S Scarano
Site:
19 Swannaton Road, Dartmouth, Devon, TQ6 9RL
Application No:
15/1994/01/F
Date Received:
4th December 2001
Agent:
Marshall NTC Bailey Design 9 Jawbones Hill Dartmouth Devon
TQ6 9RW
Applicant:
Ms S Birch
Development:
Alterations to driveway, garden and elevations of house, and
small side extension
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Case Officer:
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Issues
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This map is reproduced from the Ordnance Survey material with the
permission of Ordnance Survey on behalf of the Controller of Her
Majesty's Stationery Office © Crown copyright. Unauthorised
reproduction infringes Crown copyright and may lead to prosecution
or civil proceedings. South Hams District Council. LA 079391. 2002
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Scale 1:2500
For internal reference only – no further copies to be made
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Policies
Development Boundary
Area of Outstanding Natural Beauty
Policy Area 1
Consultations
Devon County Council – County Highways Authority
No objection
South West Water
No objection
Environment Agency
No objection
Environmental Health Section
No objection
Town
Dartmouth Town Council make the following observations:Object on the grounds that the proposal fails to improve the existing appearance of the
building and is out of keeping with other properties.
One letter of support from the applicant’s agent is included in the Members’ bundle of
letters
Case Officer Report
The Application Site and Proposal
The application site contains a modern two-storey detached house, sitting on a large
terraced plot of land, which is above road level. Access to the site, both vehicular and
pedestrian, is via a shared driveway, which rises up to a garage and hardsurfaced area in
front of the house. The site is currently in a slightly dilapidated state with an overgrowth
of vegetation to the front.
The existing house has no uniform design or materials. The two-storey part of the house
has a fibreglass flat roof and a distinguishing glass wall to the front elevation at first floor
level. The single storey part of the house, to the west, has a pitched roof clad with
concrete tiles. The walls vary from rendered blockwork, rendered timber framing,
decorative stone and face brick. The windows range from steelframe, aluminium and
UPVC.
The proposal is for various changes to the external appearance of the dwelling, a small
rear extension, use of the roof space within the existing pitched roof and earthworks to
the rear garden and front parking area. The proposed changes are summarised below: 
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A rear extension over the existing rear balcony on the west elevation, measuring 10.5
square metres in area;
Re-cladding of all external walls in vertically hung timber cladding;
Replacement of the pitched tiled roof with a pitched stainless steel roof.
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
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Replacement of all windows with double glazed timber windows;
Installation of a new window in the rear pitched roof, in order to use the space in the
pitched roof as a bedroom;
New raised rooflight in the flat roof over the bathroom and removal of the existing cold
water storage tank at roof level;
Installation of two solar hot water panels in the front (south) pitched roof slope;
Levelling out of the rear garden to the west;
Removal of the staircase to the front area of the house and part demolition of the
existing garage, in association with earthworks, including construction of a retaining
wall and landscaping, to provide parking and turning space for vehicles;
Construction of a new access stair from the shared driveway to the front and rear of the
house; and
Extension of the existing brick plinth wall to the front of the house by 3.5 metres.
The applicant has requested the above changes in order to give the house a more
coherent appearance and improve thermal insulation.
Site History
The house was constructed in 1961, with a rear extension built in 1973.
Planning Policy
Development Plan polices C2, C4, C9, SHDC1 and SHDC15 apply. These policies allow
development only where the natural beauty and landscape features of the area are
conserved and enhanced and state that development is permitted where it is compatible
with the character of the site and its surroundings, and where there would be no
significant adverse effects in relation to traffic, parking and local amenity, amongst other
issues. The site is also in Policy Area 1, where development should not significantly alter
the density of buildings or increase the number of vehicles in the area.
Consultations and Representations
Dartmouth Town Council objects to the proposal on the grounds that the proposed
changes fail to improve the existing appearance of the building and are out of keeping
with other properties in the area.
Analysis
Given the modern design of the house and the existing mix of materials, the proposed
elevational changes are acceptable in design terms as they will provide a more coherent,
tidy and uniform look to the building.
