1.
Site Description
1.1
The application property is a semi-detached dwellinghouse that lies outside of
Development Limits, within the Special Landscape Area, to the south west of
Lothersdale village. The application property and Raygill House, which adjoins it to
the north east, were formerly a single dwelling (see “planning history”). Running past
the south western side of the application property is an access drive, immediately
beyond which is the side elevation of a dwelling called Rockwood, which is elevated
in relation to Raygill West.
1.2
The main vehicular access to the site is via a single width track from the south
western end of Lothersdale village, although the house is also accessible from the
north via Raygill Lane, which a public footpath follows the route of.
1.3
The front elevations of the application property and of the adjoining Raygill House are
finished in a marbled render that aims to mimic a coursed stone finish. The side of
Raygill West is finished in painted rough render and the rear is in natural stone. The
building sits under a twin pitched, natural stone roof. To the south western side of the
application property is a two storey random stone built outbuilding, which is
connected to the application property by a single storey, castellated link building,
which is of coursed stone construction and is heavily glazed in UPVC to the front.
The application property’s other windows are mainly timber-framed sliding sashes
that are recessed within full stone surrounds.
2.
Proposal
2.1
The applicants propose to demolish their two storey outbuilding and single storey link
building and erect a two storey side extension in their stead. The extension is to be
flush to the front of the building and is to continue the form and the southern roof
ridge of the existing building across to cover the land currently occupied by the
outbuilding. To the rear of the main body of the extension, continuing its northern roof
pitch down to single storey height, is to be a powder-coated aluminium-framed
conservatory style structure that is to cover an extension of the property’s kitchen.
2.2
The applicants propose to construct the main body of the extension in coursed rubble
stone under a natural stone roof to match the existing. The plans indicate that the
new windows are to match the existing. To the front of the main extension the
applicants propose a small, open-fronted porch, which is to retain the castellated
parapet wall of the link building.
3.
Planning History
3.1
SN696 – Conversion of Raygill House into two dwellings, approved 06/12/1951.
4.
Planning Policy Background
4.1
Local Plan policies ENV1, ENV2, ENV4 and H20 and appendices F, G and I.
5.
Parish/Town Council Comments
5.1
Lothersdale Parish Council: “…agreed to approve this application” (10/01/2003).
6.
Consultations
6.1
None necessary in this case.
7.
Representations
7.1
None received.
8.
Summary of Principal Planning Issues
8.1
The effect of the proposal on: the character of the building/street scene, the visual
and landscape character of the Special Landscape Area, the privacy and amenities
of neighbouring residents and the dwelling’s off-street parking capacity.
9.
Analysis
9.1
The proposed extension is to continue the front of the application property across
and will replace an outbuilding and a link building that currently detract from the
building’s appearance. The applicants originally proposed to construct the extension
in coursed random stone, the front of which would contrast markedly with the marble
effect render existing to the front of the building. The applicants have since agreed to
finish the front of the extension to match the existing front elevation, which can be
secured through the use of a condition. Subject to that condition, the materials
proposed to the extension will respect those of the original building.
9.2
The extension will add significantly to the application property’s width but it will
remain in scale and character with what is a long, horizontally emphasised front
elevation to Raygill West and Raygill House. The proposed windows will replicate the
construction and appearance of those to the existing building. The proposed porch
will be a novel feature, though the castellated parapet wall to the top of it will be
carried through from the existing link building. However, the porch will be of a small
scale – only slightly exceeding that which the applicants could erect as “permitted
development” – and there are already bay-window projections to the front of the
adjoining Raygill House. As such, it is considered that the porch will not cause
significant harm to the building’s appearance. The proposed conservatory style
kitchen extension will also be a novel feature but it will continue as far as is
practicable the form of the main body of the extension and, in not projecting beyond
the building’s rear elevation, will not be visually prominent.
9.3
The proposed extensions will be parallel to windows in the side of Rockwood but the
access track between the proposals and those windows and the raised siting of
Rockwood will prevent unacceptable overshadowing or overbearing thereof. The
application property already has two large south west facing windows, one of which
serves an existing study, that overlook Rockwood’s rear curtilage and, more
obliquely, its side windows. The proposed development would result in the
application property having a single, narrower side facing study window at first floor
level, though that window would be almost directly parallel to windows in the side of
Rockwood. Subject to a condition requiring that window to be fitted with obscured
glazing only and to prevent the creation of further windows without the approval of
the District Planning Authority, the development will improve the privacy enjoyed by
the occupiers of Rockwood. The side facing glazing at ground floor level will be at a
high enough level to prevent a serious loss of privacy to the occupiers of Rockwood
without the need for obscured glazing.
9.4
The extension will not develop any of the application property’s off-street parking
spaces or increase the level of accommodation that it provides to such an extent that
roadside to the possible detriment of highway safety will be necessitated.
10.
Recommendation
10.1
Recommend that planning permission be GRANTED.
11.
Summary of Conditions
11.1
Standard time limit.
11.2
Notwithstanding the details shown on the approved plans, the front (south west
facing) elevation of the approved side extension shall be finished in materials to
match the building's existing front elevation. No work shall commence on the external
walling of the extension's front elevation until a sample panel, of not less than two
square metres in area, showing the finish to that walling has been created, inspected
and approved in writing by the District Planning Authority. The south western corner
of the approved side extension shall be marked by stone quoins to match those to
the existing front elevation.
11.3
Reason: To ensure that the proposed finish materials to the front elevation
satisfactorily complement those of the existing building, in the interest of maintaining
the visual character of the building and wider area.
11.4
No work shall commence on the roof of the approved extension until a sample of the
proposed roof covering has been submitted to and approved in writing by the District
Planning Authority. Development shall be carried out in accordance with the
approved sample.
Reason: To ensure that the proposed roofing material will satisfactorily match the
appearance of that to the application property’s existing roof pitches, in the interests
of maintaining the visual character of the building and wider area.
11.5
All of the windows and doors to the approved two storey side extension shall be of
timber framed construction.
Reason: To ensure that the construction of the approved windows and doors reflects
the overriding character and appearance of the building's existing windows and
doors.
11.6
The first floor study window in the south western elevation of the approved extension
shall be fitted with glazing obscured to level 5 only and shall be maintained as such
thereafter. Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any Order revoking and reenacting that Order with or without modification), no further glazing of any kind [other
than that expressly authorised by this permission] shall be inserted into the approved
side extension’s south western elevation unless first agreed in writing with the District
Planning Authority.
Reason: To maintain a reasonable level of privacy for the occupiers of the
neighbouring house to the south west and to retain control over the creation of
additional windows that might overlook habitable room windows in the side of that
house.