1. Site Description 1.1 ‘Chapel Croft’ comprises a small stone built bungalow located on the northern edge of the town, to the west side of Chapel Hill. This steeply rising ground at the entrance to Skipton Woods contains a number of modern bungalows to the rear of traditional 19th Century buildings – some of which are grade II listed. The site falls within the Skipton Conservation Area. 1.2 The application site is rectangular in shape and is bounded by other residential properties on three sides. Ivy Bank to the south is sited at a lower ground level. 2. Proposal 2.1 The erection of an extension to the west side of the existing single storey structure, to form living accommodation (including a roof gallery). The external materials will match the existing, ie. natural stone walling (including window surrounds and cills) and reclaimed stone slate roof. 3. Planning History 3.1 5/63/1823 – Extension to form living room, bedrooms and garage. Refused 20 th May 1991. 3.2 5/63/1823/A – As above. Refused 2nd September 1991. 3.3 5/63/1823/B – Single storey extension to form additional living room, bedrooms and garage. Conditional approval 16th December 1991. 4. Planning Policy Background 4.1 PPG1 “General Policy and Principles”. PPG15 “Planning and the Historic Environment”. 4.2 North Yorkshire County Structure Plan Policy E4. 4.3 Craven District Local Plan: Policy BE11 “Development in Conservation Areas” and Policy H20 “Extensions to Existing Dwellings”. 5. Parish/Town Council Comments 5.1 Skipton Town Council: “No objection”. 6. Consultations 6.1 No technical consultations required. 7. Representations 7.1 Occupants of “Highfields”, Chapel Hill: Objection. “Chapel Hill is a principal approach to Skipton Woods and is closely related to the setting of the Castle and Parish Church”. Concern is expressed that: The existing roof line and chimney stack is raised – setting a “precedent and new datum level”. The roof lights in the north pitch will allow direct view into the rear garden and rooms of Highfields reducing privacy/amenity. Previous applications have been refused, and the District Planning Authority should be consistent. 8. Summary of principle planning issues 8.1 The effect of the extension on the character and appearance of the Skipton Conservation Area. 8.2 Whether the proposal would have an unreasonable effect upon the amenities of the occupants of nearby dwellings. 9. Analysis 9.1 The existing single storey dwelling is extremely small, even taking into account a recent side extension built under permitted development rights. This present proposal is to replace the extension with a larger one, incorporating a small “gallery” in the roofspace. As a result, the extension would have a ridge height 1 metre higher that the original building. 9.2 In 1991 two applications for substantial two-storey and single storey extension were refused because of their visual impact and the adverse effects on the Conservation Area. However, in December 1991 a third application, limited to single storey extensions, was approved. 9.3 The current architect designed proposals would provide less accommodation than that previously approved and, despite the increased roof height, the extension is not so large as to create a visually dominant feature. Indeed, the larger bungalows to the north and west are more prominent (and incongruous) when viewed from higher ground on the edge of the town centre. 9.4 On the first issue it is therefore concluded that the extension (which is designed to be in keeping with traditional local buildings and materials) would have no harmful effect on the character and appearance of the Conservation Area, or the setting of nearby listed buildings. 9.5 Turning to the second issue, the nearest neighbouring property is Ivy Bank to the south. Although this bungalow is sited at a lower ground level there is no direct overlooking from the extension and privacy will not be harmed. Representations from the occupiers of the property to the north west, “Highfield”, refer to roof lights in the north roof plane and the potential loss of privacy. However, these are to be fitted with obscured glass. In any case Highfield is some 45 metres away on higher ground and the proposed development will not have any significant impact on the amenities of the occupants. 10. Recommendation 10.1 Approval of the application is recommended. 11. Summary of Conditions 11.1 The roof lights on the north plane to be fitted with obscured glass.