On the front elevation, the proposed timber cladding is restricted to ground floor level
and will replace the existing face brick, stone and rendered walls. The existing glass wall
at first floor level of the front elevation will remain. To the side (west) elevation, the
timber cladding will replace the face brick and rendered walls. However, given that
most of the cladding to the front is at ground floor level and that the remaining cladding is
to the side elevation, the use of timber will not have a detrimental impact on the
appearance and character of the AONB.
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The proposed timber framed windows are also acceptable, as this will be an
improvement to the existing metal and UPVC windows. The new stainless steel roof will
replace the concrete tiled roof and given the modern design of the house, the use of this
type of material is also acceptable in principle. However, it is recommended that a
condition be imposed requiring samples and details of the timber cladding and roofing
finishes to be submitted for the approval of the Local Planning Authority prior to
installation.
The Town Council have also objected on the grounds that the proposal is out of keeping
with other properties in the street.
Although it is acknowledged that the materials proposed are different to other properties
in the road, the streetscape is comprised of a mix of housing styles and forms. All of the
surrounding houses are detached and are set in their own grounds and therefore there is
some scope for variety.
Further, the area is not designated as a Conservation Area and there is no historic fabric
or historic character that particularly needs to be retained. The issue for this site is
whether the natural beauty of the land will be conserved and enhanced. As the existing
house is of a modern design, it is considered that the proposal will conserve the natural
setting and beauty of the area, and will in fact give the house a more coherent and tidy
look, which could be argued will enhance the visual amenities of the locality.
The proposed rear extension is small in size and due to its location will not be visible from
a public place.
The solar hot water panels are to be installed on the front roof slope of the pitched roof,
which has a southern aspect. The use of solar energy should be encouraged and given
the modern material to be used on the roof and the modern design of the house, it is not
considered that these panels will further detract from the appearance of the area.
The levelling out of the garden to the rear is acceptable as it will not be readily visible
from a public place and will provide an area of usable open space for the enjoyment of
the dwelling house.
The proposed earthwork changes to the front of the house involve removing the existing
concrete staircase and part of the garage in order to build a new retaining wall with
landscaping. This will provide space for at least two vehicles to park, with a turning
facility. This is acceptable in design terms as the existing area is in a messy and
haphazard state and, with the additional landscaping, will visually improve the existing
appearance of the front area of the house. It is recommended that a condition be imposed
requiring details of the landscaping and hardsurfacing to be submitted for approval.
The proposal also includes the use of the space within the pitched roof as a bedroom.
This involves the installation of a new window in the rear roof slope. This aspect of the
proposal, however, is “permitted development” and would not require planning
permission.
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Conclusion
The proposed elevational changes to the house are acceptable given the existing modern
design of the house and the mix of existing materials. The changes will provide a
coherent and tidy appearance to the dwelling and are not considered to be contrary to
relevant Development Plan policies.
Although the materials used are different to other houses in the area, the streetscape is
one of large detached houses on individual plots and as the area is not designated as a
conservation area, there is some scope for variety in the street.
The changes to the garden and front parking area are also acceptable subject to details of
the landscaping and hardsurfacing to be submitted for approval.
Human Rights Act
Due regard has been given to the provisions of the Human Rights Act, and in particular
Article 1 of the First Protocol and Article 8, namely the right to the peaceful enjoyment of
property and the right to respect for private and family life. The concerns expressed by
the Town Council are acknowledged and have been carefully assessed against Article 8
of the Act. In addition, it is accepted that neighbours are affected by the proposal, albeit
they have raised no objections to the application.
However, arriving at a
recommendation on this application, those rights have been balanced against the rights
of the applicant under Article 1, Protocol 1 and the wider planning aims of achieving the
most beneficial use of the land and the wider community interests as expressed through
the planning policies for the area.
Recommendation
Conditional approval.
Conditions
- Ms S Scarano
1 - NS03 (Standard NS3)
2 - NA08 (Materials. NA8)
3 - NA22 (Windows and Doors. NA22)
4 - Non Standard
Solar Panels
5 - NB30 (Exclusion of G.D.O. NB30)
6 - Non Standard
Hardsurfacing
7 - NE01 (Landscaping. NE1)
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