1.
Site Description
1.1 Sunny Ridge is a small bungalow situated off Hesley Lane in Rathmell. The bungalow
has a stonework frontage with double bays and is rendered at the rear and sides. The
property which is set back from the road by approximately 13m has a gravel drive, part
of which sweeps around to the front of the house. A detached garage set back from the
front of the property is located at the eastern side of the property. The property has a
single storey extension to its rear. A large modern two storey property is situated to the
west of Sunny Ridge. To the east there is the garden area and drive of Holy Trinity
Vicarage and to the north-east the Vicarage itself. Numerous trees at the southern end
of Sunny Ridge’s garden where it meets Hesley Lane provide some shielding of the
property from the highway although it can still be seen from points along it.
1.2 The application premises are situated outside of the development limits of Rathmell
within the Special Landscape Area.
2.
Proposal
2.1 Single storey extension to front of bungalow.
3.
Planning History
3.1 5/59/84 single storey extension to rear of property to provide dining accommodation.
Approved 13.05.97.
4.
Planning Policy Background
4.1 Craven District Council Local Plan – Policies ENV1 (Developments in Open
Countryside), ENV2 (Requirements for Development in Open Countryside), ENV4
(Special Landscape Area), H20 (Extensions to Existing Dwellings), together with
Appendix F (Residential Extensions).
5.
Parish/Town Council Comments
5.1 None received to date.
6.
Consultations
6.1 NYCC / Highways Authority has commented as follows: “That permission be granted subject to the undermentioned conditions
HW07 – Prior to the commencement of any other part of the development hereby
permitted, the access(es) to the site shall be laid out and constructed in accordance
with the following requirements: (ic)
the crossing of the highway verge and/or footway shall be constructed in
accordance with the approved details and/or the Specification of the Highway
Authority.
(ii)
any gates, barriers or other means of enclosure shall be erected a minimum
distance of 4.5m back from the carriageway of the existing or proposed highway
and shall open into the site;
(iv) that part of the access(es) extending 4.5m into the site from the boundary of
existing or proposed highway shall be made up and surfaced in accordance
with approved details and/or Specification of the Highway Authority.
(v)
provision to be made to prevent surface water from site/plot discharging onto
existing or proposed highway in accordance with approved details and/or
Specification of the Highway Authority.
NOTE: You are advised that a separate licence will be required from the Highway
Authority in order to allow any works in the adopted highway to be carried out. The local
office of the Highway Authority will also be pleased to provide the detailed
constructional specification referred to in this condition.
Reason – To ensure a satisfactory means of access to the site from the public highway,
in the interests of vehicle and pedestrian safety and convenience.
7.
Representations
7.1 None received to date.
8.
Summary of Principal Planning Issues
8.1 Impact on the character and appearance of the application premises and surrounding
area.
8.2 Impact on neighbouring properties.
8.3 Highway Issues.
9.
Analysis
9.1 Policies ENV1 provides strict criteria as to when development within areas classified as
open countryside will be acceptable to the Local Planning Authority. Policies ENV2 and
ENV4 require that any development acceptable in principle should in its siting, design
and use of materials accord with the surrounding countryside / SLA. Policy H20 of the
Local Plan would allow the extension of existing dwellings provided that the scale, size,
materials and proportions respect those of the existing dwelling and that there are no
adverse effects on the appearance of the street scene or the amenities of the occupants
of nearby dwellings. Criterion 1 of this policy requires that “The scale, design, proportion
and materials of the extension are such that they respect the original property and do
not have an adverse effect on the street scene”. Appendix F provides the following
advice on front extensions: “6.1 Any extension to the front of a house is likely to be visually prominent unless the
house is set in a large and/or well-screened garden. As a result, the design of front
extensions needs very careful consideration and they will only be acceptable where the
design is appropriate and where the character of the street scene is such that there is
no set design of dwelling nor a regular building line.”
9.2 Sunny Ridge is a small, attractive residential property with large garden area to the
front, which is visible from Hesley Lane. The most attractive feature of the property is its
double bay stone frontage. The development proposed here would involve a front
extension, to the right hand side of the central front door, which while retaining the
proportions of the bay as exists, would project 3m further forward than the identical bay
at the other side of the central door. The extension would involve the creation of a
transverse roof slope with its gable facing Hesley Lane. These changes are
acknowledged to detract to some degree from the property’s frontage, although not on
balance it is considered, to a degree that would warrant the refusal of this planning
application. The property is partially shielded from Hesley Lane by trees and as the
Lane is characterised by great differences in the age, size, style and position (in terms
of proximity to the Lane) of properties situated along it, there would be no significant
adverse affect on the street scene should this application be approved. For these
reasons the proposal accords with design guidelines on front extensions set out in
Appendix F. The use of existing materials or new materials to match the existing
property accords with all policies relevant to this application.
9.3 As a residential extension within the curtilage of a dwellinghouse this application is not
considered to conflict with Policy ENV1 which aims to prevent the degradation of the
open countryside through sporadic development.
9.4 Given the distance of the proposed front extension from the boundary with the
neighbouring property to the west and the high hedge which marks this boundary it is
not considered to adversely impact upon amenities of this property. The eastern
curtilage of the property is marked by a 1.3m high wall; at the other side of which the
ground falls away into the garden area of the Holy Trinity Vicarage. It is proposed to
include a window 1.5m x 1.2m in the eastern elevation of the extension which would
overlook to some degree this garden area. However, given the distance of
approximately 8m between the window and the curtilage of Sunny Ridge and the fact
that this section of the very large garden, which runs adjacent to the drive of the
Vicarage, has the appearance of an “approach” to the main house rather than private
garden area, there is not considered to be any unacceptable loss of amenity to
neighbouring residents as a result.
9.5 As a result of development the existing area of gravel drive running in front of the house
at present is to be replicated in front of the proposed extension, even though adequate
parking facilities already exist elsewhere on the site. The Highways Authority has
recommended the imposition of a condition to be placed upon any approval requiring
the improvement of access where the drive meets the county highway. This proposal
will not degrade the existing access in any way nor is it considered to lead to an
intensification of use of this access and therefore the condition is not considered
necessary.
10.
Recommendation
10.1 Approve application (subject to conditions).
11.
Summary of conditions
11.1 Standard time limit and reason 2.
11.2 The barge boards to be used in the development hereby permitted shall be finished in a
colour to match those of the existing dwelling.
11.3 Prior to its first use a sample of the roofing material shall be submitted to and approved
in writing by the Local Planning Authority. Thereafter the development shall be
completed in accordance with the approved details.
11.4 Prior to its first use a sample of the stone to be used as a walling material shall be
submitted to and approved in writing by the Local Planning Authority. Thereafter the
development shall be completed in accordance with the approved details.
Reason for 2- 4
The extension hereby permitted will be situated in a prominent position and the use of
materials and finishes to match the existing property is essential to ensure a standard of
development which will not detract from the character and appearance of the application
premises or the surrounding area.