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Buddles Corner, Fritham, Lyndhurst SO43

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Buddles Corner, Fritham, Lyndhurst SO43 Planning Development Control Committee - 15 December Report Item 4 2015 Application No: 15/00742/FULL Full Application Site: Buddles Corner, Fritham, Lyndhurst, SO43 7HL Proposal: One and two storey extensions; roof alterations; replacement cladding Applicant: Mr & Mrs Day Case Officer: Katie McIntyre Parish: BRAMSHAW 1. REASON FOR COMMITTEE CONSIDERATION Contrary to Parish Council view 2. DEVELOPMENT PLAN DESIGNATION Conservation Area: Fritham 3. PRINCIPAL DEVELOPMENT PLAN POLICIES DP1 General Development Principles DP6 Design Principles DP11 Extensions to Dwellings CP7 The Built Environment CP8 Local Distinctiveness 4. SUPPLEMENTARY PLANNING GUIDANCE Design Guide SPD 5. NATIONAL PLANNING POLICY FRAMEWORK Sec 7 - Requiring good design Sec 11 - Conserving and enhancing the natural environment Sec 12 - Conserving and enhancing the historic environment 6. MEMBER COMMENTS Edward Heron: The proposed extensions are wholly in keeping with the area, offer a significant improvement on the existing and due to their mass and form are clearly subservient to the existing building. 7. PARISH COUNCIL COMMENTS 1 Bramshaw Parish Council: Recommend permission: • Removes a flat roof extension which isn't in keeping with the property or the conservation area. • It is an improvement on what is already there with the resultant changes being minor to the visual amenity of the local area, particularly as the work is to the rear of the property and does not alter the appearance of the front of the property. • The house will become a more complete dwelling for the current occupier by providing a house suitable for modern living (particularly with the provision of a downstairs WC). • The two storey extension will, because of its reduced height be subservient to the original property. • There is huge support from local residents. 8. CONSULTEES 8.1 Building Design & Conservation Area Officer: Recommend refusal: The proposal would not preserve the character and appearance of this local interest building or the surrounding conservation area. The original dwelling would appear over-extended and unbalanced with the proposed extent of development. 8.2 Land Drainage (NFDC): No comment 9. REPRESENTATIONS 9.1 16 representations of support: • It would improve the appearance of the property. • Support this modest extension. • Enhance the conservation area. • Will allow the house to be adapted so that the applicants can stay in their home into old age. • Removal of the flat roof is a positive. 9.2 Representation of support from the Agent: • Although it is agreed the view from higher ground down the gravel track is significant, the significance of the view is exaggerated by the Conservation Officer. • The extensions have been designed so that there would be no perceived idea of increased proportion of the cottage. • The design detail which is proposed is common throughout the New Forest and Hampshire. • The proposed dormer window would not increase the dominance of the extension. • The Design and Access Statement described in detail how the additions have been designed to respond to local vernacular and how it would improve the present unsightly flat roof rear extension. This does not seem to have been considered by the Conservation Officer. 2 • Disagree with the statement that the design from the garden would result in a complicated roof form. The garden elevations would be vastly improved and rationalised with the removal of the flat roof element. • The level of light emission may increase however this is not considered to be significant in terms of the character and appearance of the conservation area. 10. RELEVANT HISTORY 10.1 15/00060 - Two-storey and single-storey rear extensions; replacement cladding - withdrawn 12 March 2015 10.2 07/91859 - Rear conservatory - refused 10 September 2007 10.3 06/90910 - Rear conservatory - refused 17 January 2007 11. ASSESSMENT 11.1 The application site is detached cottage that is sited outside of the defined villages within the Fritham Conservation Area. It is a two-storey 19th century cottage which has been extended to the rear during the latter half of the 19th century and the 20th century. The property makes a positive contribution to the rural character of Fritham and has been identified as a building of local importance within the conservation area character appraisal: "There are a number of cottages dating from the 19th and early 20th centuries which are indicative of the rural nature of the settlement. Buddles Corner is a one and half storey cottage of painted brick and render with a slate roof, timber casements and first floor windows which rise through the eaves line forming small dormers. A notable feature of this building is the range of chimney pots which include a fine pair of Fareham pots". The site occupies a prominent position within the conservation area with views into and out of the site possible from the surrounding lanes when dropping down into the village and down the access track to the cottage. The access track to the cottage also forms part of a public right of way. This application seeks consent for one and two storey extensions, roof alterations and replacement cladding. 