Planning Committee 31 October 2018 Page 169 APPLICATION NO PA/2018/1781 APPLICANT Mr R Leedale DEVELOPMENT Planning permission to erect a two-storey side extension and a single-storey extension to rear of dwelling LOCATION The Old Peat Works, Medge Hall, Crowle, DN8 5SP PARISH Crowle WARD Axholme North CASE OFFICER Scott Jackson SUMMARY RECOMMENDATION Grant permission subject to conditions REASONS FOR REFERENCE TO COMMITTEE Departure from local plan policy POLICIES National Planning Policy Framework: Paragraph 124 states that the creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process. North Lincolnshire Local Plan: Policies RD2, RD10, DS1, DS5 and DS16 apply. North Lincolnshire Core Strategy: Policies CS1, CS2, CS3, CS5 and CS19 apply. CONSULTATIONS Highways: No objection. TOWN COUNCIL No response received. PUBLICITY A site notice has been displayed; no comments have been received. ASSESSMENT The application site is a two-storey semi-detached house located in the open countryside to the west of Crowle. It is located in close proximity to a detached dwelling known as Moors Edge Cottage to the north-west and within flood zone 2/3a as set out in the North
Transcript
Planning Committee 31 October 2018 Page 169
APPLICATION NO PA/2018/1781
APPLICANT Mr R Leedale
DEVELOPMENT Planning permission to erect a two-storey side extension and a single-storey extension to rear of dwelling
LOCATION The Old Peat Works, Medge Hall, Crowle, DN8 5SP
PARISH Crowle
WARD Axholme North
CASE OFFICER Scott Jackson
SUMMARY
RECOMMENDATION
Grant permission subject to conditions
REASONS FOR
REFERENCE TO
COMMITTEE
Departure from local plan policy
POLICIES
National Planning Policy Framework: Paragraph 124 states that the creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested, is essential for achieving this. So too is effective engagement between applicants, communities, local planning authorities and other interests throughout the process.
North Lincolnshire Local Plan: Policies RD2, RD10, DS1, DS5 and DS16 apply.
North Lincolnshire Core Strategy: Policies CS1, CS2, CS3, CS5 and CS19 apply.
CONSULTATIONS
Highways: No objection.
TOWN COUNCIL
No response received.
PUBLICITY
A site notice has been displayed; no comments have been received.
ASSESSMENT
The application site is a two-storey semi-detached house located in the open countryside to the west of Crowle. It is located in close proximity to a detached dwelling known as Moors Edge Cottage to the north-west and within flood zone 2/3a as set out in the North
Planning Committee 31 October 2018 Page 170
Lincolnshire Strategic Flood Risk Assessment. Planning permission is sought to erect a two-storey extension to the side of the dwelling and a single-storey extension to the rear to form a sun-room.
The main issue in the determination of this planning application is the principle of
development.
Principle
The application is for the erection of a two-storey extension to the side and a single-storey extension to the rear of this semi-detached property. The house is located outside the defined settlement boundary for Crowle/Ealand within the open countryside. Policy RD10 of the North Lincolnshire Local Plan therefore applies and sets out the criteria for extensions to properties in the countryside. Policy RD10 states that proposals to replace, extend or alter dwellings in the open countryside will only be permitted provided that:
the volume of the proposed extension or alteration does not exceed that of the original dwelling by 20%, exclusive of the normal permitted development rights, and the original dwelling forms the dominant visual feature of the dwelling as extended;
all new construction is of a high standard of design and in particular reflects the architecture of the building and/or vernacular styles in the locality; and
the appearance or use of the dwelling as replaced, extended or altered will not adversely affect the amenity of local residents or the appearance of the locality.
