Report Authorised Use Residential. Relevant decisions 1174/11: Residential development 1399/14: Seven Houses 638/15: Seven Houses R84/1028/14214/P: Erection of single storey rear extension – Approved R00/0844/14214/P Installation of dormer window -Approved Technical Consultations Conservation Officer – Has advised that pitch of extension roof not in keeping with main roof of dwelling but considering that property is modern and extension sited at the rear, proposal not harmful to the conservation area. Ecology – Recommend note highlighting the protected status of bats should the proposal affect roof space. Site lies within 110m of Ecosite 36/48 (Monks Kirby Churchyard and Cemetery). Third Party Consultations Monks Kirby Parish Council – Support application. Neighbours – No comments received. Other relevant information The property is a link detached two-storey dwelling located in the Local Needs Settlement of Monks Kirby. The property is within the Monks Kirby conservation area. Planning Policy Guidance RBLP Policy GP1 Complies RBLP Policy GP3 Complies RBLP Policy H8 Complies RBLP Policy H22 Complies settlements RBLP Policy E10 Complies Design and appearance of development Protection of amenity Residential extensions Extensions to houses in the countryside and local needs Development in conservation areas. Determining Considerations The main issues concerning this application are the impacts of the single storey rear extension upon visual and residential amenity, the conservation area and the range and type of dwelling stock available in the countryside and Local Needs Settlements. GP1, H8, E10 The property is relatively modern and has had a conservatory, utility room and sizable rear dormer window added to the dwelling over the years (see history). The proposed extension is generally in Report Sheet keeping with the dwelling and would not appear incongrous or be harmful to the appearance of the streetscene, conservation area or visual amenities of the locality. An amendment was sought to increase the pitch of the extension roof by increasing the height of the extension and lowering the eaves, however the height of the extension is restricted by the window above and it is understood from the agent that by lowering the eaves would result in poor weathering detail at the junction with the existing utility room. Although the pitch of the roof has not been increased, considering the age of the property and that the utility room has a flat roof and a modern conservatory is present, it is not felt that the extension would be harmful to the conservation area. The amended plans have included an alternative window design. The windows in the extension are now more in keeping with the other windows of the property and respect the character of the dwelling more. GP3, H8 The proposed extension is distanced sufficiently away from neighbouring properties to impact upon habitable rooms and cause harm to residential amenity. 1.8 metre fencing is present on the North Western boundary which helps screen the proposal from no. 4, and planting is also present on the boundary shared with no. 8 to screen the proposal further from this property as well. Considering the size and siting of the extension and with regard to the boundary screening present, the proposal is not harmful to residential amenity. H22 The original dwelling has a volume of approximately 567 cubic metres. A conservatory, rear dormer and utility room extension have been added to the property The proposed extension would amount to 29 cubic metres, but with consideration to the previous additions to the property, the total amount of additions would equate to approximately 113 cubic metres. This represents an increase of around 20% of the volume of the original dwelling, and the extension is considered therefore to be in proportion and would not adversely affect the range and type of dwelling stock available in the Local Needs Settlement. It is noted that a pergola is present in the rear garden. Although such structures have been held to occupy volume in terms of Permitted Development provisions, the sides and top of the pergola are significantly open and the pergola is not considered to be an addition to the dwelling. Considering that the pergola is not habitable or usable space as such, and that the price of these structures would not significantly alter the sale price of the dwelling, the pergola is not considered to be an enlargement under H22. Overall, the scale and design of the proposal is in keeping with the dwelling and conservation area and would not be detrimental to the amenities of neighbouring properties. Recommendations The proposal is recommended for approval subject to a condition requesting matching materials. Prepared by: M Needham 25/10/2007 Checked by: signed on hard copy Report Sheet