North Area Committee 7th April 2011

Application Number: 11/00421/FUL

Decision Due by: 4th April 2011

Proposal: Proposed rear two storey and loft extension.

Site Address: 16 OX2 6XJ (site plan at Appendix 1)

Ward: St Margarets Ward

Agent: McLennan Architects Ltd Applicant: Mr Jeremy Jones

Application Called in – by Councillors – Campbell, Brundin, Fooks and McCready for the following reasons – possible overdevelopment in a conservation area.

Recommendation:

APPLICATION BE APPROVED

For the following reasons:

1 For the reasons given in the Officers report and taking into account all other matters raised Officers conclude that the proposal accords with all the relevant polices within the Oxford Core Strategy 2026 and the Oxford Local Plan 2001- 2016 and therefore recommends approval as whilst the proposed rear extensions and alterations are not of a traditional form, they do pick out architectural elements of the existing property and a gable is maintained albeit in a more modern form and the dormer is subservient. The use of materials reflects the alternative approach to extending the property and it will not have a detrimental impact on the neighbouring properties.

2 Officers have considered carefully all objections to these proposals. Officers have come to the view, for the detailed reasons set out in the officers report, that the objections do not amount, individually or cumulatively, to a reason for refusal and that all the issues that have been raised have been adequately addressed and the relevant bodies consulted.

3 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed.

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4 The Council considers that the proposal, subject to the conditions imposed, would accord with the special character and appearance of the conservation area. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. subject to the following conditions, which have been imposed for the reasons stated:-

1 Development begun within time limit 2 Develop in accordance with approved plns 3 Samples in Conservation Area Victorian Suburb,

Main Local Plan Policies: Oxford Local Plan 2001-2016 CP6 - Efficient Use of Land & Density CP8 - Design Develpmt to Relate to its Context CP10 - Siting Develpmnt to Meet Functionl Needs CP11 - Landscape Design HE7 - Conservation Areas HS19 - Privacy & Amenity HS20 - Local Residential Environment HS21 - Private Open Space NE15 - Loss of Trees and Hedgerows NE16 - Protected Trees

Core Strategy CS18_ - Urb design, town character, historic env

Other Material Considerations: PPS1 Delivering Sustainable Development PPS5 Planning for the Historic Environment This application is in or affecting the North Oxford Victorian Suburb Conservation Area. Planning Design Guides 5: Rear Dormers

Relevant Site History: None.

Representations Received: Opposition 14 Staverton Road: bulky new wing, loss of light, overshadow, overlooking, massing and bulk, large footprint, materials inappropriate, poor architectural style. 21 : does not enhance the conservation area, design has little reference to Victorian/Edwardian character of the area, visible from the rear of the surrounding properties, block light form the back of the house, out of scale, overlooking. 19 Lathbury Road: does not respect the area, extension is too large and too high, materials out of character, overlooking, loss of privacy, loss of sunlight/daylight, will set a precedent. 18 Staverton Road: excessive height, overshadowing, overlooking, out of keeping,

REPORT inappropriate materials. The Nursery, 17 Lathbury Road: footprint too large, visually obtrusive, scale and height too large. 24 Lathbury Road: grotesque, out of character and appearance with the area, inappropriate materials, intrusive on the neighbours, no visual relationship with existing buildings,

In Support 6 Staverton Road: good quality, in keeping with the neighbourhood, refurbishment, extension and oriel window will enhance the street scene and the conservation area.

Statutory and Internal Consultees: The Victorian Group of the Oxfordshire Architectural and Historical Society: oriel will block the gap between the houses, roof lights too large.

Issues: Design/Impact on Conservation Area Residential Amenity Trees Other Issues

Officers Assessment: Site Description Staverton Road is located in north Oxford between and Woodstock Road. Staverton Road is memorable due to its pronounced curve, a feature that is missing from the majority of North Oxford’s roads. The houses are angled to take full advantage of the layout of the road and the uniformity and regularity of street frontage has been replaced by a staggered building line together with plots of varying shapes and sizes.

The application site lies on the northern side of Staverton Road virtually half way between Banbury Road and Woodstock Road. It forms one of a pair of large semi-detached residential properties which are characteristic of the street.

Proposal The application is seeking permission for the insertion of a dormer window in the rear elevation and two pairs of roof lights in the front elevation to facilitate a loft conversion and the erection of a single storey and two storey rear extension with space in the loft. The main materials to be used are glazing (translucent/stained and clear), oak timber framing, and zinc roofing to the single storey element. The brickwork from the existing gable, which is to be demolished, will be re-used as will the roof tiles.

Assessment Design/Impact on Conservation Area Policy CS18 of the Core Strategy (CS) states planning permission will only be granted for development that demonstrates high quality urban design. This is reiterated in policies CP1 and CP8 of the Oxford Local Plan (OLP). Policy CP1 states that planning permission will only be granted for development that respects the character and appearance of the area and which uses materials of a quality

REPORT appropriate to the nature of the development, the site and its surroundings.

Policy CP8 of the Oxford Local Plan 2001-2016 suggests the siting, massing and design of the proposed development creates an appropriate visual relationship with the form, grain, scale, materials and details of the surrounding area. However policy CP8 also does not rule out innovative design.

The application site lies within the North Oxford Victorian Suburb Conservation Area therefore policy HE7 of the OLP applies. This states planning permission will only be granted for development that preserves or enhances the special character and appearance of the conservation areas or their settings.

The residential aspect of the central section of the North Oxford Victorian Suburb conservation area is varied. Large detached and semi-detached houses dominate the northern section including Staverton Road, and St Margaret’s Road with the more domestic scale houses of Canterbury and Winchester Roads. There are a number of large semi detached properties with gaps between buildings, enabling glimpses through to the hidden rear gardens.

