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54-2522-12-F Case Officer: Mr Chris Mitchell Application No : 54/2522/12/F Date received: 11 October 2012 Agent/Applicant: Applicant: Mr Richard Rhodes Mr R Rhodes 21 Hoe Street Hartley Cottage Plymouth Strete Devon Dartmouth PL1 2JA TQ6 0RU Site Address: Hartley Cottage, Strete, Dartmouth, TQ6 0RU Development: Householder application for loft conversion Scale 1:1250 This map is reproduced from the Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office (c) Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. South Hams District Council 100022628. 2013. Scale 1:1250 For internal reference only – no further copies to be made DC0901MW Consultations: County Highways Authority – No Objection South West Water – No comment Environment Agency – No comment Environmental Health Section – No comment Drainage Engineer – No comment Building Control – No comment Conservation Officer – No objection to the proposed raising of roof and insertion of dormer windows on front elevation Parish Council – Objection Letters/emails of representation can be viewed on the Council’s website Site Description The site is situated in the village of Strete on Totnes Road and to the north east of the junction of Totnes Road and the junction with A379 (Dartmouth to Kingsbridge). The property comprises a mix of late 18 th and early 19 th Century building that abuts the rear elevation of the neighbouring property of Rushford Cottage. It has rendered walls, Georgian timber sash windows and asbestos cement slate roof. The Proposal The proposal is for a loft conversion including the increase in height of the roof by 0.9m together with the insertion of three dormer windows on the front roof slope (south west elevation). It also proposes to erect a porch over the main entrance with rendered walls and timber windows and natural slate roof. The dormer cheeks will be clad in natural with timber windows and natural slate roof. Relevant Planning Policy Adopted LDF Core Strategy Policy CS1 – Location of Development – permits in principle development within development boundaries. Policy CS7 – Design – requires development proposals to include and promote good design that respects local distinctiveness respects the character of the site and its surroundings in order to protect and enhance the built and natural environments. Policy CS9 – Landscape and Historic Environment – states that the quality, character, diversity and local distinctiveness of the natural and historic environment will be conserved and enhanced. DC0901MW Devon County Structure Plan Policy C01 – Landscape Character and Local Distinctiveness – seeks to ensure that the distinctive qualities and features of Devon’s Landscape Character Zones are sustained and enhanced. Policy C03 – Area of Outstanding Natural Beauty – development must support the conservation or enhancement of AONBs or foster their social and economic well-being provided that such development is compatible with their conservation. Policy CO7 – Historic Settlements and Buildings – the quality of Devon’s historic environment should be conserved and enhanced. Development Plan Document: Development Polices Policy DP1 – High Quality Design: All development will display high quality design which, in particular, respects and responds to the South Hams character in terms of its settlement and landscape. Policy DP2 – Landscape Character: Development proposals will need to demonstrate how they conserve and/or enhance the South Hams landscape character, including coastal areas, estuaries, river valleys, undulating uplands and other landscapes. Policy DP3 – Residential Amenity: Development will be permitted provided it does not have an unacceptable impact on the living conditions of occupiers of nearby properties. Unacceptable impacts will be judged against the level of amenity generally accepted within the locality and could result from: loss of privacy and overlooking; overbearing and dominant impact; loss of daylight or sunlight; noise or disturbance; odours or fumes. Policy DP6 – Historic Environment: Development will preserve or enhance the quality of the historic environment. The design, siting, bulk, height, materials, colours and visual emphasis of proposed new development should take into account local context and in particular the character and appearance of the historic building and environment. Policy DP7 – Transport Access and Parking: Development should: provide priority to pedestrians, cyclists and users of public transport, over the private car. This will be achieved, in part, through the creation of links between new development and existing pedestrian, cyclist and public transport networks; provide for safe, easy and direct movement; have safe and adequate means of access, egress; materially impair highway safety or traffic movement; and not detract or conflict with the transport function of the road. Local Plan Adopted 1996 Policy SHDC1 – Development Boundaries – permits development where it is compatible with the character of the site and its surroundings and where there would be no significant adverse effects in relation to traffic and parking, road safety, drainage, the landscape, wildlife and historic interests or local amenity. DC0901MW Other Material Planning Considerations: e.g. Planning History, neighbour issues, noise/smell, highways/parking, wildlife, trees, design, human rights issues Design Area of Outstanding Natural Beauty Impact upon Conservation Area Impact upon neighbours Noise Relevant Planning History 54/0537/03/F – Conditional Approval – Reinstatement of chimney and alterations to vehicular access 54/0578/84/3 – Conditional Approval – 3’ high wall and gateway and construction of new access Summary of Representations The Parish Council has raised the following objections: • Visual effect of the changes - this site is in a Conservation Area, an AONB and is adjacent to a Listed property; • Extent of overlooking into property opposite and overpowering of adjoining property and Listed properties to the rear. • Addition of a front porch on unclear boundaries will overpower the front of the adjoining property and cause loss of light to both properties. Previously requested boundary maps were not supplied. There have been three letters of representation received raising the following concerns: • The proposed raising of the roof and addition of dormer windows will change the whole look and profile of the cottage and will not enhance the character of the building within the village; • The increase of the roof height will be higher than neighbouring properties and will look unsightly and will change the character of the existing properties within the village; • Loss of privacy from the rear conservation type rooflights in terms of overlooking neighbouring properties gardens; • Loss of light from increase of eaves and dormer window upon owners of Rushford front door and first floor window; • Loss of privacy and overlooking from dormers of existing open seating area to front of property; • Loss of light to three windows facing West Glen Cottage from rear roof extension; • Drawings are not clear in respect of raising roof and what connection it will have upon the roof of Rushford, concern to prevention of future roof extension; • Issues of general construction, material delivery and party wall and noise of people living at a higher level; DC0901MW • The rear extension will result in a detrimental visual and dominant impact upon West Glen Cottage kitchen and rear courtyard area; • Loss of light from rear extension; • Civil issue of building in alleyway between properties on land that is owned by West Glen Cottage and owners would not agree to such works. Analysis The application, as originally submitted, proposed a rear second floor extension into the roof to provide sufficient height to access the loft space of the existing property. Concern was raised to the dominant impact and potential loss of light to neighbouring property West Glen Cottage to the east of the site. As a result of this concern, the rear extension has been removed from the application proposal and the application has been re-advertised with the raising of the roof, insertion of dormer windows and erection of porch on the façade of the property. In principle the raising of the roof and the insertion of three dormers on the façade of the property are considered to be acceptable. The proposed raising of the roof by 0.9m does not result in any significant visual detriment upon the neighbouring properties. It is noted that property’s roof will be set at a higher level than the neighbouring property, though the dwelling house is set at a higher level than its neighbouring property of ‘Rushford Cottage’, which lies to the south of the site and therefore the proposed increase in height is considered acceptable. The proposed dormer windows are also considered to be acceptable and do not result in any significant visual detriment to the existing property. There are other properties within the immediate locality that have dormer windows and therefore no objection is raised to the principle of their installation. The proposal is not considered to result in any significant visual harm upon the character and appearance of the Conservation Area, an opinion reflected in the recommendation received from the Conservation officer. The proposed porch measures 2.21 sq.m and therefore is classed as ‘permitted development’ (being less than 3 sq.m) under
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