Coltishall - 1 Willow Cottages 35 High Street - 20050773 - 10 August 2005

Planning Committee

AREA / East
PARISH / Coltishall
5

APPLICATION NO:

20050773

/ TG REF: / 26794 19891
LOCATION OF SITE / 1 Willow Cottages, 35 High Street, Coltishall, Norfolk, NR12 7AA

DESCRIPTION OF DEVELOPMENT

/ Single Storey Extension
APPLICANT / Mrs J L Hole, 1 Willow Cottages, 35 High Street, Coltishall, Norfolk, NR12 7AA
AGENT / N/A
Date Received: / 26 May 2005
8 Week Expiry Date: / 21 July 2005

1 THE PROPOSAL

1.1 The proposal seeks full planning permission to extend an existing summerhouse and also the provision of an access ramp with handrail.

1.2 The single storey extension will project 4m to the rear with a width of 2.875m. It will have an eaves height of 2.5m and a ridge height of 3.6m. The proposed extension will have timber cladding and a pan tile roof to match the existing summer house.

1.3 The use of the existing summer house is as a day room for the disabled occupant of 1 Willow Cottages and does not form a separate unit of living accommodation.

2 CONSULTATIONS

2.1 Coltishall Parish Council:

No objection.

3 PUBLICITY

3.1 Site Notice:

Expiry date 27 June 2005

3.2 Neighbour notification:

25, 27, 29, 31, 33, 37 High Street, Coltishall, Norwich, Norfolk, NR12 7AA

Expiry Date 18 June 2005

4 REPRESENTATIONS

No comments received.

5 RELEVANT POLICY GUIDANCE

5.1 PPS1 – Delivering Sustainable Development:

Sets out the overarching planning policies on the delivery of sustainable development through the planning system.

Broadland District Local Plan

5.2 Policy GS3:

Sets out general considerations to be taken into account in all new development proposals, including access, residential amenity, the character and appearance of the surrounding area, nature and conservation, agricultural land, building conservation and utilities and services.

5.3 Policy ENV2:

For all development proposals, a high standard of layout and design will be required with regard given to the scale, form, height, mass, density, layout, energy efficiency, landscape, access and the use of appropriate materials. This will include the consideration of the appearance and treatment of spaces between and around buildings and the wider setting of the development taking into account the existing character of the surroundings.

5.4 Policy ENV16:

The Local Planning Authority will protect and enhance the character and appearance of Conservation Areas only permitting development which respects the character of the existing architecture in scale, grouping and materials, and makes a positive contribution to the character and appearance of the area.

Revised Deposit Version Broadland District Local Plan

5.5 Policy (RD) GS4:

Sets out general consideration to be taken into account in all new development proposals, including access, residential amenity, the character and appearance of the surrounding area, nature and conservation, agricultural land, building conservation and utilities and services.

5.6 Policy (RD) ENV2:

5.7 Policy (RD) ENV16:

The character and appearance of the conservation areas will be protected and enhanced. Any new building or alteration, or extension to any existing building, or change of use of an existing building must be in sympathy with the character of the area with regard to siting, density, form, scale, design, materials, landscaping and use.

6 LOCATION AND DESCRIPTION OF SITE

6.1 The site is located on the western side of High Street, which falls within the Conservation Area. The site is the rear curtilage of 1 Willow Cottages, a red brick, end terrace cottage. There is a detached red brick garage set back on the northern side of the property with a summer house beyond this to the rear.

6.2 The summer house and garden store was granted planning permission in 1990 and is positioned close to the northern boundary. It is constructed with a pantile roof and is finished with timber cladding. The summer house includes a shower and WC as well as attic space at first floor level.

6.3 The site is relatively open along the northern boundary with a small wire fence although the neighbour has a similar outbuilding close to the boundary. Further to the rear there are trees and other vegetation. The southern boundary is marked by a 1.8m wall and also has trees further to the rear. Although the rear gardens are set down below the level of the street, there is no significant change in levels throughout the site or in relation to neighbouring properties.

6.4 The neighbouring properties to the south are two storey terraced properties and the property to the south is a two storey cottage.

7 PLANNING HISTORY

7.1 900516:

Sun room, garden store and toilet. Approved April 1990.

8 APPRAISAL

8.1 The key issues to be considered in the determination of this application are an assessment of the proposal against Local Plan policies with particular regard to the impact upon the character and appearance of the surrounding Conservation Area and the amenities of the adjacent properties.

8.2 With regard to neighbour amenity, the proposed single storey extension to the existing summer house raises no significant concerns. The relationship with neighbouring properties means that the proposals will not have a significant impact in terms of loss of light or privacy.

8.3 With regard to the impact upon the character and appearance of the surrounding Conservation Area, the proposals are not considered to have a significant impact. The proposed extension will be a subservient addition with materials that will match the existing building and is therefore appropriate for its setting within the Conservation Area. In addition there are other outbuildings of a similar size and design within the surrounding area.

8.4 The Local Planning Authority is also satisfied that the extension to the existing summer house does not constitute the creation of a separate unit of accommodation and that the use of the building is incidental to the enjoyment of the main dwelling house. The extension and access ramp with handrail is considered to improve the residential amenity for the disabled occupant of 1 Willow Cottages.

8.5 The application is reported to Committee as the occupant of a neighbouring property is a Member of the Council.

RECOMMENDATION: APPROVE subject to the following conditions.

(1) The development hereby permitted shall be begun before the expiration of five years from the date of this decision.

(2) The summer house shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 1 Willow Cottages, 35 High Street, Coltishall.

Reasons:

(1) In accordance with Section 91 of the Town and Country Planning Act 1990

(2) To ensure the satisfactory development of the site in accordance with Policy GS3 of the Broadland District Local Plan and Policy (RD)GS4 of the Revised Deposit Version Broadland District Local Plan.

Reasons for approval:

This application has been considered against the Development Plan for the area, this being the Norfolk Structure Plan, the Broadland District Local Plan and the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit. The policies particularly relevant to the determination of this application are GS3, ENV2 and ENV16 of the Broadland District Local Plan and Policies (RD) GS4, (RD) ENV2 and (RD) ENV16 of the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit.

Policies GS3, ENV2, (RD) GS4 and (RD) ENV2 only permit development where there would be no unacceptable effects upon the character and appearance of the surrounding area and where consideration has been given to the layout and design of any development proposal. Policies ENV16 and (RD) ENV16 state that the Local Planning Authority will protect and enhance the character and appearance of Conservation Areas only permitting development which respects the character of the existing architecture and makes a positive contribution to the character and appearance of the area. In addition, Policies GS3 and (RD) GS4 also require that the privacy and amenities of neighbours are adequately safeguarded.

With regard to neighbour amenity, the proposed extension raises no significant concerns given its size and design and the relationship with neighbouring properties. With regard to the character and appearance of the surrounding area, the proposals are considered to be acceptable in terms of the impact upon the Conservation Area. The proposed extension is a subservient addition with materials to match the existing summerhouse and there are other outbuildings of a similar size and design within the surrounding area. The Local Planning Authority is also satisfied that the extension to the existing summerhouse does not constitute the creation of a separate unit of accommodation and that the use of the building is incidental to the enjoyment of the main dwelling house.

Therefore the application should be approved as it complies with Policies GS3, ENV2, and ENV16 of the Broadland District Local Plan and Policies (RD) GS4, (RD) ENV2 and (RD) ENV16 of the Broadland District Local Plan Replacement Version as agreed by the Council for publication of the Revised Deposit.

20050773 – 1 Willow Cottages, Coltishall 10 August 2005