Note: This report needs to be read in conjunction with the Decision Notice.
Ribble Valley Borough Council
DATE INSPECTED: 04/12/2015
DELEGATED ITEM FILE REPORT - APPROVED
Ref: AB
Application No:
3/2015/0892
Site:
1 The Fields, Sabden, Clitheroe BB7 9EF
Development Proposed:
Proposed two storey and single storey extension to side.
Addition of pitched roof to existing double garage.
Target:
24th December 2015
CONSULTATIONS: Town/Parish Council
Parish Council: None received
CONSULTATIONS: Highway/Water Authority/Other Bodies
LCC Highways: The Highway Development Control Section does not have any objections
regarding the proposed extension and pitched roof to garage and are of the opinion that the
proposed development should have a negligible impact on highway safety and highway
capacity in the immediate vicinity of the site.
CONSULTATIONS: Additional Representations
No representations have been received.
RELEVANT POLICIES:
Ribble Valley Core Strategy
Policy EN2 - Landscape
Policy DMG1 – General Considerations
Policy DME2 – Landscape and Townscape Protection
Policy DMH5 – Residential and Curtilage Extensions
National Planning Policy Framework
Section 7 – Requiring Good Design
Section 11 – Conserving and enhancing the natural environment
Section 12 – Conserving and enhancing the historic environment
COMMENTS/ENVIRONMENTAL/AONB/HUMAN RIGHTS ISSUES/RECOMMENDATION:
This application relates to the erection of two storey and single storey side extensions at 1
The Fields, Sabden and the erection of a pitched roof to the existing double garage. The site
lies within the settlement boundary of Sabden and is bordered by open countryside to the
south and west. The application dwelling forms part of an old farmhouse which was
subdivided to create two dwellings. The farmhouse building is stone built with stone windows
surrounds and quoin detail. Recent extensions to the building include a single storey
extension to the rear and porch extension to the north-east (side) elevation. The side
elevation is clad with k-rend and has reconstituted stone quoins and window surrounds. The
detached garage is located around 5m from the main dwelling and has a flat roof. The main
considerations in determining this application are the visual impact on the existing building
and surrounding area and the effect of the residential amenities of neighbouring occupiers.
The proposed development would be seen from long distance from Simonstone Road to the
south of the site and from public footpath no.78 140m south. Furthermore, it would be a
prominent feature in the context of the rear gardens of the immediate properties in the area.
The recent porch extension would be removed and a two storey side extension would project
beyond the north-east gable elevation by 3.05m. It would have a ridge height of 6.4m and
would be set down from the ridge of the original farmhouse by 200mm. A dual-pitched porch
extension measuring 1.5m x 2.65m would extend from the gable elevation of the proposed
two storey element. The extensions would be mainly faced with render, reconstituted stone
lintels, slate roof tiles and UPVC window frames and doors. However, the applicant has
agreed that the front elevation of the proposed two storey side extension would be carried
out using natural stone with natural stone quoins to match the host building. The proposals
also include the erection of a hipped roof above the existing double garage which would
increase its height from 2.3m to 3.3m. The roof would be constructed using concrete roof
tiles.
In this case the development is proposed on land designated as an Area of Outstanding
Natural Beauty. The AONB has the highest status of protection in relation to landscape and
scenic beauty. As such, the landscape and character of the Forest of Bowland Area of
Outstanding Natural Beauty will be protected, conserved and enhanced. The environmental
effects of proposals will be a major consideration and the design, materials, scale, massing
and landscaping of development will also be important factors. Furthermore, due to the local
character and age of the building, it is considered to be a non-designated Heritage Asset
(when considered against National Guidance) of historical interest. As such, new
development should make a positive contribution to the local character and distinctiveness of
the building. In terms of design, proposals to extend existing residential properties should
harmonise with the scale, design and massing of the surrounding area.
It is considered that the proposed extension would be characteristic of the linear nature of
the original building and would be of a style in keeping with its simple design and character.
In this case the proposed two storey side extension would be set back from the front and
rear of the original building and would be visually subservient to the main dwelling. The quoin
detailing to the front of the building would remain unadorned and the materials would
complement the parent property. Remains of the original openings of the building, including
natural stone cills and lintels, can be seen on the front elevation of the dwelling. New
windows openings with cast stone surrounds and UPVC frames have since been created. As
such, the window/door openings proposed do not raise any design concerns so long as they
reflect the style of existing opening including being recessed within the masonry. With
regards the extension of the garage roof, it would be more sympathetic and complementary
to construct a gable roof with slate tiles. However, modern properties immediately adjacent
the farmhouse have concrete roof tiles and the proposal would result in a visual improvement
when compared with the current situation.
The proposals would have no impact on the residential amenities of the adjoining property.
Fairfield, a modern detached dwelling, is located around 8m to the north of the proposed
development. The side elevation of this neighbouring property would face the rear of the
proposed development. There are no window proposed of the rear elevation of the extension
and therefore there would be no loss of privacy for this neighbour. The windows on the side
elevation of Fairfield are obscure glazed and are either non-habitable room windows or
secondary windows. Whilst the proposed development may result in some loss of light or
outlook from these neighbouring it would not result in enough harm to warrant refusal of the
application given that the farmhouse is set against the backdrop of a sizeable mill building
and there has been no objection received from this neighbour.
The proposals would result in an additional bedroom at the application property. The parking
requirement for a two-bedroom property is two off-street parking spaces which is already
accommodated on-site.
Taking account of the above, it is considered that the proposed development would not harm
the character of the existing farmhouse or the visual amenities of the Forest of Bowland
AONB nor would it result in any unacceptable harm to the residential amenities of
neighbouring occupants. As such, the proposed development accords with Core Strategy
policies DMG1, DME2 and DMH5.
RECOMMENDATION: Permit Conditional Planning Permission