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1 Sunnyside, Whitchurch Canonicorum, Bridport DT6 6RQ PROPOSAL

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1 Sunnyside, Whitchurch Canonicorum, Bridport DT6 6RQ PROPOSAL APPLICATION NUMBER: WD/D/18/001256 APPLICATION SITE : 1 Sunnyside, Whitchurch Canonicorum, Bridport DT6 6RQ PROPOSAL: Garage Extension APPLICANT: Mr & Mrs Barrance CASE OFFICER: Emma Telford WARD MEMBER(S): Cllr S Christopher RECOMMENDATION SUMMARY: Approve 1. DESCRIPTION OF SITE: 1.1 No. 1 Sunnyside is a grade II listed, semi-detached cottage. On the north-west edge is a single storey, flat roofed, detached garage which faces the road, the war memorial and the grade II listed building opposite. An application for listed building consent has also been submitted for the works under the reference WD/D/18/001257. 1.2 The application site is located outside of a defined development boundary. It is within an area of outstanding natural beauty and the Whitchurch Canonicorum Conservation Area. 2. DESCRIPTION OF DEVELOPMENT: 2.1 The proposal involves a first floor extension to the garage with a pitched roof. The ground floor would continue to be used as a garage with additional living accommodation on the first floor including a bedroom and bathroom. 3. RELEVANT PLANNING HISTORY: Application No. Proposal Decision Decision Date WD/D/17/000521 Change double garage door from Approved 19/04/2017 metal up and over to a single pair of wooden doors and infill remaining opening and render 4. RELEVANT PLANNING POLICIES: 4.1 National Planning policy Framework (NPPF) 2018 As far as this application is concerned the following sections of the NPPF are considered to be relevant: 12. Achieving well-designed places 15. Conserving and enhancing the natural environment 16. Conserving and enhancing the historic environment Decision-making 38. Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision-makers at every level should seek to approve applications for sustainable development where possible. 4.2 Adopted West Dorset and Weymouth & Portland Local Plan (2015) As far as this application is concerned the following policies are considered to be relevant: • Int1. Presumption in Favour of Sustainable Development • Env1. Landscape, Seascape and Sites of Geological Interest • Env4. Heritage Assets • Env10. The Landscape and Townscape Setting • Env11. The Pattern of Streets and Spaces • Env12. The Design and Positioning of Buildings • Env16. Amenity • Sus2. Distribution of Development • Com7. Creating a Safe and Efficient transport Network • Com9. Parking Standards in New Development 5. OTHER MATERIAL PLANNING CONSIDERATIONS: 5.1 Supplementary Planning Document • Design and Sustainable Development Planning Guidelines (adopted 2009) • Dorset Area of Outstanding Natural Beauty: A Framework for the Future AONB Management Plan 2014 – 2019 • West Dorset Landscape Character Assessment 2009 • DCC Parking standards guidance • Whitchurch Canonicorum Conservation Area Appraisal (2010) – ‘The parish church, Church House, Church Cottage, 1 Sunnyside, 2 Sadlers Cottage, the Well House and the War Memorial form a particularly distinct group.’ 6. HUMAN RIGHTS: Article 6 - Right to a fair trial. Article 8 - Right to respect for private and family life and home. The first protocol of Article 1 Protection of property This Recommendation is based on adopted Development Plan policies, the application of which does not prejudice the Human Rights of the applicant or any third party. 7. PUBLIC SECTOR EQUALITIES DUTY: As set out in the Equalities Act 2010, all public bodies, in discharging their functions must have “due regard” to this duty. There are 3 main aims:- • Removing or minimising disadvantages suffered by people due to their protected characteristics • Taking steps to meet the needs of people with certain protected characteristics where these are different from the needs of other people • Encouraging people with certain protected characteristics to participate in public life or in other activities where participation is disproportionately low. Whilst there is no absolute requirement to fully remove any disadvantage the Duty is to have “regard to” and remove OR minimise disadvantage and in considering the merits of this planning application the planning authority has taken into consideration the requirements of the PSED. 8. CONSULTATIONS: 8.1 Historic England - No comments received at the time of report preparation. 8.2 Char Valley Group Parish Council - We recommend refusal of this application for these reasons- 1. This is a private, residential development, unattached and in the grounds of the main residence which lies within the Whitchurch Conservation Area. It does not fulfil any of the exception criteria to the presumption of ‘no build' in a conservation area. 2. All the surrounding buildings are Grade II listed. 