Note: This report needs to be read in conjunction with the Decision Notice.
Ribble Valley Borough Council
DATE INSPECTED: 19/12/2014
DELEGATED ITEM FILE REPORT - APPROVED
Ref: AB
Application No:
3/2014/1071
Site:
Land adj Meadow View, Chapel Lane, West Bradford, BB7
4SN
Development Proposed:
Change of use of agricultural land to private residential
curtilage.
Target:
20th January 2015
CONSULTATIONS: Town/Parish Council
Parish Council: None received
CONSULTATIONS: Highway/Water Authority/Other Bodies
N/A
CONSULTATIONS: Additional Representations
No representations have been received.
RELEVANT POLICIES:
Ribble Valley Core Strategy (Adopted Version)
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
COMMENTS/ENVIRONMENTAL/AONB/HUMAN RIGHTS ISSUES/RECOMMENDATION:
This application relates to a change of use of agricultural land to private residential curtilage
at land adjacent Meadow View, Chapel Lane, West Bradford. Meadow View is a semidetached cottage that faces Chapel Lane and is located within the defined settlement
boundary of West Bradford. To the rear is an area of open land identified for its visual quality
and general openness. This plot of land is used predominantly for the grazing of livestock
and is separated from the rear elevation of Meadow View by a narrow gap.
It is proposed to extend the residential curtilage of Meadow View to include an area of
grazing land measuring 14m x 16m. A mortared stone wall would be erected along the
proposed rear boundary of the plot. This would be built to match the appearance of the
existing stone wall that forms the rear boundary of dwellings to the west. Approximately half
of the land would be hard landscaped with natural stone flags and a low natural stone
retaining wall would be built with steps upto a grassed area.
The parcel of land in question is designated as essential open space due to its significant
visual amenity value and forms part of a field used for agricultural grazing. The Council
recognises the importance that open space and green infrastructure makes to the quality
and attractiveness of an area. Core Strategy Policy DMG1 states that ‘development should
not adversely affect the amenities of the surrounding area’ whilst policy DME2 says that
‘development proposals will be refused where they significantly harm important landscape or
landscape features’. The extension of curtilages can have a significant impact upon visual
amenity and patterns of land use.
Core Strategy Policy DMH5 is relevant to this application and states the following:
Proposals for the extension of curtilage will be approved if:
1. The site is within a settlement, or,
2. The site is on the edge of a settlement providing:
 the new curtilage boundary follows an easily identifiable feature such as a road,
stream or hedgerow, or brings the boundary into line with existing adjacent
properties.
 the extension will not cause visual harm to the landscape.
 the extension improves the visual quality of the site.
In this case, the plot of land is within the settlement boundary of West Bradford. The
applicant sought pre-application advice in July 2013 and was advised to reduce the expanse
of garden area. However, whilst this advice has not been taken account of in this application
the proposed rear boundary would bring it into line with existing adjacent properties to the
west in accordance with Core Strategy Policy DMH5.
Although the current proposal to extend the residential curtilage by 14m to the rear of the
application property is considered generous it must be borne in mind that at current the
application property has no private amenity space to the rear and that the land in question
abuts the dwelling to the rear at a height of 1m above floor level. Whilst the proposed
extension of residential curtilage is likely to result in some visual harm to the landscape by
virtue of the associated domestic paraphernalia and uses of curtilage such as clothes drying,
laying lawns, garden furniture etc. the surrounding area is predominantly residential in
nature. It is considered that the change of use would be unlikely to cause significant
detrimental harm to the visual amenities of the area, particularly when viewed from the public
footpath on Grindleton Road, given that the proposed 1.2m high rear stone wall would
provide sufficient screening and would be seen against the backdrop of the application
property. In addition, the proposed stone wall would round-off this area of open land and
create a continuous stone wall along its south-eastern boundary. Should consent be granted
permitted development rights for any development within the curtilage would be removed via
a condition in order to protect the openness of the area.
It is considered that the planting of a low hedge along the common boundary with
Sunnymede to the southwest is unlikely to have an impact on the residential amenity of these
neighbouring occupiers and would complement the semi-rural nature of the area. With
regards the proposed landscaping, the area of hardstanding and retaining wall would be
constructed from natural materials and, given that the land falls towards the rear elevation of
the application property, it would not be prominent in the public realm.
As such, it is considered that the expanse of garden area requested would not result in
significant detrimental harm to visual amenity so as to warrant refusal of the application. The
proposed rear boundary would bring the residential curtilage into line with existing adjacent
properties in accordance with Core Strategy Policy DMH5. Accordingly, it is recommended
that the application be approved.
RECOMMENDATION: Permit Conditional Planning Permission