Planning Application No: 22/2009/10119
7 Day Notice: NO
1.
Site Description
1.1
A modern (1980s) detached dwelling at the entrance to cul-de-sac Manor Park,
within the development limits and Conservation area of Cowling. As the property is
at the entrance to the estate it is more readily viewed in the street scene of Queen
Street. Adjacent are a pair of circa 1930’s semi-detached properties, however the
local area is more generally characterised by Victorian terraced dwellings.
2.
Proposal
2.1
The proposal has two elements. Firstly the replacement of the existing marshall
stone effect concrete tiles to the roofs of the house and garage with Marley modern
smooth grey tiles. Secondly, the installation of solar heat pipes on the south (rear)
elevation of the property. The pipes would be in the form of two panels, each
covering 5.3sqm of roof space.
3.
Planning History
3.1
5/22/33/D – Erection of 3 No. dwellings on land at Queen Street. Approved
06/06/1980.
3.2
5/22/33/C – Erection of detached house and two garages (reserved matters of
outline application 5/22/33/D). Approved 06/06/1980.
4.
Planning Policy Background
4.1
Saved Local Plan Policy H20, and Appendix F. PPG15 ‘Planning and the Historic
Environment’ and PPS22 ‘Renewable Energy.’
5.
Parish/Town Council Comments
5.1
None received
6.
Consultations
6.1
None necessary
7.
Representations
7.1
None received
8.
Summary of Principal Planning Issues
8.1
The effect of the proposed alterations on; the character and appearance of the
dwelling, street scene and Conservation area.
9.
Analysis
9.1
Policy background;
9.2
PPS22 sets out that in Conservation areas planning permission for renewable
energy projects should only be granted where it can be demonstrated that the
objectives of designation of the area will not be compromised by the development,
and any significant adverse effects on the qualities for which the area has been
designated are clearly outweighed by the environmental, social and economic
benefits. PPG15 sets out that a high priority must be given to the objective of
preserving or enhancing the character or appearance of Conservation areas. It is
stated that preservation can be achieved either by development which makes a
positive contribution to an area’s character or appearance, or by development
which leaves the character and appearance unharmed.
9.3
Replacement roof tiles;
9.4
As per the existing roof tiles, the proposed tiles would be concrete. As the
application property was built on a separate reserved matters application to the
remaining properties on Manor Close the roof tiles are Marshall stone effect tiles
rather than Marley roof tiles. As such, the replacement tiles would match the roof
tiles in place on the other properties on Manor Close. Although the use of concrete
tiles is not normally acceptable in a Conservation area, particularly as the
neighbouring properties around Queen Street have natural blue roof slates, as the
property already has concrete roof tiles there would be no grounds for refusing
planning permission in this instance.
9.5
Solar pipes;
9.6
At a surface area of 10.6 sq m, the solar pipes would cover approximately half of
the existing surface area of the rear roof slope. The solar pipes would be on the
rear elevation, and therefore would not form part of the street scene of Queen
Street. They would however be particularly visible from the cul-de-sac road serving
Manor Close. Whilst the Local Planning Authority seeks to support the installation
of renewable energy sources in the District, it is considered that the scale of the
solar pipes, their level of visibility, and coverage of half the roof slope, would make
the solar pipes appear as conspicuous and alien features on the application
property and within the Conservation area. As such it is considered that the solar
pipes would harm the character and appearance the application property and of this
part of Cowling Conservation area, thus conflicting with the aims and objectives of
Saved Local Plan Policy H20 and PPG15.
10.
Recommendation
10.1
Refusal
11.
Reasons for refusal
12.1
The Local Planning Authority is of the opinion that the solar pipes would, by virtue
of their design, size, level of coverage of the roof slope of the property, and their
level of visibility from Manor Close road, be at odds with the character and
appearance of the existing property and the Conservation area. The proposal
therefore conflicts with the aims and objectives of Saved Policy H20 of the Craven
District (Outside the Yorkshire Dales National Park) Local Plan, PPG15 ‘Planning
and the Historic Environment’ and PPS22 ‘Renewable Energy.’