Site Address: 10, Cawston Lane, Dunchurch, Rugby CV22 6QE

Reference number: R16/0237

Site address: 10, Cawston Lane, Dunchurch, Rugby CV22 6QE

Description: Demolition of existing garage and erection of two storey side and rear extension, raise height of existing roof and installation of rear dormer windows single storey rear extension and decking, porch and fenestration alterations

Case officer: Brian Slater 3624

Technical Consultations WCC Ecology See comments below: -

Third Party Consultation Neighbours 1 letter of objection Comments as follows

It is completely out of proportion to the existing building and its neighbours Concern that there will be a significant impact on light coming into my upstairs bedroom window which faces the proposed extension [Currently the window overlooks the old garage] Concern about the impact of light being blocked from my garden What impact this development would have on planning permission being given to future plans to develop above my garage

Ward Members No comments received

Parish Council No objection

Site description and the surroundings The property is a detached two storey dwelling that stands opposite the junction of Cawston lane with Atkinson Avenue within the village of Dunchurch. The property stands outside of the Conservation area.The property stand within a linear arrangement of detached, semi-detached dwelling houses and bungalows. The properties vary in size, design and appearance with varied ridge heights

The property has a hipped roof on the north east side whilst whilst a lower gable elevation is formed on the northwest side of the property a distinct feature of the property is a double bay window at ground floor level and flush windows at first floor level. A wide flat roofed garage is formed at the side of the property set back from the front facing wall of the host dwelling.

A two storey flat roof extension is formed at the rear of the property together with a conservatory that is linked to the garage

The property has a drive which will currently accommodate 2 car parking spaces in tandem and an existing grassed front garden. The rear garden extends around 50m to the rear boundary with properties along the A426 Rugby Road The adjacent property No 8 Cawston Lane is also a detached two storey dwelling house with a single storey hipped roof garage on the side. This property has a gable elevation with a ridge height that is higher than the application property. There are two windows in the side elevation of the gable elevation that serve a bedroom and bathroom. A two storey flat roofed extension is formed at the rear of the property

The other adjacent property is a similar design to that of the application property but handed. This property also has a two storey and single storey flat roofed rear extensions An approx. 1.8m in height decorative wall is formed along the joint dividing boundary with the application site

Opposite the application site stand traditional two storey terraced properties.

The application The applicant seeks permission for: Demolition of existing garage and erection of two storey side extension, single storey rear extension, raise height of existing roof and installation of rear dormer windows and decking and front porch

Planning Policy Guidance Core Strategy 2011 Policy CS 16 Sustainable Design Saved Policy E6 Biodiversity Saved Policy T5 Parking

Sustainable Design and Construction SPD

NPPF [National Planning Policy Framework]

Planning Obligations [Parking]

Determining Considerations Policy CS 16 requires that all development will demonstrate high quality, inclusive and sustainable design and will only be permitted where proposals are of a scale density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated. Furthermore development will ensure that the amenities of existing and future neighbouring occupiers are safeguarded

NPPF Section 7 [Good Quality Design] of the NPPF [National Planning Policy Framework] mentions that high quality and inclusive design is a key factor in making places better for people in terms of quality and character of the environment and private amenity.

Design and Appearance Overall the design and appearance of the proposed development will not detract from the visual amenity of the immediate or surrounding wider area. The properties along this linear form of inter war style housing vary in design and appearance with a predominantly detached semi-detached and terraced housing integrated with detached bungalows with varied ridge heights that create the particular character of this are of Dunchurch There is no uniformity or patter along this linear housing development.

The proposal creates a significantly larger property by the removal of the garage and erection of two storey side extension, single storey rear extension, raise height of existing roof and installation of rear dormer windows and decking and front porch.

The proposed increase in ridge height will be seen in juxtaposition with the adjacent property No 8 and 12 Cawston Lane Whilst the proposed gable elevation on the north west side of the host dwelling will be higher than the ridge height of No 12, which is a handed design to the existing host building, the gable on the south east side will be only marginally higher than the ridge height and gable elevation of No 8 The proposal will therefore be seen in juxtaposition with this property. In terms of the street scene there will be a visual break in ridge heights between 10 and 12 but this is common feature along this linear arrangement of housing.

The side addition is not as wide as the existing garage and provides a gap to the joint dividing boundary with this neighbouring property No 8 Furthermore the distance between the proposed side gable and existing side gable is around 6 m which is a distinct break in the visual arrangement of housing along Cawston Lane

The porch adds interest to the front elevation together with a large glazing window which gives a vertical emphasis

The rear elevation includes windows of different shape and design in both the two storey aspect the flat roof single storey aspect and also 3 dormers windows in the rear roof plane. Whilst the windows are different in size they are at the rear of the property and not seen from the public domain .The windows along with the dormers however do create some horizontality and verticality in design and position Overall this elevation does not detract from the character of the area

The neighbour at no 8 has mentioned that the proposal is completely out of proportion with the host building and its neighbours. As mentioned in the text above the design and appearance is not unsympathetic with the host dwelling and will not detract from the character of the area. This is because the new design envelopes the existing host dwelling. Whilst the bulk and mass has been increased the removal of the unsightly two storey flat roof extension at the rear of the property is a planning gain. There are other flat roofed two storey extensions in the locality which are incongruous features.

