APPLICATION NUMBER: WD/D/17/002454 APPLICATION SITE: BURNSIDE, RAMPISHAM HILL, HOOKE, BEAMINSTER, DT8 3PD PROPOSAL: Erection of two storey extension and additional alterations. APPLICANT: Mr P & Miss L Molyneux & Brandon CASE OFFICER: Jo Riley WARD MEMBER(S): Cllr J Haynes RECOMMENDATION SUMMARY: Approve with conditions. 1. DESCRIPTION OF SITE: Burnside is a detached property outside the defined development boundary. It is within an area of outstanding natural beauty. 2. DESCRIPTION OF DEVELOPMENT: The proposal seeks to erect two storey extensions, demolish and erect a replacement single storey extension and erect a detached garage. 3. RELEVANT PLANNING HISTORY: None 4. RELEVANT PLANNING POLICIES: National Planning Policy Framework (NPPF) 2012 (Updated 2018) As far as this application is concerned the following sections of the NPPF are considered to be relevant: 12 – Achieving well designed spaces Para 124. The creation of high quality buildings and places is fundamental to what the planning and development process should achieve. Good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities. Being clear about design expectations, and how these will be tested is essential for achieving this. So too is effective engagements between applicants, communities, local planning authorities and other interests through the process. Decision taking: Para 38 – Local Planning Authorities should approach decision on proposed development in a positive and creative way. The should register 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. 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 Env5. Flood Risk Env10. The Landscape And Townscape Setting Env12. The Design And Positioning Of Buildings Env16. Amenity Hous6. Other Residential Development Outside Defined Development Boundaries Com7. Creating A Safe And Efficient Transport Network 5. OTHER MATERIAL PLANNING CONSIDERATIONS: Supplementary Planning Document(s) Dorset Area of Outstanding Natural Beauty: A Framework for the Future AONB Management Plan 2014 - 2019 WDDC Design & Sustainable Development Planning Guidelines (2009) 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 : Officers to insert this para into each report: 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: Historic England No comment Hooke Parish Council Unable to support application - Hooke Parish Meeting Planning Committee have significant reservations regarding this application, they are as follows: >the development is too large for the plot >lack of privacy for the nearest neighbours >parking issues, the cottage is situated on a dangerous bend in the lane >drains- the application does not address the drainage question, the property is adjacent to a grade 1 listed chalk stream and pollution in the river is a cause for concern >foundations- the proposed extension is close to the river bank thus could disturb the river bed As such, it is with regret that we are unable to support this application. DCC Highways No highway objections DCP Technical Services No comment 9. REPRESENTATIONS: Three letters of representations received which raised the following objections: -Overdevelopment of the site -Not in keeping with the style of the original property -Possible impact on ecology of River Hooke -Impact on neighbour’s privacy -South facing elevation out of proportion to original cottage - Glazing in South elevation will directly overlook Waterside House -Proposed garage will dominate views from Waterside House Further representations following amended plans. In addition to my earlier comments and concern about the effects on river health. Unfortunately, we have received no reassurance from the applicants, despite attempts to engage with them, that the hedging and natural screening will not be removed or where indicated some provision for reinstatement even though this lies outside their curtilage so consequently I cannot support this plan. 10. PLANNING ISSUES: Principle of development Neighbouring amenity Design Proximity to river 11. PLANNING ASSESSMENT: Principe of development The proposed replacement extension is to an existing dwelling outside the defined development boundary. Policy HOUS6 of the West Dorset and Weymouth & Portland Local Plan states that the extension of a dwelling-house located outside the defined development boundary will be permitted provided that the extension is subordinate in scale and proportionate to the original dwelling, and does not harm the character of the locality or its landscape setting. There were concerns from the case officer as to the proposed scale and bulk of the extension projecting from the south elevation as it was considered to have a dominating and overbearing impact upon the original cottage. Through negotiations, this addition was significantly reduced and was also set down from the roof. As such the proposed two storey and single storey extensions are considered subservient in size and sympathetic to the main dwelling so deemed not to harm the character or landscape setting. It is therefore considered the proposal accords with Policy HOUS6. Neighbouring amenity The proposed development would not have a significant adverse impact on the living conditions of occupiers of residential properties. Objections from neighbours were received regarding potential overlooking, particularly from the glazing on the South elevation. The amended plans show less glazing on the extension and because it has been reduced in length, it is further set back from neighbouring boundaries. Even so, there is a significant distance between the site and its adjoining neighbours. As such the proposal is not considered to present concerns of harmful overlooking or a loss of privacy. Comments relating to a loss of view as a result of the proposal are not judged to be relevant to this application as they not a planning consideration. Design The proposed development would not have an adverse impact on the visual amenities of the site or locality and the materials are judged to be acceptable. Both two storey elements (in their amended form) and single storey extension are considered to be an appropriate size and scale, forming subservient additions to the property. In relation to the proposed detached garage, its presence is not considered to overwhelm the host property or the site. With regards to the street scene, the extensions would be visible however they are considered to be read in context with the original dwelling and would not appear as an incongruous addition. Proximity to River. The objection from the Parish Council refers to the proximity of the extension to the River Hooke. The River runs alongside the curtilage of the existing dwelling where there are 2 existing sheds to be demolished. To the north of this a single storey extension already lies close to the river. The proposed extension would be 4m of the river bank. There are no plans to remove the hedges/planting running alongside the river as shown on the proposed site and block plan and as such a condition is suggested requiring details of the protection of existing trees and vegetation to be submitted and implemented prior to the commencement of development. 12. CONCLUSION/SUMMARY: The proposal is acceptable in principle and considered not to adversely impact neighbouring properties or the character of the surrounding area. 13. RECOMMENDATION: Approve subject to the following conditions: 1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. REASON: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended). 2. The development hereby permitted shall be carried out in accordance with the following approved plans: Garage - Floor plan, roof plan and elevation- Drawing Number 17/016/07 received on 06/10/2017 Proposed Floor Plan - Drawing Number