1.
Site Description
1.1
The site for the proposed development is located adjacent to the drive entrance to
Green House in the centre of Bradley Village. The drive itself links onto Main Street
and also serves Barn House which is the dwelling to which the application relates.
1.2
The site is within Bradley Conservation Area and immediately to the north of the site
lies Croft Farm which is currently in the process of redevelopment but the original
farmhouse and attached cottage will remain and these properties are currently
separated from the site for the proposed garage by a dry stone wall which is approx
1.8m in height. There are two mature trees immediately adjacent to the dry stone wall
and these were required to be retained as part of the redevelopment of Croft Farm.
2.
Proposal
2.1
The proposal is to construct a garage adjacent to the drive entrance to Green House.
The garage would be 6.96m in length and 3.759m at its widest point. The plans
indicate that a distance of 3.25m would be maintained between the garage and the
garden wall of Barn House to allow access to Green House. The height of the garage
at the end facing Green House would be 2.2m to the eaves and it would be approx
another metre to the apex of the roof. Part of the dry stone boundary wall on the
north side of the site would be removed and replaced by a garage wall.
2.2
The materials specified on the plans are natural stone for the external walls and
stone slates for the roof.
3.
Planning History
3.1
Nothing relevant to this application.
4.
Planning Policy Background
4.1
Adopted Craven Local Plan Policy BE11 – “Development in Conservation Areas”,
and paragraph 9 of appendix F – Garages.
5.
Parish/Town Council Comments
5.1
Bradley Parish Council have not commented on this application.
6.
Consultations
6.1
Highway Authority – No objections.
7.
Representations
7.1
Two letters have been received in connection with the application making the
following points :-
7.2
1. The existing boundary wall may not be in the ownership of the adjoining property
and we are checking with our solicitors at the present time.
7.3
2. The proposed garage would have a serious effect on the adjoining trees, which
have been preserved during the construction of the new houses.
7.4
3. The garage would have an overbearing effect on both our cottage and the
adjoining site, bearing in mind the change of levels from Barn House access drive
and the parking area of the new houses.
7.5
4. Greenfield driveway bends making a difficult exit for long vehicles reversing from
Greenfield Drive onto Barn House drive. Our central heater oil tanker has to fold his
wing mirrors in and a fire engine (called to our chimney fire) struggled reversing out
because of the angle.
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7.6
5. The existing wall owned by Robert Braime forms the base of one of the garage
walls. Robert Braime has not given his permission for his wall to be built on. He will
be in touch with you.
7.7
6. The single garage is in fact 3 rooms having separate access and window. What
will they be used for. Does the garage have to be so long up the drive? How high is
the apex of the roof going to be.
7.8
7. Barn House has a separate garage block which was previously 2 garages, it could
easily revert back solving Mr. Gillies’ parking problem.
7.9
8. Sensor lights or a permanent lamp standard on a time clock will be required at
night as it is totally unlit, flooding all our windows with unwanted light.
8.
Summary of principle planning issues
8.1
Taking into account the representations the main issues in this case are considered
to be whether or not:-
8.2
A. The proposed garage would harm the character and appearance of the
conservation area.
8.3
B. The garage would cause unduly restricted access and egress to and from Green
House.
8.4
C. The garage building would be overbearing to neighbouring properties.
8.5
B. The garage would result in damage to the existing trees to the north of the site.
8.6
9.
Analysis
9.1
Paragraph 9 of appendix F of the Local Plan states that garages should be
constructed from materials which match the dwelling and should have a pitched roof.
Careful consideration should be given to the siting of a garage to ensure that it would
not be physically dominating and that there is no overshadowing of adjacent
properties.
9.2
Policy BE11 states that planning permission will be granted for development in
conservation areas only if the proposal does not cause harm to the character and
appearance of that area. Buildings should be in scale and harmony with adjoining
buildings and the materials should be appropriate. Proposals should not create
conditions which would be prejudicial to highway safety.
9.3
Conservation Area Issues
9.4
The site is located in the centre of the older part of Bradley Village which takes its
character from traditionally designed buildings closely related in groups. It is
considered that the design and materials for the building would enable it to integrate
and harmonise with the surrounding buildings. It is considered, therefore that the
proposed garage would maintain the character of the conservation area.
9.5
Access Issues.
9.6
The garage would be located immediately adjacent to the access gate to Green
House. The access gate is 3.2m in width. According to the submitted plans a distance
of 3.25m would be maintained between the garage and the garden wall of Barn House
and this would preserve the existing access width to Green House. Medium sized fire
appliances are 3.1m in width to the outside of the wing mirrors, consequently the
construction of the garage would not unduly restrict the access to Green House for
private or medium sized commercial vehicles. There would be no justifiable reason for
witholding consent on that basis.
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9.7
Impact on neighbouring properties.
9.8
The garage would be located adjacent to the boundary with Croft Farm and Croft
Cottage and the northern boundary wall of the garage would be constructed along the
line of the existing stone boundary wall with Croft Farm. The area of land immediately
adjacent to the garage on its northern side would be the car parking and turning area
for the Croft farm redevelopment proposal. Croft Cottage and its curtilage would be
some distance away. Taking into account the difference in ground levels which have
been formed on the north side of the wall in the new development it is considered that
the proposed garage would not appear unduly overbearing to Croft Farm or Croft
Cottage.
9.9
With regard to the effect of the proposed Garage on Green House it is considered that
the location and size of the garage is such that there would be no undue adverse
effect on the amenities of that property through loss of light or the proposal appearing
unduly overbearing. Green House is located sufficiently distant from the garage site to
be unaffected through loss of light or the proposal appearing overbearing.
9.10
The effect on trees.
9.11
There are two mature trees immediately adjacent to the application site on the
northern side of the proposed garage boundary. These are within the site where the
redevelopment of Croft Farm is taking place. The trees have been protected and
retained as part of the Croft Farm redevelopment. One of the conditions of that
consent for that proposal was that the trees should be retained and protected from
damage during the redevelopment work. The trees are within the conservation area.
9.12
The proposed garage would be located very close to the trees and it is highly likely
that the foundations to the garage would cause serious harm to the roots of the trees
during the excavation work for the foundations and the garage base. The trees are
considered to be an important characteristic of the conservation area and considerable
effort has already been made to retain them, consequently the proposal is considered
to be unacceptable on that basis.
10
Recommendation
10.2
Refusal
11
Reasons for Refusal
11.2
It is considered that the construction of the proposed garage would cause damage to
the roots of the existing trees adjacent to the northern boundary of the application site.
The trees are in Bradley Conservation Area and are considered to make a significant
contribution to the character of the conservation area, consequently the District
Planning Authority wishes to see them retained and unharmed.
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