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									Officer Report On Planning Application: 12/00996/FUL
Site Address:                         51 Furland Road Crewkerne Somerset
Ward :                                CREWKERNE TOWN
Proposal :                            Erection of a two storey extension to rear and side of dwellinghouse (GR
                                      344329/109366)
Recommending Case Officer:            Louisa Brown
Target date :                         9th May 2012
Applicant :                           Ms Jane England
Type :                                Other Householder - not a Change of Use


SITE DESCRIPTION AND PROPOSAL
This is an application seeking full planning consent for the erection of a two-storey extension to the rear and side of a
semi-detached two-storey brick dwellinghouse. The property is located on the western side of Furland Road on a
corner plot at the junction with Orchard Rise.

The property is located within a residential area and as such there are residential properties to the north, east, south
and west. Those to the north and south are of the same age and design to the east are detached dwellings of various
styles and to the west are two-storey and single storey terraced properties.

HISTORY
None.

POLICY
Section 38(6) of the Planning and Compulsory Purchase Act 2004 repeats the duty imposed under S54A of the Town
and Country Planning Act 1990 and requires that decision must be made in accordance with relevant development
Plan Documents unless material considerations indicate otherwise,

Relevant Development Plan Documents:

Government Guidance:
NPPF - Chapter 7: Requiring Good Design

Somerset and Exmoor National Park Joint Structure Plan Review 1991-2011:
Saved Policy STR1 - Sustainable Development

South Somerset Local Plan (Adopted April 2006):
Saved Policy ST3 - Development Area
Saved Policy ST5 - General Principles of Development
Saved Policy ST6 - The Quality of Development

Guidance also considered relevant:
Extensions and Alterations to Houses - A Design Guide 2010.

CONSULTATIONS
Crewkerne Town Council:
"Recommend approval"

Highways:
"No observations"

Area Engineer:
"Surface water disposal via soakaways"

REPRESENTATIONS
Seven neighbours were notified. No comments received.

CONSIDERATIONS
The part of the site where the extension is to be located is within the defined development area and as such is
acceptable in principle, subject to it location, scale, design and materials.

The Town Council has recommended approval. The Highway Authority has no observations to make. The main
issues to address are the impact on visual amenity and residential amenity.

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Visual Amenity:
The property is located on a highly visible plot on the junction of Orchard Rise and Furland Road. The proposed
extension will be two-storey to the side and rear of the property with a single storey element at the rear, which will
replace the existing conservatory.

The proposed front (east) elevation of the side extension is considered to be of a scale proportionate to the dwelling
when viewed in connection with the adjoining property. At pre-application stage the applicant was advised to make
the side extension flush with the front elevation of the main dwelling, as this would visually be better when viewing the
semi-detached properties. Whilst this has been done and the overall scale when viewed from the front of the property
appears to be acceptable it is considered that the size of the new window on the front elevation is unacceptable. The
window on the front elevation of the proposed side extension should be larger in order to help alleviate/break up a
large bricked area and to help balance the larger front elevation windows in the main dwelling.

It is considered that the south elevation of the side extension that runs along into the rear extension appears bulky
and of a scale disproportionate to the main dwelling and does not give the impression of a subservient extension.
Due to the size of the extension and the fenestration of the proposed windows it appears to be one large expanse of
brickwork.

At the rear of the property the two-storey extension comes out with a hipped gable end and is of a size that is over half
the width of the main dwelling. The main dwelling has a projecting element to the front of the property with a gable
end and this is repeated on the rear of the adjoining dwelling. It is considered that the rear extension would visually
appear more symmetrical and as such less dominating if it were smaller in scale and mirrored the design and roof
pitch of the neighbouring properties rear gable end aspect or the front gable aspect to the main dwelling.

South Somerset District Councils Guidance on ‘Extension and Alterations to Houses - A Design Guide 2010’ states
the following;
"Character of the house - extensions must be in keeping with the character of the building; they must not dominate the
building nor upset the balance of its original design.

Character of the Area - the extension must be appropriate for the area. It should not be overly prominent in the street
scene through being too large.

Size, design and form - no extension should dominate the existing house in terms of size or shape. Extensions
should generally be subservient, appearing as if they have a ‘supporting role’ to the existing house."

It is considered that the proposed two storey side and rear extension would adversely affect the visual amenity by
reason of its size, scale, proportions and design.

The proposed single storey rear extension and materials for the development are considered to be acceptable.

Residential Amenity:
There will be new windows located within the east, south and west elevations of the proposed extension. Given the
distance to any neighbouring properties and the fact that the existing dwelling has windows in these elevations
already at both ground floor and first floor level, it is considered that the windows will cause no adverse overlooking.

There was some concern over the depth that the two-storey rear extension extended and whether there would be a
loss of light to any of the windows in the adjoining property to the north. The 45-degree rule was applied and it is
considered that the rear extension will not cause any adverse loss of light nor is it considered to be overbearing to the
adjoining property to the north.

Conclusion:
It is considered that the proposed two storey side and rear extension would adversely affect the visual amenity by
reason of its size, scale, proportions and design and as such does not respect the form, character and setting of the
locality.

It is considered that there will be no adverse impact on the residential amenity. The single storey rear extension is
considered to be acceptable in terms of design and scale.

RECOMMENDATION
Refuse

Final Resolution:
This report was referred to the three Ward Members who did not agree with the recommedation. Under the adopted
Scheme of Delegation for Householder applications the Development Manager communicated with the stand in Chair
for Area West Committee and discussed the merits of the application. It was considered that they could agree to

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change the officers recommendation from refusal to APPROVAL.



01.     The proposal, by reason of size, scale, materials and design does not adversely affect the residential or
visual amenity in accordance with the aims and objectives of saved policies ST5 and ST6 of the South Somerset
Local Plan (adopted April 2006) and saved policy STR1 of the Somerset and Exmoor National Park Joint Structure
Plan (adopted 2000).

SUBJECT TO THE FOLLOWING:

01.      The development hereby permitted shall be begun before the expiration of three years from the date of this
         permission.

         Reason: To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.
02.      The development hereby permitted shall be carried out in accordance with the following approved plans:
         Drawing no. P03 received 14 March 2012

         Reason: For the avoidance of doubt and in the interests of proper planning.
03.      The materials to be used in the construction of the external surfaces of the development hereby permitted shall
         match those used in the existing building.

         Reason: In the interests of visual amenity and to accord with saved Policy ST6 of the South Somerset Local
         Plan (Adopted April 2006).




Case Officer Signed               :……………………………………………………………………….


Date                              :………./………./20……….


Agreed:                           YES/NO


Senior Officer Signed:            :……………………………………………………………………….


Date                              :………./………./20……….




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