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Introduction Site and Surroundings Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ Application Number 09/00114/AS Location Manclark Cottage, Woodchurch Road, Appledore, Ashford, Kent, TN26 2BB Grid Reference 95217/31057 Parish Council Appledore Ward Isle of Oxney Application Proposed two storey extension Description Applicant Mr S Hurran, Manclark Cottage, Woodchurch Road, Appledore, Ashford, Kent, TN26 2BB Agent Mr J Harmer, JPD Architecture Ltd, The Studio, Tower Farm House, Faversham Road, Boughton Aluph, Ashford, Kent, TN25 4HT Site Area 0.02 Hectares (a) 8/- (b) S (c) KHS - X Introduction 1. The application is being reported to the Planning Committee at the request of the Ward Member. Site and Surroundings 2. The application site comprises a large detached grade II listed farmhouse located outside of the built confines of the village of Appledore for the purposes of development control, within the rural landscape designated as a Special Landscape Area. 3. The two storey dwelling is grade II listed and is described in the listing details as a probable timber-framed C17 (or earlier) building that was refaced in the C19 with red brick on the ground floor and tile hanging above. To the rear is a catslide roof along the entire elevation. The historic plan form of the building remains largely unaltered. 4. The property is set back from the highway by approximately 210 metres and accessed via a long drive running along the eastern site boundary. A 2 metre 6.1 Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ high native hedge runs along all boundaries of the site which is surrounded to the north, east and west by open agricultural land. 5. The existing dwelling provides approximately 224m² of floor space laid out over 3 floors. The house had in the past been used as two separate dwellings but now includes a sitting room, dining room, day room, kitchen, utility, bathroom and a small lobby and WC at ground floor, 3 bedrooms and 1 en- suite at first floor and a study and games room at second floor level. 6. A plan of the site is attached to this report as annex 1. Proposal 7. Full planning permission is sought for the erection of a two storey side extension (listed building consent is also required for this, see 09/00115/AS on this agenda). 8. External changes are also proposed to the existing dwelling with the insertion of 3 new roof lights into the rear catslide. The extension would provide a new dining room, kitchen and lobby/utility at ground floor, with two bedrooms and an en-suite at first floor. The existing dwelling would be rearranged internally to provide a games room, sitting room and day room, wet room, study, hall and small WC at ground floor, 2 additional bedrooms, an en-suite and a bathroom at first floor and a fifth bedroom with en-suite at second floor level. The additional floor area proposed would represent a 37% increase in floor area totalling 307m². 9. The existing and proposed plans are attached as annex 2 to this report. 10. The applicant has submitted information in support of the scheme which can be summarised as follows: • The property has been poorly maintained by previous owners and is in need of renovation and improving to maintain the integrity of the listed building. • In its current state the dwelling is not really habitable. • The internal areas of the house are antiquated with a very small kitchen area that restricts the living accommodation in a dwelling required for modern day occupancy. There is also limited garden access and difficult disabled access. • The structure has many of its original features intact and it is intended to maintain these features as part of the proposed refurbishment project. 6.2 Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ • The design and the proposed alterations have been carefully considered and viewed in conjunction with Ashford Borough Councils Structure Plan and Kent Design Guidelines. Planning History 11. There is no relevant planning history. Consultations Ward Member: The Ward Member, Councillor Burgess, requests that the application is considered by the Planning Committee. Appledore Parish Council: Support the application Neighbours: 8 neighbours directly consulted. No representations received. Kent Highways Services: No objection. Planning Policy 12. The Development Plan comprises the Regional Spatial Strategy (The South East Plan, May 2009), the adopted Kent and Medway Structure Plan (July 2006), the saved policies in the adopted Ashford Borough Local Plan 2000, and the adopted LDF Core Strategy 2008. 13. The relevant policies from the Development Plan relating to this application are as follows:- South East Plan 2009 CC1 – Sustainable development. C4 – Landscape and countryside management. BE6 – Management of the historic environment. Kent and Medway Structure Plan 2006 SP1 – Conserving and enhancing Kent’s environment and ensuring a sustainable pattern of development. SS8 – Development in the Countryside. EN1 – Protecting Kent's countryside. 6.3 Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ EN5 – Special Landscape Areas. QL1 – Quality of development and design. QL8 – Buildings of architectural or historic importance. HP5 – Housing development in the countryside. TP19 – Vehicle parking Standards. Ashford Borough Local Plan 2000 GP12 – Protecting the countryside and managing change. EN27 - Landscape conservation. HG9 – Extensions to dwellings in the countryside. Local Development Framework Core Strategy 2008 CS1 – Guiding principles. CS9 – Design quality. 14. The following are also material to the determination of this application:- Government Advice Planning Policy Statement 1 – ‘Delivering Sustainable Development’ Planning Policy Statement 7 – ‘Sustainable Development in Rural Area’s’ Planning Policy Guidance 15 – ‘Planning and the Historic Environment’ Supplementary Planning Guidance Supplementary Planning Guidance Note 10 – ‘Domestic Extensions in Urban and Rural Areas’ adopted June 2004 following public consultation. Assessment 15. The main issues for consideration are: 6.4 Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ • The impact of the development upon the character, appearance and setting of the listed building and the visual amenity of the wider rural landscape designated as a Special Landscape Area. • Justification for the development. • Residential amenity. • Highway safety. Policy Context 16. Section 66 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires Local Authorities when considering applications for planning permission for development that affects a listed building to have a special regard to the desirability of preserving the building and any features of architectural or historic interest which it may possess. 17. This is further endorsed by PPG15 which states that whilst many listed buildings can sustain some degree of sensitive alteration or extensions (my underlining) to accommodate continuing or new uses the extent to which changes can be accommodated will vary from case to case to ensure that the buildings special interest is not lost. The guidance states that all applications which affect listed buildings must be able to justify the proposal demonstrating why works that would affect the character are desirable or necessary. 18. Annexe C, C.58 of PPG15 also advises that the plan of the building is one of the most important characteristics of a listed building and should be respected and left unaltered as far as possible. 19. In addition to the above national guidance the Councils adopted supplementary planning guidance (SPG10) makes provision for modest extensions to residential dwellings in the countryside provided that the proposed extension is justified, sympathetic to the design and scale of the existing dwelling and would not result in a poorly proportioned or visually intrusive form of development within the landscape. The document also provides advice on appropriate design themes for extensions stating that they must be subordinate in size and scale to the existing dwelling. The impact of the development upon the character, appearance and setting of the listed building and the visual amenity of the wider rural landscape designated as a Special Landscape Area 20. The original plan form of the building is clear and distinguishable. It is a long narrow rectangle dominated by massive chimneys at either end and with a large catslide roof to the rear. This plan form is very important to an 6.5 Ashford Borough Council - Report of Development Control Managers Planning Committee 17 June 2009 ___________________________________________________________________ understanding of the historic development of the house and PPG15 places great importance on the retention of this plan form and the prevention of development that detracts from it. 21. The application proposes a two storey extension at right angles to the dominant form of the house. It is connected to the old house at one corner. In design terms the extension has the appearance of an additional house
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