6.31.905.A.FUL-06-06249-FUL 27 Clotherholme Road Ripon North
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HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 27 March 2007 PLAN: 01 CASE NUMBER: 06/06249/FUL GRID REF: EAST 430108 NORTH 471508 APPLICATION NO. 6.31.905.A.FUL DATE MADE VALID: 10.01.2007 TARGET DATE: 07.03.2007 WARD: Ripon Spa VIEW PLANS AT: http://tinyurl.com/2m9byb APPLICANT: Mr And Mrs Cunningham AGENT: D J Catford PROPOSAL: Erection of first floor extension and loft conversion to form additional living accommodation. LOCATION: 27 Clotherholme Road Ripon North Yorkshire HG4 2DE REPORT SITE AND PROPOSAL This application relates to a brick built semi detached house with a hipped roof on the corner of Clotherholme Road and Filey Avenue. This part of Ripon is primarily residential although the site is opposite the grounds of Ripon Grammar School. The house has a two storey flat roofed extension to the south west elevation which does not relates well to the host dwelling or the surrounding area. This extension is built flush with the front elevation, the room above the garage is 3.4m deep. Behind this is a single storey element which projects a further 3.1m making a total of 6.5m. There is also a single storey lean to extension, 2.1m wide, which is built flush with the rear elevation Filey Avenue is made up of semi detached houses of a similar design to the application property and some bungalows. The boundary to the front is made up of a 1m approx. hedge. The boundary onto Filey Avenue is a 1.8m approx hedge and fence. The proposal is for a two storey extension to the south west elevation which would incorporate the existing extensions and extend the full depth of the property. The existing ridge line would be extended to form a hipped roof over the extension. As the house is on a corner plot it is visible to three elevations - the front, side and rear. MAIN ISSUES 1. Impact on the appearance of the house and street scene RELEVANT SITE HISTORY RB1276 - Garage with bedroom over. PERMITTED 27.07.1966 6.31.905.PA - Erection of kitchen extension and porch. PERMITTED 25.04.1983. CONSULTATIONS/NOTIFICATIONS Parish Council RIPON CITY COUNCIL RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development LPA01 Harrogate District Local Plan (2001, as altered 2004) Policy A1, Impact on the Environment and Amenity LPH15 Harrogate District Local Plan (2001, as altered 2004) Policy H15, Extensions to Dwellings LPHD20 Harrogate District Local Plan (2001, as altered 2004) Policy HD20, Design of New Development and Redevelopment SPDHSE Supplementary Planning Document: House Extensions and Garages Design Guide APPLICATION PUBLICITY SITE NOTICE EXPIRY: 09.02.2007 PRESS NOTICE EXPIRY: REPRESENTATIONS RIPON CITY COUNCIL - no objections. OTHER REPRESENTATIONS - none. VOLUNTARY NEIGHBOUR NOTIFICATION No. 25 Clotherholme Road No. 1 Filey Avenue. ASSESSMENT OF MAIN ISSUES 1. IMPACT ON APPEARANCE OF HOUSE AND THE STREET SCENE Policy A1 advises that proposals should not be permitted where they would result in a detrimental effect on the visual amenity and character of the area. Policy HD20 sets out design principles which should be taken into account in considering development. Policy H15 also requires that an extension should not cause "detriment to the character or appearance of the dwelling or the surrounding area." The large two storey side extension to the side of the house already has a significant impact on the appearance of the street scene in this location. Due to the position of the house - on a corner plot - the existing extensions are readily visible from three sides. The existing extensions are "of their time" and it is unlikely they would receive approval under the current Policies as they detract from the appearance of the house and have an adverse impact on the street scene. However, the poor appearance of the extensions does not mean that additional poorly designed extensions would be an improvement. The proposed extension would dominate the front elevation of the house when viewed from Clotherholme Road and significantly unbalance the building. The existing extensions are a material consideration in the determination of this application and should be given some weight. However the proposed extension is contrary to the Supplementary Planning Document House Extensions and Garages Design Guide (Sept 2005) which states that for a two storey side extension "the ridge of a side extension should be lower than the ridge of the original house to maintain architectural integrity." Notwithstanding the existing extension this key design principle could easily be achieved by setting in the rear wall of the proposed extension resulting in an extension which is subservient to the house. The Design Guide goes on to state "the front wall of the new extension should be set back from the face of the original dwelling." This is not possible in this case as the existing garage and first floor bedroom were built flush with the front of the dwelling and whilst this would not be appropriate nowadays it is part of the house as it now stands. This makes the "setting -in" of the rear wall and the lowering of the ridge line even more of an issue in order that the proposed extension does not over dominate the front and rear of the property when viewed from Clotherholme Road and Filey Avenue respectively. CONCLUSION The proposed extension and alterations would have a detrimental affect on the appearance of the host property and surrounding area by unbalancing the semi- detached unit and dominating the front and rear elevations in particular. The scheme is thus contrary to Policies A1, H15 and HD20 of the Harrogate District Local Plan and to advice contained in the Supplementary Planning Document House Extensions and Garages Design Guide (Sept 2005). CASE OFFICER: Mr A Moxon RECOMMENDATION That the application be REFUSED. Reason(s) for refusal:- 1 The proposal by reason of its size and design would be a dominant, unbalancing feature having a detrimental affect on the character and appearance of the host property and surrounding area contrary to Policies A1, H15 and HD20 of the Harrogate District Local Plan and to the advise contained in the Supplementary Planning Document "House Extensions and Garages Design Guide" (Sept 2005). .