3. The style and height of the building would significantly change the overall visual appearance of the heart of conservation area. 4. At is apex, the building would be approximately one and a half times the height of the existing garage. The character of this side of Church Path is of low height, chert and thatched buildings set in gardens 30 metres or so back from the road. The garage rises vertically from Church Path. A mistake has been made in that the application document states that the proposed development is not near any water course. The main village stream is in an underground culvert approximately 2 metres away and the village well is some 5 metres away. A drain also extends along the front of the garage. No details of proposed sewerage arrangements are given. This would seem important given the position of the septic tank to the right of the proposed development. We understand that nearby neighbours are in support of this plan and recommend that the application goes for full committee decision. 8.3 DCC Highways - No highway comment. 8.4 DCP Technical Services - With regards to the above application, I have no objections. The development is not increasing the footprint of the building and therefore is unlikely to exacerbate any existing surface water flooding risk. 8.5 DCP Conservation Officer - I would agree with the submitted DAS that the existing garage, despite being in an intrinsically sensitive location: "...presents a poor elevation with the garage being fairly wide with a low flat roof over its length. The proposed extension of the building vertically presents a much better proportion with a good height to width ratio when viewed in the context of the three storey Church House...The existing garage frontage presents a poor visual contribution in the (Conservation Area) context and would be vastly improved by the proposed roof extension removing the bland flat roof and replacing it with a pitched roof and appropriate subtle materials." I would add that the garage, being so low in height and enshrouded in hedgerows/shrubs/trees does have a rather neutral impact to this historic setting, which is very much a gateway to the Grade I listed church. An additional storey will create far more of an impact, however if detailed appropriately could over time, blend more harmoniously with its context than the current garage. In terms of detailing, I feel that both windows on the North West elevation are of inappropriate scale. Most notably, the first floor unit appears to emulate a hayloft or hoist opening however is too small. It would look more in keeping with the design approach if the cill were dropped further making a longer opening. This window should be designed as a casement or sash (no glazing bars), with or without a shutter. This must be addressed before the application is determined. The overall appearance of the garage (and its setting) would be greatly enhanced by having the North West elevation faced in natural local stone. It is this elevation that is most prominent and has most impact to the character of the area and setting of surrounding listed structures. It is therefore important that superior materials be used on this frontage. The plans lack detail/annotation on proposed materials. It must be clear that no man-made/UPVC fixtures form any part of the proposals and the below conditions must be applied to any consent granted. Recommendation: Whilst I am supportive in principle to this application, the above items need to be overcome before the application is determined. Furthermore, the below conditions would certainly need to be applied to any consent granted. Conditions: • Flush fitting, black metal Conservation roof lights. • Joinery details and material specifications for all windows and doors to be provided included 1:5 sections and 1:10 elevations. • Finish details to be provided for all joinery including the barge boards, garage doors to be provided. • Type of timber cladding and finish to be specified. • Cast metal rainwater goods painted black. • Use of natural clay ridge tiles. Samples of the proposed (natural) slate to be submitted and approved. • Material specification and better elevations/sections of the proposed balcony, handrail and stairs. • Any new boiler flue/extract/vents etc must not be located on the North West elevation. Details to be provided. 8.6 The Parish Council raised concerns in relation to the sewerage arrangement of the proposal however the agent has since confirmed that the existing septic tank would serve the additional accommodation. 8.7 All full consultee responses and representations can be viewed on www.dorsetforyou.com 9. REPRESENTATIONS: 9.1 Five third party responses have been received in support of the application, the reasons are summarised below: • Enhance the corner of the church path • Addition of an upper floor under a pitched roof in traditional materials would enhance its appearance in the conservation area without disrupting the existing attractive features of the church path or the view from the church gates • Improvement on the existing garage 10. PLANNING ISSUES: • Principle of development • Visual Amenity • Residential Amenity • Area of Outstanding Natural Beauty • Conservation Area • Listed Building • Highway Safety 11.
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