Planning, Design & Access Statement
In respect of
| The addition of a rear two storey extension and a side ground floor extension with internal re-works. Existing parking to be moved to the rear of the plot with the plot to be separated to provide space for a neighbouring dwelling.
| 24 Barlows Lane, Wilbartson, Market Harborough, LE16 8QB.
On Behalf Of
Simon Ash - Perfecta Assets
05th August 2019
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1.Introduction
1.1 This Planning Design and Access statement has been prepared in support of a planning application for the proposal of the addition of a rear two storey extension and a side ground floor extension. The plot is to be separated to allow the addition of a neighbouring property (separate application) and the current parking to be moved to the rear of the plot off Orchard close. The village contains a mix of development styles, however, retains traditional architecture amongst a beautiful countryside setting. Barlows Lane itself, however, has a variant of styles and periods of architecture, providing a small yet varied palette of materials. Most of the properties within the area appear to be developed with an extension. The Property is within the Wilbarston conservation area.
1.2 This application has been prepared on behalf of the dwelling owners, Perfecta Assets by Harbur Design.
1.3 This Planning, Design & Access Statement will discuss: - The local area. - The elements within the proposal. - That the discussed property is within a well-developed area. - The proposal aims to enhance the existing property in layout and appearance and make it more appealing as a dwelling.
1.4 In determining the scheme, the following plans and drawings should be considered: - Site Location & Block Plans - Existing Plans, Elevations & Roof Layout - Proposed Plans & Elevations - Proposed Roof Plan
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2. Site and Surrounding Area
2.1 The discussed property is located within Wilbarston, a village and civil parish in the county of Northamptonshire, in the Welland Valley. At the time of the 2011 census, the population was just 753. Wilbarston contains one church, Wilbarston All Saints, and one primary school, Wilbarston Church of England Primary School. The local facilities are a village shop and post office, The Fox Inn public house and the village hall. Wilbarston is located between Market Harborough and Corby and is a neighbouring Village to Stoke Albany, to the South West.
2.2 The Property for which permission is sought is located on Barlows Lane which joins School Lane (B669) into the village. Wilbarston is relatively small and is surrounded by farmland, fields and small pockets of woodland resulting in a picturesque countryside.
2.3 The image below shows the discussed site and its location within the village, also showing the facilities locations:
2.4 The property is located within Wilbarston’s conservation area, which was adopted in June 1983, the village design statement was more recently adopted in 2010. The property is also located within Kettering Borough Councils proposed settlement boundary, yet the opposite side of the village to the potential employment allocation and a short distance from the ‘historically and visually important’ local green space. There are currently 31 listed items ranging from K6 Telephone Kiosk on the Main Street to the Pipewell Hall Kitchen Garden Walls to the Old Post Office. There are currently 29 Grade II listed items and 2 items were the heritage category is being scheduled.
2.5 The existing plot is very large; the dwelling is offset to one side and closer to the front. The garage is located on the other side of the plot, however, is not of a good size and arguably no longer fit for purpose due to the large size of modern vehicles. Furthermore, the distance from the garage to the boundary wall and gate - boundary wall and road is very tight and would no longer comfortably fit a modern sized car on either side, a larger car would overhang into the road.
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Therefore, the garage would be recommended for demolition. This leaves a vast amount of potentially usable space to the side and rear and lends itself to development and dividing the plot for the addition of another dwelling.
2.6 The views from the plot are beautiful and tranquil as they look out across local farmland and fields and a small pocket of trees. Good views from an existing large plot makes the addition of another dwelling and the development of the existing property more advantageous. The below image shows the immediate view across the countryside at the lower point of the stone wall at the front of the plot.
2.7 The existing plot, garage and dwelling appear to have been neglected over several years and have arguably become an eye-sore, now in need of work to retain the properties desirability and become aesthetically pleasing.
2.8 The below set of images have been provided to show the existing state of the plot and property. The images have been taken at various points along Barlows Lane (all views from the road as there is no footpath along this section) and down Orchard Close. Orchard Close is to the immediate South- East of the plot and can see the side and rear of the plot and its dwelling.
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2.9 Image Showing the dwelling, garage, driveway and front garden. The above discussed issues with the garage and driveway can be seen.
2.10 Image showing the side of the property and its overgrown garden.
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2.11 Image showing the overgrown side section of garden between the property and the neighbouring 1.5 storey bungalow.
2.12 Image showing the side view from the junction of Barlows Lane and Orchard Close.
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2.13 Image below shows the rear boundary of the plot. This is easily accessed off Orchard close and can be considered a viable alternative for vehicle parking. Parking to the rear, in this location, will bring parked vehicles away from the tight access road, which as discussed can overhang the driveway.
3. Existing Area
3.1 Wilbarston offers a palette of materials which contribute to the character of the area – limestone, Ironstone, a small number of red brick, areas of render, small areas of timber cladding, predominantly white framed windows (although brown and black can also be seen), slate or stone slate roofs and a number of clay roofs. Some of the materials used within the area offer a countryside feel and retain the agricultural heritage. However, some of the more recent properties use more modern materials such as brick and clay tiles, some with a small feature section of stone.
