Parcel 8120, Old School Hill, South Stoke

In our view these two proposed dwellings constitute inappropriate development that harms the openness of the Green Belt and the landscape beauty of the AONB. We strongly object to the principle of development of this site, which is not brownfield land as stated by the applicants, but previously undeveloped Green Belt land that is outside the Village Development Boundary.

The two dwellings also constitute overdevelopment of the site, with a bland design that neither complements nor sensitively contrasts with the local mixed vernacular. In particular the symmetrical nature of the plot division, the heavily engineered nature of the outdoor amenity space with underground parking and the 3 storey rear elevations with multiple glazing openings fail to identify with or reference distinct local rural character. This rear elevation would be visually harmful and discordant in long views into the village and would unacceptably alter the informal meadow character of this section of the landscape buffer around the village. In our view this land is not suitable or appropriate for development.

If however a principle for development is established, the proposed dwellings are unacceptable for the reasons cited above but in particular they would be contrary to policy NE2A and GB1 as they would neither conserve nor enhance the landscape setting of South Stoke and would prejudice the visual amenity of the Green Belt due to their siting and design. No special circumstances exist which would overcome the scale of harm to the Green Belt.

The proposed dwellings would fail to maintain or enhance the character of the conservation area. They would also constitute inappropriate development in the Green Belt that would harm its openness. Therefore the scheme would be contrary to the Planning (Listed Building and Conservation Areas) Act 1990, Section 13 (Protecting Green Belt Land) and 16 (Conserving and Enhancing the Historic Environment) of the NPPF, policies B1, B4, and CP6 of the B&NES Core Strategy and policies CP6, D2, D5, HE1, NE2, NE2A, CP8, GB1 of the Placemaking Plan. We would therefore recommend the application be refused.