Loading document...
THE APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE EXTENSION IS MORE THAN 50% OF THE EXISTING FLOOR AREA
1.0 The site is the residential curtilage of an existing dwelling, Great Gates, which lies on the western side of the A5. The site is 260m to the south of the former Lancashire Hotel and 430m to the north of the Mann Cat Sanctuary on the other side of the road. The site itself is around 0.6 acres in area. The house is a two storey traditional cottage as viewed from the front, other than the large square windows on the first floor, with a flat roofed single storey annex to the left and a two storey flat roofed rear annex viewable to the right. At the rear the property is a flat roofed two storey addition which extends across the full width of the rear elevation.
1.2 The existing floor area amounts to 181 sq m (the applicant indicates it is 195 sq m).
2.1 Proposed is the extension of the property. The flat roofed extension will be provided with a pitched roof on the left hand side of the rear elevation and the remainder of the flat roofed section will be retained joining a new two storey extension on the right hand side, projecting from the existing property by 5.3m. At the front this addition will effectively remove the flat roofed single storey annex and provide an extension, slightly lower (100mm) than the main ridge. Also proposed is the removal of the existing dashed render and its replacement with painted render
2.2 Proposed is the addition of a further 149 sq m - an increase of 82% over and above the existing (the applicant indicates that the increase is 154 sq m, an increase of 79%).
3.1 The site lies within an area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982. As such there is a presumption against development as set out in Environment Policies 1 and 2 of the Strategic Plan. There is, however, provision for alterations and extensions of traditional properties set out in Housing Policy 15 which states:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
4.1 No planning applications have been submitted in respect of this site in recent years.
5.1 There are no representations at the time of writing.
6.1 The extensions are greater than the prescribed 50%. However, they attempt to redress features which have been added which detract from the traditional character of the property - the flat roofed two storey element which is visible from the public highway, the installation of casement windows in the front elevation.
6.2 The majority of the additional fabric is to be added at the rear: the additional side elevation will be visible both from the front and southern side. In both cases these elevations will be improved aesthetically. The drawings aren't clear but they seem to indicate that the elevations will be painted render rather than the brown dash which is on the property at present.
6.3 Housing Policy 15 does make provision for extensions which are more than 50% of the area of the existing dwelling. In this case, it is important to consider what the impact of the additional massing will be to the benefit of the appearance of the existing cottage and its overall impact will not be increased as a result.
6.4 As such, the application is recommended for approval as it is considered to accord with Housing Policy 15.
7.1 The local authority, Santon Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 12.03.2013
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This application relates to the alterations and extensions as shown in 532-02B received on 12th February, 2013.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: _________________________ Committee Meeting Date: 25/3/13
Signed: _________________________ Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
Copyright in submitted documents remains with their authors. Request removal
