Report
Avon Lodge, Rugby Road, Brandon.
Application reference R/08/0307/ PACA
Erection of a first floor side extension and a single storey rear extension
Expires
15/4/08
Authorised Use
Residential
Relevant decisions
Erection of two storey side and rear extension and single storey rear extension Withdrawn
Technical Consultations
None required
Third Party Consultations
Neighbours
No objections received
Parish Council
No comments received
Other relevant information
The property is a modern two storey detached dwellinghouse that is situated within the village of
Brandon a local needs settlement as specified in policy S3 of the Rugby Borough Local Plan
2006
It stands between a listed building and a traditional cottage within a Conservation Area. The
application site also fronts the Brandon Green, which is a focus to a war memorial and central to
the older part of this village.
The village has more than 100 dwellings set along its four principle roads. Most of the village
falls within the Conservation Area. Spanning more than four centuries, the buildings reflect the
architectural preference of builders from different periods and give Brandon a pleasing lack of
uniformity
This property is relatively featureless with red brick and brown tiles. It is gable sided with a
single pitched roof garage on its northwestern side. The adjacent property known as “The
Hollies” is a Listed Building and is currently vacant. It was formerly a residential care home. The
Hollies is circa 1800 and is a 3-storey building with a two-storey wing. This wing has 4 windows
at first floor level that overlook the application site. A single storey lean too outbuilding is formed
at the side of this property .It stands close to the joint dividing boundary between these
properties and has two side facing windows. An approximate 1.8 metre high wall is formed
along the joint boundary.
A Thatched cottage is situated on the southeastern side of the application site. The property is
situated approximately 1.5 metres below the ground level of the application site.
The dominate building materials within this area is predominantly red brick, some rendered or
painted There are early examples of cottages dating back as far as the 16 th and 17th centuries
and are in the form of timber frames with in brick infill panels painted white or cream. The
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traditional buildings are mostly of simple design with little architectural decoration. There are
three 19th century houses adjacent to the village green and all have wall patterns with grey
brickwork. Opposite is the former Brandon school, which stands empty and is falling into
disrepair. This property reflects a more grandiose architectural style of the Victorian era
A previous application for a two-storey extension, single storey rear extension and alterations to
the existing single storey front aspect was withdrawn. The Local Planning Authority considered
that the extensions brought the massing of the property closer to the boundary into an
incongruous form and an overbearing relationship with the historic or traditional buildings .The
insertion of two gables, white render and multi planned fenestration resulted in a busy elevation
and the lack of rhythm, mismatch between scale of openings and dominance of render
accentuated the discordant design within the village, detracting from the otherwise traditional
appearance of the street.
On this occasion the applicant has submitted a revised application following negotiations with
the Local Planning Authority. The proposal involves a first floor addition and a single storey rear
extension.
Planning Policy Guidance
RBLP policy GP 1 Complies Appearance and Design
RBLP policy GP3 Complies Protection of Amenities
RBLP policy H 8 Complies Residential extensions
RBLP policy H 22 Complies Extension to houses in the countryside and local needs
settlements
RBLP policy E 10 Complies Development within a Conservation Area
RBLP policy E 14 Complies Development affecting the setting of a Listed Building
RBLP policy E 8 Complies Ecological habitats
Determining Considerations
Policy GP1 deals with the appearance and design of development. This policy indicates that
planning permission will only be granted for development, which amongst other matters
safeguards or creates an attractive environment. The policy requires that the scale, massing,
form and orientation of buildings is attractive, unobtrusive and does not detract from local
amenity or the appearance of the building being extended. Policy H8 has similar aims to policy
GP1 indicating that extensions to existing dwellings will be approved provided they respect the
scale and character of the existing building, the surrounding area and the amenities of nearby
residents. Policy H22 permits extensions to residential properties in the countryside where they
do not substantially increase the size of the original building. The policy indicates that
proposals, which result in disproportionate additions over and above the size of the original
building, will not be permitted. Policy GP 3 aims to protect the residential amenities of nearby
residents from development. Policy E 10 seeks to ensure that all new development would
preserve and enhance the character of a Conservation Area.
The property faces Main Street and sits adjacent to a grade II prominent Georgian classical
style dwelling. The street scene has a number of historic buildings and overall the area conveys
a sense of historical cohesion .The application property currently sits fairly awkwardly amongst
the older buildings since it neither respects scale, materials or architectural discipline found in
the historic examples
The property is highly visible and is seen juxtaposition with the more distinctive listed building
[The Hollies]. Avon Lodge at present has a relatively small mass and is visually set apart from
the Hollies by the 5-metre set back for the first floor.
The proposed first floor addition is both subservient and simple in design whilst the single storey
rear addition forms a shallow lean too extension. The overall design does not detract from the
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visual amenity of the locality and will not harm the special character of this part of the Brandon
Conservation Area. In addition the proposal does not materially affect the setting of the listed
building Therefore the proposed development will comply with policies GP 1, H 8 , E 10 and E
14 of the Rugby Borough Local Plan 2006 which seeks to ensure that all new development is
sympathetic to its surroundings and that it will preserve and enhance the character of a
Conservation Area and it is not detrimental to the setting of a Listed Building
In terms of residential amenity the proposal is considered satisfactory. In view of its siting, size
and relationship with adjacent properties it is considered that the proposed development is not
overbearing and therefore will not adversely affect the amenities of neighbouring residents in
terms of outlook, loss of amenity or privacy. The proposal involves a Juliet balcony on the rear
of the property. By the nature of its design and position the balcony does not give rise to an
increased level of overlooking that would warrant a reason for refusal. Therefore the proposed
development will comply with policies GP 3 and H 8 of the Rugby Borough Local Plan 2006.
The Council’s Ecology Officer has mentioned that the proposal affects roof space and has
advised about the protected status of bats. In addition the site also lies within 150 metres of
Ecosite 20/47 –[Brandon Hall]. If evidence of any protected species are found then work should
stop until Warwickshire Ecology unit is contacted. Therefore the proposed development will
comply with policy E 8 of the Rugby Borough Local plan 2006 which seeks to protect ecological
sites
Policy H 22 of the Local Plan specifically addresses extensions to existing houses in the open
countryside. This policy states that in such areas extensions will be allowed where they are
sympathetic to the scale and character of the original dwelling and do not substantially increase
its size. The policy seeks to ensure that the range and type of housing stock in the countryside
is maintained in order to meet the varying needs as well as maintain the overall character and
appearance of the property.
Whilst the Planning Authority welcomes improvements to existing properties, Policy H22
specifically seeks to restrict developments that are disproportionate to the original building. In
the explanatory text to this Policy the Council gives a guideline figure of approximately 25%
over and above the volume of the original dwelling as an indication as to what should be
regarded as disproportionate.
The volume of the existing dwelling equates to 806 cubic metres approximately. A conservatory
with a volume of 45 cubic metres has been added to the property. The proposed development
equates to an approximate volume of 175 cubic metres
The current proposals would result in a 27% increase in the overall size of the property.
Therefore the proposal is considered to comply with the general thrust with policy H22.
Recommendation
That planning permission be approved
Prepared by: Brian Slater 15/04/2008
Principal Planning Officer Comments:
Whilst officers would wish to see a new timber garage door and design and finish details of all
windows, the majority of these works would be PD and therefore it is unreasonable to impose
such a condition – note to applicant done instead.
Checked by: Richard Holt 15/04/2008
Report Sheet