In this case it is acknowledged that the proposal represents more than 20% additional volume (more than 50% additional volume) to the existing dwelling and will add significantly more than the 20% additional volume allowed by policy RD10 of the North Lincolnshire Local Plan. Notwithstanding the volume permitted under policy RD10 doesn’t take into account permitted development rights and the applicant could therefore extend the property to a significant amount if they chose to exercise those permitted development rights. The intention of this policy and the volume restriction set out within it is to protect the character of the open countryside. However, the larger of the proposed extensions is to be located to the side of the dwelling at the furthest point away from the access road to the west. Therefore this two-storey extension will be screened by the existing pair of semi-detached houses to which it will be attached. The plans show that the side extension will have its ridge line set 0.75 metres lower than the existing house and will be set in marginally from the principal elevation to the north. It is confirmed in Section 5 of the planning application form that this extension will be constructed from materials to match the external appearance of the existing pair of semi-detached houses; this ensures visual assimilation and doesn’t result in an alien or discordant form of built development in the rural scene. The plans also show that the new window openings on both floors of the extension will feature brick headers and concrete cills; this ensures further visual assimilation with the dwelling(s). The extension proposed to the rear of the dwelling (to the south) will be screened in part by the existing dwellings. The plans show that it will be a single-storey subservient addition to the rear and will form a sun-room at ground floor. The flat roof will be screened behind a parapet wall feature and a glazed roof lantern will add visual interest to the appearance of the extension. Similarly this extension will be constructed from matching external materials; this ensures visual assimilation with the dwelling.
Planning Committee 31 October 2018 Page 171
Views of the proposed extensions from the surrounding rural landscape will be limited as the site is well screened by a line of mature trees along the southern boundary of the site and by a more substantial grouping of trees which run to the north of the neighbouring detached property (Moors Edge Cottage). The property is not located in a sensitive position and the proposed extensions will not form a visually dominant or incongruent feature in the landscape. The proposed extensions are not considered to result in a visually dominant form of built development and will allow the original house to remain legible and visually predominant within the rural scene. The proposal is not considered to result in loss of residential amenity and the applicant will retain sufficient private amenity space to the side.
RECOMMENDATION Grant permission subject to the following conditions:
1. The development must be begun before the expiration of three years from the date of this permission. Reason To comply with section 91 of the Town and Country Planning Act 1990. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: 118.05, 118.06 A and 118.07. Reason For the avoidance of doubt and in the interests of proper planning.
Informative In determining this application, the council, as local planning authority, has taken account of the guidance in paragraph 38 of the National Planning Policy Framework in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the area.
Brick on end headsand concrete cillsto match existing.
Proprietary rooflights
White PVCu replacementwindows.
Concrete roof tilesto match existing.
Brick on end headsand concrete cillsto match existing.
White PVCu featureglazed lantern.
White PVCu windowsand doors to match existing
SIDE ELEVATION
REAR ELEVATION
Concrete roof tilesto match existing.
White PVCu windowsto match existing
Brick on end headsand concrete cillsto match existing.
White PVCu featureglazed lantern.
White PVCu replacementwindows
SIDE ELEVATION
DN
UP
DN
UP
Landing
Not Surveyed
Landing
Not Surveyed
Dressingtable
BathroomWCShower
Bedroom 3
Master Bedroom
DO
UBL
E BE
D13
70 x
190
0
DOUBLE BED1370 x 1900
Bedroom 2
reduce chimneybreast?
6000
3850
100
2720
KIN
G S
IZE
BED
1520
x 1
900
DOUBLE BED1370 x 1900
Bedroom 4/Hobby Room
FIRST FLOOR PLAN
DN
Landing
Not Surveyed
R/L
LA
E/S
R/LR/L
DO
UBL
E BE
D13
70 x
190
0
Bedroom 5door access to roof void over extensionfor storage.
ATTIC FLOOR PLAN
Revision Date
NOTES
DO NOT SCALE FROM THIS DRAWING.
RevisionDrawing Nr.
A. Cheffings
-
DateScaleDrawn
Project
Client
1:100 @ A1
All materials, construction and details shown or implied by this drawingmust comply with the current British Standards, Codes of Practise,Planning and Building Regulation requirements, Health and SafetyExecutive Legislation and the Clients particular specifications. Conflictinginformation shown or implied shall be referred to ADS (Scunthorpe) Ltd.This drawing is Copyright and the information contained within it is strictlyconfidential and may not be disclosed to third parties without the writtenpermission of ADS (Scunthorpe) Ltd.
Planning Application
Extension and Alterations to ProvideAdditional Accommodationat The Old Peat Works
