Committee and date Item

South Planning Committee ()

17 th May 2011 10

Development Management Report

Application Number: 11/01138/FUL Parish:

Grid Ref: 352136 - 291043

Proposal: Erection of a single storey extension to rear elevation

Site Address : Pilgrims Cottage 7 Roman Bank Rushbury

Applicant : Ms E. Johnson

Case Officer : Trystan Williams email: [email protected]

1.0 THE PROPOSAL 1.1 This application seeks full planning permission to erect a single-storey extension to the rear of the above dwelling house in place of a shallower existing lean-to.

2.0 SITE LOCATION/DESCRIPTION 2.1 The property is the southern half of a pair of semi-detached cottages fronting a bridleway at Roman Bank, a loose scatter of dwellings southeast of Rushbury village on the northern side of . Dating from the late 19 th Century they are of brick construction beneath half-hipped clay tile roofs with gabled half-dormers to the front and rear. Single-storey lean-tos with sheeted roofs have since been added to the rear of both properties.

2.2 The house stands within a generous plot bounded by a paddock and stables within the same ownership to the south, and by woodland to the rear (west). Opposite is gently undulating pastureland. The site is within the Area of Outstanding Natural Beauty.

3.0 RECOMMENDATIONS 3.1 Permit, subject to conditions.

4.0 REASON FOR COMMITTEE DECISION 4.1 In accordance with the Council’s adopted ‘Scheme of Delegation’, the application is referred to the Area Regulatory Committee because an officer of the Council who reports to the Head of Environment has a financial interest in the property concerned.

Contact Stuart Thomas (01743) 252665

South Planning Committee (Ludlow) : 17 May 2011

5.0 RELEVANT PLANNING HISTORY 5.1 SS/1/4637/P – Erection of a conservatory (permitted July 1994)

6.0 CONSULTEE RESPONSES 6.1 Rushbury Parish Council – support

7.0 PUBLIC REPRESENTATIONS 7.1 None

8.0 PLANNING POLICY 8.1 Local Development Framework: Core Strategy Policies: CS6: Sustainable Design and Development Principles CS11: Type and Affordability of Housing CS17: Environmental Networks

Supplementary Planning Documents: Type and Affordability of Housing

9.0 THE MAIN PLANNING ISSUES - Appropriateness of design - Impact on landscape quality and character - Impact on residential amenity

10.0 OFFICER APPRAISAL 10.1 Appropriateness of design 10.1.1 The relevant Core Strategy policies require extensions to be sympathetic to the appearance, character and scale of the original dwelling and to the local context. In this instance the proposal is for a simple rear lean-to, 1.2 metres deeper and consequently slightly higher than the existing utility. Its small scale and discreet position will ensure a subservient appearance, with a negligible impact on public views of the property. External brickwork will match the existing, and although the relatively shallow roof pitch may prevent the application of traditional clay tiles an alternative material would be acceptable given the limited public interest.

10.2 Impact on landscape quality and character 10.2.1 This small and discreet addition to an existing dwelling would not affect the generally open character or natural beauty of the surrounding countryside.

10.3 Impact on residential amenity 10.3.1 The proposed extension would be only marginally higher than the lean-to at the rear of the adjoining property, with eaves of a comparable height to the boundary hedge between the two. Thus it will not block a significant amount of natural light or appear overbearing, or indeed result in any loss of privacy.

11.0 CONCLUSION 11.1 The application accords with the principal determining criteria of the relevant development plan policies. Approval is therefore recommended, subject to standard conditions.

Contact Stuart Thomas (01743) 252665

South Planning Committee (Ludlow) : 17 May 2011

LIST OF BACKGROUND PAPERS:

HUMAN RIGHTS Article 8 of the First Protocol of the European Convention of Human Rights gives the right to respect for private and family life, whilst Article 1 allows for the peaceful enjoyment of possessions. These have to be balanced against the rights and freedoms of others and the orderly development of the County in the interests of the community.

Article 1 also requires that the desires of landowners must be balanced against the impact of development upon nationally important features and on residents.

This legislation has been taken into account in arriving at the above recommendation.

Environmental Appraisal N/A

Risk Management Appraisal N/A

Community / Consultations Appraisal N/A

Member Champion Cllr. Malcolm Price

Local Member Cllr. Cecilia Motley

Appendices None

Reason for Approval

The proposal conforms to the provisions of the development plan insofar as they are relevant to the application. No material considerations, including those raised in representations, were considered to outweigh the policies of the development plan. In determining the application the Local Planning Authority gave consideration to the following policies:

Shropshire Council Local Development Framework:

Core Strategy Policies: CS6: Sustainable Design and Development Principles CS11: Type and Affordability of Housing CS17: Environmental Networks

Supplementary Planning Documents:

Contact Stuart Thomas (01743) 252665

South Planning Committee (Ludlow) : 17 May 2011

Type and Affordability of Housing STANDARD CONDITION(S)

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

Reason: To comply with Section 91(1) of the Town and Country Planning Act, 1990 (As amended).

2. The development shall be carried out in strict accordance with the approved plans and drawings unless any minor amendments are agreed in writing by the Local Planning Authority.

Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans and details.

© Crown Copyright. All rights reserved. Shropshire Council 100049049. 2010 For reference purposes only. No further copies may be made.

Contact Stuart Thomas (01743) 252665