11.2 The relevant issues which need to be considered are: • The impact upon the character and appearance of the conservation area and the surrounding rural locality; • Whether the additions proposed would be appropriate to the existing dwelling and its curtilage. • Due to the relationship with the neighbouring properties it is not considered there would be a greater impact upon the amenities of the surrounding properties. 3 11.3 The application proposes several extensions and alterations to the cottage. Firstly it is proposed to extend the existing rear projecting gable by a further 3.2m. This addition would effectively double the size of the existing rear projection serving the cottage and would incorporate a dormer window within the flank wall. Secondly it is proposed to replace the existing 20th century flat roof with a larger cropped gable roof form which would extend into a catslide providing additional accommodation to the rear at ground floor. Although the property has been previously extended, because these additions were in situ prior to the 1st July 1982 the cottage's 30% floorspace is still intact. Calculations indicate the proposal would not exceed the 30% allowance, however notwithstanding this, the supporting text to Policy DP11 is clear in that although an extension may comply with this floorspace criterion it must still be appropriate to the existing dwelling. In all cases, the Authority, will have regard to the scale and character of the core element of the original dwelling (rather subsequent additions) in determining whether or not an extension is sympathetic to the dwelling (para 7.38). The Authority's Conservation Officer has objected to the proposal as there are concerns in relation to the scale of the additions proposed and the overall extent of built form to the rear on what is a small traditional forest cottage. The Parish Council have supported the proposal and several letters of support have been received. 11.4 National Parks have been confirmed as having the highest status of protection in relation to landscape and scenic beauty (para 115 NPPF). The guidance contained within the National Planning Policy Framework also states that development shall contribute positively to making places better (para 56) and that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area (para 64). Where new development affects a conservation area or the setting of a heritage asset development should enhance or better reveal their significance. Policies DP1 and CP8 of the Authority's Core Strategy also requires new development to demonstrate high quality design which enhances local character and distinctiveness ensuring that development is appropriate and sympathetic in terms of scale, appearance, form and siting. 11.5 The existing building is considered to contribute positively to the rural character of the area and its current form and scale are considered to be significant elements of its character. This is also acknowledged by the applicant in their supporting statement. Long and short distance views of the cottage are also available from various public vantage points within Fritham. It is considered that one of the most prominent elevations of the cottage, due to the way the land slopes and the relationship of the cottage with the access track and public right of way is the west (side) 4 elevation of the cottage. The existing rear projecting element is visible from this approach and it appears as a modest addition respecting the scale and proportions of the host property with its depth being smaller than the depth of the cottage. The proposal would add a further 3.2m projection to this elevation effectively doubling the length of this flank wall which it is considered would result in an overly dominating and disproportionate addition when viewed in relation to the core of the cottage. The incorporation of a dormer window is considered to further exacerbate the impact of the rear projection no longer appearing as a secondary elevation serving the cottage. It is appreciated that thought has been given to stepping down the height of the addition in order to minimise its impact, however this would not overcome the fundamental concern in relation to the size of the addition when compared to the modest scale and sympathetic proportions of the cottage. This west (side) elevation of the cottage has particular significance within the conservation area due to the views which are possible from the public right of way. It is therefore considered that the rear extension proposed would detract from the current proportionate and traditional form of this forest cottage which contributes positively to the character and appearance of the conservation area and the rural character of the locality.
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