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060109/Eap001 - E1 EASTERN AREA PLANNING COMMITTEE Monday 9 January 2006 at 4.30 pm Planning Applications likely to be considered Members of the Eastern Area Planning Committee will decide the following applications. You may attend the Committee Meeting and put your views to the Councillors. A copy of "Your Right to Speak at Planning Meetings" is available on our website or from our Planning Reception. PAGE APPLICATION DESCRIPTION AND LOCATION DECISION TW/05/02608 (A) Removal of existing single storey extensions, and 1 – 5 erection of part single storey/part two storey extension. (B) Erection of replacement detached garage. (C) Replacement door canopy. My Ladys Cottage, The Common, SISSINGHURST TW/05/02609 (A) Listed Building Consent – Removal of existing single 6 – 8 storey extensions, and erection of part single storey/part two storey extension. (B) Internal alterations. (C) Replacement door canopy. My Ladys Cottage, The Common, SISSINGHURST TW/05/02977 Erection of a detached house. 9 – 14 Plot Adjoining, Steeple House, Rogers Rough Road, KILNDOWN TW/05/02804 Two storey extension. 15 – 19 Cresslands Farm, Knoxbridge, FRITTENDEN TW/05/2892 Extension to front elevation. 20 – 24 Twin Gables, Bedgebury Road, GOUDHURST TW/05/02889 Two storey side extension, single storey alterations. 25 - 28 Red Cottage, Rye Road, HAWKHURST 060109/EAP001 - E1 - EASTERN AREA PLANNING COMMITTEE Monday 9 January 2006 REPORT OF THE HEAD OF PLANNING SERVICES PLANNING APPLICATIONS FOR CONSIDERATION APPLICANT REFERENCE LOCATION PROPOSAL CONTACT ADDRESS DATE VALID GRID REFERENCE DATE OF APPLICATION MR & MRS N HAMPSHIRE TW/05/02608 My Ladys Cottage (A) Removal of existing (C J Andrews The Common single storey extensions, 3 March Cottages SISSINGHURST and erection of part Mill Lane SI single storey/part two Frittenden storey extension. Cranbrook (B) Erection of Kent replacement detached TN17 2DR) garage. (C) Replacement door canopy. 06/10/05 578992/138652 06/10/05 DESCRIPTION The property is a Grade II listed detached house, located on the main A229 road between Cranbrook and Staplehurst. In the garden there is the separate Grade II listed tomb of Lady Sanderson, erected circa 1817. Lady Sanderson was the wife of the non-conformist preacher Rev. William Huntington, who is associated with the Providence Chapel in Cranbrook. The house was built in 1809 as a three bedroom simple plan form two storey dwelling with a regular two bay front. It is built predominantly in red and blue brick chequer with red brick dressings but with tile hanging at first floor to the rear. Over the years a number of single storey extensions have been built at the rear including a lean-to cedar conservatory, a mono-pitched asbestos roofed garage and a single storey flat roofed extension. It is proposed that all these rear additions will be demolished. In addition a detached sectional pre-cast concrete garage in the rear garden will also be demolished. The application is in three parts: Part A At the rear of the property the various single storey extensions will be demolished and a two storey extension will be built 4.5 metres from the house to provide a master bedroom with ensuite bathroom over a garden room. The footprint is 6.5 metres x 4 metres. Between this extension and the main house a ground floor link extension will be provided for part dining room, part conservatory/breakfast room. This will all be in white timber weatherboard, with peg tile roof but the breakfast room/conservatory will be all double glazed glass. 060109/EAP001 - E2 - Above this ground floor link extension will be a first floor link corridor to the master bedroom with a lantern feature in the peg tile roof. The present first floor wc will be used as a way through to the link and master bedroom. The increase in volume would be: Volume of existing house Volume of resulting house % Increase 570.6 m3 651 m3 14% Part B A new two bay garage constructed of brick and with a peg tile roof will be built on the site of the pre-cast concrete garage. The brick will be laid in Flemish bond to match the house. The roof space will be used as a store, with access by an external staircase. Part C The attractive canopy over the front door needs repair and an identical lead roof canopy is proposed. Also it is intended to replace the composite plywood construction support brackets with a new welded lattice metal frame of an appropriate Georgian design. This application (and the related listed building application TW/05/02609) is referred to Committee at the request of a Member. RELEVANT HISTORY WE/5/59/63 – One room addition – Approved. TW/90/00113 – Conservatory – Approved. TW/90/00114 – Listed Building Consent – Conservatory – Approved. POLICIES 1. Kent Structure Plan 1996 - Policy ENV4 – Protection of High Weald Special Landscape Area. - Policy ENV19 – Listed Buildings. - Policy RS1 – Criteria for development at villages, rural settlements and countryside. - Policy RS5 – New development in rural Kent. 2. Tunbridge Wells Borough Local Plan Adopted 1996 - Policy LBD1 – Development outside the Limits to Built Development. - Policy EN1 – Development Control criteria. - Policy EN3 – Alteration to Buildings of Architectural and Historic Importance. - Policy EN23 – Landscape protection. - Policy H13 – Extensions to dwellings outside the Limits to Built Development. 