Amenity The 45 degree Guideline provides a useful tool to prevent loss of daylight to neighbouring properties and their gardens.

For single storey extensions, the 45 line is taken from the mid-point of a window, which is also the main light source to a habitable room and for two storey extensions 1 metre in from the edge of the neighbouring dwelling. This prevents loss of daylight to neighbouring properties and overbearing extensions. The 45 degree guideline needs to be interpreted carefully and flexibly. The proposal involves a two storey addition to the side and rear along with a single storey addition. The two storey extension replaces a flat roofed garage on the side of the house and a two storey flat roofed extension to the rear and a lean to style conservatory.

The proposed two storey side and rear extension does not extend beyond the rear facing elevations of both adjacent properties and is therefore does not result in an over bearing form of development.

The single storey addition has a mono pitched roof at the rear face of the host building. This addition extends approximately the same depth as the flat roof addition at No 12 whilst this extension projects 3 m beyond the rear facing elevation of No 8 The 45 degree line taken from the midpoint of the ground floor window nearest the joint boundary is only marginally encroached therefore sunlight and daylight will not be impacted by the depth of the extension and angle of the roof

Daylight is a vertical emphasis whilst sunlight to the rear facing windows and the rear garden will be mainly in the morning in a south west direction. The extension will not impact on the amenity of the occupiers of this adjacent property

It is not considered that the both the two storey additions and single storey extension would be harmful to amenity of the occupiers of the adjacent properties. There are no overlooking windows that would be harmful to privacy

The proposed development also includes 5.0 m in depth decking art the rear of the proposed single storey rear extension. The height of the decking is 15 cm.

Overall the impacts of the extensions upon visual and residential amenities are considered acceptable by virtue of the extensions’ size, design and positioning in relation to other properties.

Therefore the proposal will comply with policy CS 16 of the Core Strategy 2011 and the Sustainable Design and Appearance SPD [ Appendix B Residential Extension Design Guide] and the requirements of section 7 [ Good quality design] of the NPPF [National Planning Policy Framework]

Ecology Saved policy E6 of the Rugby Borough Local Plan 2006 mentions that the Borough Council will seek to safeguard, maintain and enhance features of ecological and geological importance, in particular priority habitats /species and species of conservation concern. This is reflected in section 11 of the NPPF [National Planning Policy Framework]

The WCC Ecology has mentioned that the initial bat survey included a full internal and external inspection of the existing building and The WCC have confidence with the conclusions drawn. No evidence of bat roosting was found, however there were three potential access points identified on the roof of the building (gap at a loose fitting hip tile, missing pointing at the gable end and at the ridge tiles). WCC agree with the assessment of the building that the proposed works to the existing roof are unlikely to impact on bats, however given that suitable bat access points are present, the report recommends that the gaps are blocked prior to May 2016 to prevent any bats (or birds) from entering the fabric of the building.

WCC would also add that the works to block the gaps are undertaken under the supervision of a licenced bat worker, as should bats use these gaps in the meantime, there is a risk of blocking them inside the building, preventing escape, which is an offence under the Wildlife and Countryside Act and Habitats Directive.

Therefore WCC would recommend that the report is amended to state that the gaps will be blocked under the supervision of a licenced ecologist (such that a check can be undertaken of the gaps with an endoscope for bats prior to filling them in) and we would then be happy to recommend that the proposed works are undertaken "in accordance with" the details in the submitted report.

We would then recommend that the following condition is attached to any permission granted, to safeguard protected species within the proposed development:

Condition The development hereby permitted shall proceed in accordance with protected species method statement for bats and nesting birds as set out in the document ‘[title]’ prepared by ‘[consultant]’ and received by the Local Planning Authority on ‘[date]’. The approved measures shall be implemented in full. Reason: To ensure that protected species are not harmed by the development. Therefore the proposed development will comply with saved policy E6 of the Rugby Borough Council 2006 which now forms part of the Borough Core Strategy 2011and also section 11 of the NPPF

Parking Saved policy T 5 of the Rugby Borough Local Plan 2006 mentions that planning permission will only be granted for development incorporating satisfactory parking arrangements. The Borough Councils car parking standards require a maximum of 3 spaces for this type of dwelling house.

Currently parking is available on the frontage for 2/3 vehicle. The frontage has a depth of 8 m and is 8 m wide and has a dropped kerb arrangement on Fleet Crescent taking into account the depth of the front extension at 1.3 m will still provide sufficient depth for the parking of vehicles

The existing double garage is being removed the two storey side extension includes an integral garage Furthermore the drive is 11 m in depth and 3 m wide and can accommodate two cars parked in a tandem fashion In addition the grassed frontage is also is being gravelled to allow additional parking There is a dropped kerb which allows access to the drive which will not be altered. Therefore the proposal will comply with saved policy T 5 of the Rugby Borough Local Plan 2006 and the Rugby Borough Council Planning Obligation SPD [Parking standards.

Recommendation That planning permission is

Prepared By:- Brian Slater MRTPI Planning Officer Planning and Culture Department Rugby Borough Council