as proposed). This will avoid any physical effect on the footpath and the badgers and will be much safer for pedestrians.

3. The Open Spaces proposed. We welcome the intention to leave the top of the fields running along Asker Lane and the field below Bailey's Tump as 'public open space'. This is an extensive area of land (3.95ha according to the application documents) and it is well used already by the public with a number of informal paths running across the site. Consideration should be given to formalising the most heavily used of these paths by appropriate hard surfacing (eg from the seat opposite Highfield Drive down to the South-West corner of Baileys Tump) and providing connections to it from the new housing.

4. Maintenance of the Public Open Spaces. How will the new open space be guaranteed to be kept as a public open space as the developers propose? Will it be dedicated to public

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benefit in perpetuity in some way? This needs to be clear. The long- term maintenance of the open spaces will then be critical for the integration of the development into its surroundings. There is a risk that they will become a neglected 'no-man's land'. It is most unlikely that any of the local Councils will be willing to take on this management responsibility. As we understand it there is to be a new Management Company formed - presumably with initial finance by the developers and then owned by the new householders who will pay an annual fee. 3.9ha of land together with trees, paths, a play area and other responsibilities will be a major undertaking. So there needs to be certainty that the new Company will have the resources to take this on. There should also be some provision for ongoing management should the Company fail. All these arrangements should be set out in a legal agreement linked to any planning consent.

5. Views from Asker Lane across Matlock to Riber Hillside. The open space proposed should go a long way to protecting these cherished views. However the development itself should be kept to a low profile with simple rooflines to enable the interruption to the views to be minimised. The proposals show 2.5 storey development at the highest parts of the site with dormer windows. We suggest that a simpler design with a lower ridge-line would be more appropriate.

6. Boundaries. There is a network of hedges and stone walls crossing the site but the new development proposed does not always follow this existing pattern of boundaries. The new boundaries of the development, especially the boundaries to the open space, need to be local gritstone walls (eg stone re-used from the existing boundaries) and hedgerows planted with hawthorn and other native species. This seems to be the intention but these new boundaries need to be maintained to a consistent standard (by the new Management Company?). There is also a risk that individual householders will install supplementary fencing of various styles and materials which will detract from the setting of the open spaces and footpath corridors and this needs to be prevented in some way under the terms of the planning consent or the complementary Legal Agreement.

7. Materials. The surrounding existing development is a mixture of local gritstone and buff/brown brickwork with dark grey/brown or slate roofs. The new development should be in character. We do not think the use of red brick (as proposed for some of the new houses) is appropriate. The 'stone' proposed should be local gritstone. The render treatment would be better as buff rather than white (as proposed).

Ken Parker

Secretary to the Association MCA1083

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