1.
Site Description
1.1
Monte Vista is one of a pair of semi-detached bungalows on the north east side of
Crosshills Road at Cononley adjacent to the access to Cononley sports field. The site
is in the conservation area.
2.
Proposal
2.1
The proposal is to construct a two storey extension to the south eastern end of Monte
Vista.
3.
Planning History
3.1
Nothing relevant to this application.
4.
Planning Policy Background
4.1
Adopted Craven Local Plan policies BE11 – “Development in Conservation Areas”;
H20 – “Extensions to existing dwellings”.
5.
Parish/Town Council Comments
5.1
Cononley Parish Council have made the following comments :-
5.2
“It was agreed that the only concern regarding this extension was that the existing
roofline of those semi-detached houses should be retained and not heightened”.
6.
Consultations
6.1
None
7.
Representations
7.1
A letter has been received in connection with the application making the following
points :-
7.2
1. I wish to object to the change of height of the roof. I do not believe that structurally
it is desirable and should not be allowed.
7.3
2.The road next to Monte Vista is very narrow and this should be noted. There is also
the entrance to the sports field car park plus of course the public footpath to the
sports club and the playing field. I understand that sometime in the not too distant
future Crosshills Road is to be the subject of traffic calming between NYCC and
Cononley Parish Council.
8.
Summary of principle planning issues
8.1
The main issues in this case are considered to be whether or not the proposed
development meets the requirements of Local Plan Policy H20, and whether or not
the character of the Conservation Area would be preserved by the proposal.
9.
Analysis
9.1
Conservation Area Issues.
9.2
Monte Vista is one of a pair of semi–detached bungalows on the north east side of
Crosshills road in Cononley. It is also one of three dwellings which do not reflect the
character of the more traditional stone built cottages and terraced dwellings in that
area of Cononley ie. Madge Bank, Milford and the other half of the dwelling Lyneil.
9.3
The three dwellings appear elevated when viewed from the north of Cononley
Village and appear markedly different in style and materials to other dwellings in the
street scene in the locality which are in the conservation area. Monte Vista and Lyneil
appear as a symmetrical building which is single storey on the Crosshill Road side
and two storey at the rear. The other adjacent dwellings on the north side of
Crosshills Road are two storey and relatively simple in profile. None of the three
dwellings referred to could be said to enhance the character of the conservation area
but their appearance in the streetscene is not unduly harmful as they stand at
present.
9.4
However it is considered that the proposed extension, which would result in the
raising of the roof on the south west side of the pair of dwellings facing Crosshills
Road to two storey level, would unbalance the currently symmetrical frontage of the
two dwellings to the detriment of the streetscene and as such it would also be
harmful to the appearance of the Conservation Area.
9.5
Local Plan Policy Issues.
9.6
Local Plan Policy H20 states that extensions to existing dwellings will be permitted
provided that the scale, design, proportion and material of the extension respect the
original property and do not have an adverse effect on the streetscene. Proposals
should not result in loss of light or privacy to neighbouring dwellings.
9.7
The effect on the street scene of the proposed development has been evaluated
above in the section on conservation area issues and it was concluded that the
proposal would be harmful to the appearance of the conservation area in that it would
adversely affect the streetscene.
9.8
The proposal makes provision for the construction of a balcony on the rear at first
floor level of the new extension which would result in additional loss of privacy to the
rear garden area of Lyneil through overlooking.
9.9
It is considered therefore that the proposed development fails to meet the
requirements of local plan policies BE11 and H20 and consequently is unacceptable.
10.
Recommendation
10.1
Refusal
11.
Reasons for Refusal
11.1
The proposed extension would create an unbalanced appearance to the south west
principal elevation of the semi -detached dwellings known as Lyneil and Monte Vista,
consequently, in the opinion of the District Planning Authority the proposed extension
would be harmful to the street scene, and the character and appearance of the
Cononley conservation area.
11.2
It is also considered that the proposed balcony to the north east elevation of the
proposed extension would cause undue additional loss of privacy to the rear garden
area of Lyneil. Taking the above circumstances into account it is considered that the
proposed development fails to meet the requirements of Adopted Craven Local Plan
Policies BE11 and H20.