DELEGATED REPORT Application No: 12/02486/FUL Case Officer: Richard Stott Details of location and proposal and Relevant History: Whitecross Cottage, Burledge Common, Stowey, Bristol, Bath And North East Somerset Whitecross Cottage is a detached stone building, sited within an Area of Outstanding Natural Beauty (AONB). It is outside of any housing development boundary. The property is sited in the open countryside. The property has been previously extended with side extensions. There are a variety of stone outbuildings on the site. This is a full application is a revised resubmission and seeks consent for the erection of single and two storey extensions, alterations to the existing dwelling and demolition of the existing extensions and outbuildings as well as an extension of the domestic curtilage and creation of new vehicular access. RELEVANT HISTORY 12/00040/FUL - Erection of single and two storey extension, alterations to existing dwelling and demolition of existing outbuildings - REFUSED 12/01944/FUL - Erection of single and two storey extensions and alterations to existing dwelling following the demolition of existing extensions and outbuildings - WITHDRAWN Summary of Consultation/Representations: CONSULTATION: HIGHWAY DEVELOPMENT: No Objection. Recommend condition relating to the area allocated for parking. Stowey Sutton Parish Council: Support, no reasons give. REPRESENTATIONS: 5x letters of support received stating the following reasons (summarised): Retention of Historic Character Complimentary extension Property in need of renovation Sympathetic approach using materials consistent with the character of the existing building New access will provide a useful passing place. Enhance the appearance of the property Policies/Legislation: BATH & NORTH EAST SOMERSET LOCAL PLAN INCLUDING MINERALS AND WASTE POLICIES ADOPTED FOR OCTOBER 2007 D.2 General Design and Public Realm Consideration D.4 Townscape Consideration HG.11 Extension to residential curtilage NE.2 Areas of Outstanding Natural Beauty T.24 General development control and access policy
DRAFT CORE STRATEGY, MAY 2011 (The Draft Core Strategy is a material consideration but at this stage it has limited weight) DW1 District wide spatial strategy CP6 Environmental quality Policies D.2, D.4, HG.11 NE.2 and T.24 are saved policies. LEGAL FRAMEWORK Town and Country Planning Act, 1990 NATIONAL PLANNING POLICY FRAMEWORK The NPPF has been considered in light of this application but does not raise any issues that conflict with the aforementioned local policies which remain extant. Officer Assessment: The property is sited in a large plot and there are a variety of outbuildings on the site. The side of the property is visible from a public highway though the nature of this road means that it is not a well-used road. This application follows the refusal to grant planning permission earlier in 2012 for a considerably larger scheme. The previous application was refused on basis that the extensions "by reason of their size, scale and massing, will overwhelm and dominate the host building. The resultant building will have a suburban appearance in a rural area, which fails to respect the local rural context and result in an erosion of the natural beauty of this part of the AONB". In resubmitting, the applicants have scaled back the amount of extensions, reducing the height of the two storey extension on the west elevation, removing the single storey extension which projected off the west elevation and removing a gable from the north elevation. The overall result of the amendments makes for a more cohesive and subservient addition to the existing building, retaining the historic character of the original house whilst providing additional habitable space. The design of the extension is subtly contemporary using high quality materials including local natural stone, timber and tiles to match the existing dwelling and with large windows on the south and west elevations will help to increase the level of light ingress into the property, the development aims to achieve Code for Sustainable Homes Level 5. The proposed extension is within an established residential curtilage and the nature of the site means that it is not highly visible from the wider AONB. In view of this, and in light of the overall reductions to the scheme, it is not considered that there will be any adverse impact on the AONB or the wider street scene from this proposal. The property has no adjoining residential neighbours. There is an adjacent residential property to the south of the site and this is approx. 60m from the site. In view of this, it is not considered that there will be any significant adverse impacts on neighbouring amenity. The application proposes a new vehicular access to the property and the stopping up of the existing access. The proposed access will front onto an unclassified road and as such, express planning permission is not required. The Highway Officer has raised no objection to the scheme however has requested the addition of a condition relating to the parking area. Overall it is felt that the proposed alterations to the entrance will improve access to the site and will not prejudice highway safety. In respect of the extension to the residential curtilage, at present the assumed line of the domestic curtilage curves from the south of the existing building moving in a north-westerly direction to the northern boundary with the site although this is not obviously marked on the ground. There is a