3. Kent and Medway Structure Plan (as proposed to be amended) September 2004 - Policy E5 – Special Landscape Areas. - Policy QL1 – Quality of development and design. - Policy QL9 – Buildings of Architectural or Historic Importance. - Policy HP6 – Housing development in the countryside. 060109/EAP001 - E3 - 4. Tunbridge Wells Borough Local Plan Review – Proposed Modifications, October 2005 - Policy LBD1 – Development outside the Limits to Built Development. - Policy EN1 – Development Control criteria. - Policy EN3 – Alteration to Buildings of Architectural and Historic Importance. - Policy EN25 – Landscape Protection. - Policy EN27 – Special Landscape Areas. - Policy H11 – Extensions to dwellings outside the Limits to Built Development. CONSULTATIONS AND BACKGROUND PAPERS 1. Cranbrook Parish Council 21/10/05 – Recommend approval. 2. KCC Archaeological Officer 13/10/05 – The application site lies adjacent to the line of the Roman road from Maidstone to Hastings. However, the level of impact from the proposed development is likely to be minor. APPRAISAL There is no objection to the demolition of the various elements at the rear of the building, which although part of the listed building, are not an important part of the original Georgian plan form. The proposed extension is also considered to be modest in terms of Adopted Local Plan Policy H13. The main area of concern is the impact of the various parts of the proposal on the character and setting of the listed building. Part A – The part single storey/part two storey extension The existing modern extensions, although they are not particularly satisfactory additions, are single storey, ad-hoc and informal and do not dominate the original building. It would enhance the listed building to remove the unfortunately designed cedar conservatory and the attached single garage in the garden. However, although the new extensions are predominantly on the footprint of these demolished extensions, they will incorporate significant two storey elements, namely the new master bedroom and ensuite and the link at first floor level. The height of these extensions would be below the ridge height of the main house but they are a substantial addition in terms of floor area and bulk and could not be said to be subordinate to the original building. In my view they will distort the original Georgian plan form and significantly harm the appearance of the rear part of the listed building. The proposal would be a ‘formal’ extension taken along the same side building lines as existing, unlike the existing ad-hoc informal additions at the rear. This extension and link is the major part of this application and in my view it will cause harm to the appearance of the listed building by virtue of its bulk, height and overall appearance. I do not consider it to be an appropriate addition to this listed building, not withstanding the benefit of removing the existing ad-hoc extensions at the rear. Part B – Detached two bay garage The replacement garage is some 12 metres from the main house and on the site of an existing garage. It has been reduced in size following pre application discussions and I now have no objection to it. It is of an appropriate size and is of a traditional design in keeping with the setting of this listed building. 060109/EAP001 - E4 - Part C – Replacement front door canopy There is no objection to the frame on either side porch canopy being reinstated and a new lead roof canopy being installed to match existing. There is evidence from mortice housing left in the existing stone step that a light supporting structure existed originally to support the canopy on either side of the doorway and from evidence of an old paint line on the existing brickwork. The proposed design and materials are appropriate. CONCLUSION In view of my serious concerns in regard to Part A of the proposal my recommendation is that the application cannot be supported. The new extension will tend to dominate the main building and compromise the listed building to an unacceptable degree. RECOMMENDATION – REFUSE FOR THE FOLLOWING REASON: (1) The proposed extension, by reason of its scale, form and massing, would be over-dominant, and as such would have a detrimental impact on the special character of the listed building. It would, therefore, be contrary to Policy ENV19 of the Kent Structure Plan 1996, Policy EN3 of the Tunbridge Wells Borough Local Plan Adopted 1996, Policy QL9 of the Kent and Medway Structure Plan (as proposed to be amended) September 2004, and Policy EN3 of the Tunbridge Wells Borough Local Plan Review, Proposed Modifications, October 2005.
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