The proposed dormer meet the requirements of the Oxford City Council Planning Design Guides 5 Rear Dormers in that the existing pitched roof still remains the dominant feature and it is subservient to the main roof.

The new extensions will unbalance the rear elevations of the pair of semis. However they at the rear and therefore will not be visible within the public domain and will therefore not have a detrimental impact on the character and appearance of the conservation area. There are also other examples within the vicinity of pairs of semis with one half having a larger rear gable than the other e.g. 4 Staverton Road. Extensions to a building can often be incorporated without harming the character of the space or the building.

PPS5 suggests not all elements of a Conservation Area will necessarily contribute to its significance. When considering proposals, local planning authorities should take into account the relative significance of the element affected and its contribution to the significance of the Conservation Area as a whole.

The side oriel window is set far enough back from the front elevation so as not to appear obvious within the street scene and it will still enable glimpses through to the rear gardens.

Overall, whilst the proposed rear extensions and alterations are not of a traditional form, they do pick out architectural elements of the existing property and a gable is maintained albeit in a more modern form and the dormer is subservient. The use of materials reflects the alternative approach to extending the property.

An application for conservation area consent (CAC) was submitted for the demolition of the rear two storey extension and the conservatory. However having reviewed the CAC application conservation area consent is not required as the demolition is not total or substantial demolition of the building. This means that many works which involve the destruction of the fabric of part of a building will not be works of demolition

REPORT and will not require CAC.

Residential Amenity Policy HS19 of the OLP sets out guidelines for assessing development in terms of whether it will allow adequate sunlight and daylight to reach the habitable rooms of neighbouring dwellings. This policy refers to the 45/25-degree code of practice, detailed in Appendix 6 of the OLP. The ground floor element breaches the 45 degree line drawn in a horizontal plane from the middle of the rear bay window at 14 Staverton Road, however it has been designed not to breach the 25 degree up-lift in the vertical plane. With regards to 18 Staverton Road the proposed two storey element does not breach the 45 degree line drawn in a horizontal plane from the nearest habitable room windows at both ground and first floor. Therefore the proposal will allow adequate sunlight and daylight to reach the habitable rooms of neighbouring dwellings.

Policy HS19 also assesses development in terms of creating a sense of enclosure or being of an overbearing nature. The two storey element is 1m higher than the existing gable at ridge height and is 2.5m greater in depth than the existing gable and 1m greater in depth than the existing conservatory. It is set 1.5m away from the boundary with 18 Staverton Road with oriel windows in the side elevation protruding out by 0.8m. The single storey element has a lowered floor level and roof form to reduce any impact on the neighbouring property. It is Officers opinion that the proposals will not be overbearing on the neighbouring properties.

Policies HS19 and CP10 of the OLP require the correct siting of new development to protect the privacy of the proposed or existing neighbouring, residential properties and proposals will be assessed in terms of potential for overlooking into habitable rooms or private open space. On initial inspection of the plans there appears to be a large amount of glazing. Whilst this is the case the majority of it in the rear elevation and side oriel stair window above ground floor level is to be translucent/stained.

The rear elevation does have a large oriel window at first floor level that is clear glazed. This could potentially lead to overlooking of the rear of the properties fronting Lathbury Road. However given the length of the rear gardens (17m for 16 Staverton Road and approx 20m for those backing onto the site) and the mature vegetation cover along the rear boundary overlooking and hence loss of privacy is not going to be significant.

Policy HS21 of the OLP requires residential uses to have sufficient and good quality private amenity space. Generally the length of a private garden for a family house will be 10m. The proposal extends 1.1m beyond the existing conservatory and spans the width of the property. The application site is a substantial residential dwelling therefore one would expect such a property to have a private amenity space proportional to its size. The resultant garden space, should the proposal be constructed is 17m in length. This is considered to be more than adequate for a property of this size and therefore the proposal is not an overdevelopment of the site.

Trees Policy NE15 and NE16 of the OLP seek to retain trees and protected trees where their loss would have a significant adverse impact upon public amenity.

REPORT

The proposal will result in the loss of a small semi-mature Himalayan birch tree in the rear garden, however this is only partially visible to public views and the loss of the tree will not result in any significant harm to public visual amenity or to the character and appearance of the conservation area.

Conclusion: For the reasons given above and taking into account all other matters raised Officers conclude that the proposal accords with all the relevant polices within the Oxford Core Strategy 2026 and the Oxford Local Plan 2001-2016 and therefore recommends approval. Although the proposed rear extensions and alterations are not of a traditional form, they do pick out architectural elements of the existing property and a gable is maintained albeit in a more modern form and the dormer is subservient. The use of materials reflects the alternative approach to extending the property and it will not have a detrimental impact on the neighbouring properties.

Human Rights Act 1998 Officers have considered the Human Rights Act 1998 in reaching a recommendation to grant planning permission, subject to conditions. Officers have considered the potential interference with the rights of the owners/occupiers of surrounding properties under Article 8 and/or Article 1 of the First Protocol of the Act and consider that it is proportionate.

Officers have also considered the interference with the human rights of the applicant under Article 8 and/or Article 1 of the First Protocol caused by imposing conditions. Officers consider that the conditions are necessary to protect the rights and freedoms of others and to control the use of property in accordance with the general interest. The interference is therefore justifiable and proportionate.

Section 17 of the Crime and Disorder Act 1998 Officers have considered, with due regard, the likely effect of the proposal on the need to reduce crime and disorder as part of the determination of this application, in accordance with section 17 of the Crime and Disorder Act 1998. In reaching a recommendation to grant planning permission, officers consider that the proposal will not undermine crime prevention or the promotion of community safety.

Background Papers:

Contact Officer: Lisa Green Extension: 2614 Date: 25th March 2011

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