clearly demarked front garden to the site situated to the east of the property. The proposal is to extend the line of the residential curtilage to provide a rear garden and accommodate the proposed parking area. The total residential curtilage will measure c.80m x 24m situated in the corner of the field surrounding the house and bounded on two sides by hedges. The proposed amendment to the curtilage of the site, by reason of its location and association with the other proposed alterations will not adversely detract from rural character and is therefore deemed to be in accordance with policy however it is recommended that details of the means of enclosure for the new curtilage are submitted via condition so as to ensure the domestic elements of the site do not encroach into the wider agricultural land. Overall, having assessed this application in light of the previously refused scheme, it is considered that the applicant has addressed and overcome the earlier reason for refusal. The scheme as proposed is considered to be appropriate and in accordance with policy and it is therefore considered appropriate to grant planning permission. Recommendation: PERMIT 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: As required by Section 91 of the Town and Country Planning Act 1990 (as amended) and to avoid the accumulation of unimplemented planning permissions. 2 All external walling and roofing materials to be used shall match those of the existing building in respect of type, size, colour, pointing, coursing, jointing, profile and texture. Reason: In the interests of the character and appearance of the Area of Outstanding Natural Beauty. 3 The area allocated for parking on the submitted plan shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby permitted. Reason: In the interests of amenity and highway safety. 4 Prior to the use of the extended domestic curtilage commencing the area of curtilage as shown on the approved plans shall be enclosed in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority. The means of enclosure shall be carried out strictly in accordance with the approved details and retained thereafter. Reason: In the interest of rural character and the setting of the Area of Outstanding Natural Beauty and in order to protect the agricultural land from domestic encroachment. 5 The development/works hereby permitted shall only be implemented in accordance with the plans as set out in the plans list below. Reason: To define the terms and extent of the permission. PLANS LIST: This decision relates to the Design and Access Statement and to drawings titled 2011/ALDRIDGE/01/S02, 2011/ALDRIDGE/01/10 Rev A and 2011/ALDRIDGE/01/11 dates 6th June 2012
REASONS FOR GRANTING APPROVAL 1. The decision to grant approval has taken account of the Development Plan, relevant emerging Local Plans and approved Supplementary Planning Guidance. This is in accordance with the policies set out below at A. 2. All other material considerations, including the views of third parties, have been considered and they do not outweigh the reasons for approving the proposed development. 3. The size, scale and mass of the extension are proportionate and subservient to the host dwelling, finished in appropriate matching materials that will retain the historic appearance of the original property. 4. The proposed will not harm the amenity of the nearest residents and will not detract from rural character or the character of the wider Area of Outstanding Natural Beauty. 5. The proposed alterations to the access make the site more legible and improve the safety of vehicles entering and exiting this site. 6. With an appropriate planning condition the proposed extension to the residential curtilage is proportionate to the domestic scale of the site and will not detract from the wider rural character of the surrounding area. A BATH & NORTH EAST SOMERSET LOCAL PLAN INCLUDING MINERALS AND WASTE POLICIES ADOPTED FOR OCTOBER 2007 D.2 General Design and Public Realm Consideration D.4 Townscape Consideration HG.11 Extension to residential curtilage NE.2 Areas of Outstanding Natural Beauty T.24 General development control and access policy DRAFT CORE STRATEGY, MAY 2011 (The Draft Core Strategy is a material consideration but at this stage it has limited weight) DW1 District wide spatial strategy CP6 Environmental quality Policies D.2, D.4, HG.11 NE.2 and T.24 are saved policies. LEGAL FRAMEWORK Town and Country Planning Act, 1990 NATIONAL PLANNING POLICY FRAMEWORK The NPPF has been considered in light of this application but does not raise any issues that conflict with the aforementioned local policies which remain extant. The proposed development lies within a coal mining area which may contain unrecorded mining related hazards. If any coal mining feature is encountered during development, this should be reported to the Coal Authority. Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires the prior written permission of the Coal Authority. Property specific summary information on coal mining can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com