3.2 Most of the traditional properties are large, either originally or extended and most of the recent properties are considered large within their plot. There is variation in the size, heights, geometry and roof design of all properties.
For example, please see the below image of the neighbouring properties to No.24 Barlows Lane. A clear variation in massing, Styles, roof design and materials can be seen, just between these three properties. These properties are also of a more recent style and use of materials and do not conform the villages heritage characteristic.
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3.3 The following images are taken from around the village and show the various materials, massing and designs. The first image below is of a property on the corner of Barlows lane which has had two ground floor extensions, one with a pitched roof and one with a flat roof.
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3.3 The below image shows a property that has the addition of a brick porch to the front and a conservatory to the side. Also, it appears that the property previously had a detached double garage which has now been linked to the main property and a section converted, leaving a single garage.
3.4 The below images show four recent properties that have been built behind the clients plot on Orchard close. They are large properties with a mix of design, colours and materials.
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3.5 The following set of images have been taken from around the village. They are used to show examples of different sizes, heights, materials and the integration of traditional properties with modern properties or aspects (such as solar panels, render etc).
Hipped roofs appear to be a minority. However, the properties that have been extended with a hipped roof have maintained the original ridge height and pitch, where it joins the existing roof. A few examples are shown below.
Flat roofs also appear to be low in numbers and are predominantly used on a small-scale extension, usually ground floor. However, there is an example of a property with a two-storey extension that uses a flat roof. The discussed property currently has a flat roof section to the rear which contains a W.C and a utility room, image below.
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4. Justification for proposed application
4.1 The client’s proposal includes the below;
• Existing property to be rendered in white and timber cladding to be added above/ below the front bay window. • Rear two storey extension. First floor to include an additional bathroom and double bedroom, relocation and enlargement of bedroom 3. Ground floor to include a larger family kitchen and the relocation of the W.C and utility rooms. • Side ground floor extension. To enlarge the living and dining rooms to allow for a larger family size with the addition of another bedroom.
4.2 The proposal has been designed to make the property desirable. It is currently in a bad state and needs work/ repairs, also the current layout makes for a narrow ‘corridor’ living space. The aim of both extensions is to make the rooms a more usable size and to therefore suit a modern family. The proposed work will also offer a ‘refreshed’ look and will make the property more aesthetically pleasing within its beautiful setting, compared to the aged pebbledash existing. The existing rear ground floor section needs repair or to be re-built and is therefore offered as an opportunity to further enhance the property with a modest two storey extension.
Furthermore, the rear extension allows the reposition of the kitchen’s window. Redirecting this habitable window to view the back of the plot makes the large space to the side of the property ideal for the addition of a new dwelling.
4.3 The proposal offers a small palette of materials to accompany the character of the village, in attempt to remain relevant to the local area. Each finish has been selected to utilise a recurring set of materials within the surrounding village. The client suggests the use of render, timber cladding and roof tiles (to match the existing) to enhance the appearance of the property. As discussed above, and shown in the provided pictures, these materials are featured throughout the village.
4.4 The two-storey rear extension uses a hipped roof to extend directly from the existing roof, to retain the overall roof design and ridge height of the existing. The side ground floor extension also uses a hipped roof in attempt to be in keeping with the existing property and provide longevity over a flat roof.
4.5 The extensions are considered proportionate and retain a balanced appearance with the detached dwelling and large plot. Furthermore, an adequate gap to the boundary and good garden space has been maintained.
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5. Conclusion
5.1 This Planning Design and Access statement has been prepared in support of a planning application for the proposal of the addition of a rear two storey extension and a side ground floor extension. The plot is to be separated to allow the addition of a neighbouring property (separate application) and the current parking to be moved to the rear of the plot off Orchard close.
5.2 Pre-application advice was previously sought for a similar application in June 2018 (PRE/2018/0078). While the original proposal was suggested to not be supported without some amendments, the pre-app advice stated that Policy RA3 is supportive of a new residential development within the settlement boundary. It also goes on to suggest support for an extension to the existing property of a more modest nature.
5.3 The proposal aims to enhance the existing layout, usability and aesthetics, creating a more desirable property. The use of materials has been carefully selected to sit within the villages character and provide a ‘fresh’ appearance compared to the existing worn pebbledash. The village contains a mix of development styles, however, retains traditional architecture amongst a beautiful countryside setting. Barlows Lane itself, however, has a variant of styles and periods of architecture, providing a small yet varied palette of materials.
5.4 The rear extension allows for the addition of a bedroom and the re-design of the kitchen, utility and W.C creating a more suitable dwelling for a modern family. Furthermore, by moving the kitchen to the rear of the property and moving the window and doors it allows the potential for a new dwelling to the side. The side ground floor extension allows the expansion of the living space to also further suit a 4-bedroom house for a family.
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