APPLICATION NO: WP/16/00879/FUL 8th March 2017

Conversion of garage to annexe accommodation ancillary to main dwelling

PENNSYLVANIA COTTAGE, 225 CHURCH OPE ROAD, PORTLAND, DT5 1JA

Mr D Hawkins

Case Officer: Dean White FOR DECISION

The application has been brought to Committee for determination as the applicant is an elected member.

1. SUMMARY RECOMMENDATION

1.1 Approve

2. PROPOSAL

2.1A previous proposal to convert a garage to annex accommodation was heard at Committee last year, on the 5th October 2016 (WP/16/00452/FUL), with a recommendation to refuse the proposal on grounds of design and the Committee decision was to refuse the application.

2.2Site description and context - Pennsylvania Cottage sits back behind the garage and outbuildings and contains a stone slab patio area, a lawned garden and a further garage/workshop. The site is within the Conservation Area, has a public footpath leading to Rufus Castle along Cove Ope Road and is covered by an area Tree Preservation Order. A large Sycamore trees sits immediately next to the rear section of the garage subject of this application.

2.3The reason for the refusal of the previous application was that the proposed scale, design and, in particular, glazing facing the street frontage was considered inappropriate and would not reflect the character and appearance of the Wakeham Conservation Area. The previous design proposed raising the roof of part of the structure which, as well as altering the overall character of the building, would also have unduly impacted upon the large Sycamore tree, which would have required lopping of the branches.

2.4The current proposal is accompanied by a design and access statement that refers to the conversion of a garage with outbuildings into habitable accommodation. It also refers to the existing structure having had the benefit of mains water and electricity and has been used in the past as accommodation although no formal proof exists. It is a stone building with the front (garage) section having timber double doors. The front section that faces Church Ope Road is clearly two storey height with an existing store above the garage. The rear has two sections, a one and half storey 'middle section' (with 'lean to' roof) and a rear flat roof element, used as storage. 2.5The current proposal would alter the front dual pitched roof or the middle element, and would only raise the rear flat roof as a 'lean to' to match the middle element. The roofs would all be finished with natural slate tiles. The existing garage door to the front would be removed and a smaller timber sash window inserted. Glazed bi-fold doors would be inserted in the rear element on the east elevation. Alterations to the existing walls would all use reclaimed . Although this is proposed as an annexe an off road parking space at the front would be provided for the new accommodation and 2 car parking spaces provided or the host dwelling. The works would provide an overall footprint of 52 square metres (floor space of 110 square metres).

3. RELEVANT PLANNING HISTORY

2013 – Works to trees in conservation area – remove all branches overhanging Pennsylvania Cottage (No objection).

2016 - WP/16/00452/FUL - Conversion of garage to annexe accommodation ancillary to main dwelling (Committee Decision - Refuse)

4. POLICY CONSIDERATIONS

West Dorset and Weymouth & Portland Local Plan (2015).

4.1 As far as this application is concerned the following policies are considered to be relevant.

INT1. PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT

ENV1. LANDSCAPE, SEASCAPE AND SITES OF GEOLOGICAL INTEREST ENV3 GREEN INFRASTRUCTURE NETWORK

ENV3 GREEN INFRASTRUCTURE NETWORK

ENV4. HERITAGE ASSETS

ENV10. THE LANDSCAPE AND TOWNSCAPE SETTING

ENV11. THE PATTERN OF STREETS AND SPACES

ENV12. THE DESIGN AND POSITIONING OF BUILDINGS

ENV15. EFFICIENT AND APPROPRIATE USE OF LAND

ENV16. AMENITY SUS2. DISTRIBUTION OF DEVELOPMENT

COM7 CREATING A SAFE AND EFFICIENT TRANSPORT NETWORK

COM9 PARKINGPARKING STANDARDS STANDARDS IN IN NEW NEW DEVELOPMENT DEVELOPMENT

Supplementary Planning Documents

4.2Conservation Area Appraisal:

‘Wakeham:

The streetscape of Straits is characterised by the raised pavement on its northern side and an open paved area on the southern side accommodating semi-mature trees, street furniture and delineated with timber bollards. The road then turns a corner – key views ahead and behind - to become Wakeham, a long street dipping to the SE with an extended vista along the street and out to sea. The central part of Wakeham supports semi-mature street trees, many being located within the road space with no protection from parked cars. Near the Bumpers Lane junction, on either side of Wakeham, are attractive, green open spaces with trees that underline the impressive width of the street, and in this area, there are key views in both directions. Near and outside Portland Museum, the same highway character is evident, as are key views comprising the Museum, its neighbours, the entrance and Wakeham northwards.’

National Planning Policy Framework

4.3The National Planning Policy Framework was published on 27 March 2012 and sets out the Government’s planning policies for and how these are expected to be applied. In terms of decision-taking this means:

 approving development proposals that accord with the development plan without delay; and

 where the development plan is absent, silent or relevant policies are out of date, grant permission unless:

 any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole;

 or where specific policies in the Framework indicate development should be restricted.

4.4The NPPF also states that:

Local planning authorities should approach decision-taking in a positive way to foster the delivery of sustainable development. The relationship between decision-taking and plan-making should be seamless, translating plans into high quality development on the ground. (Para. 186)

Local planning authorities should look for solutions rather than problems, and decision-takers at every level should seek to approve applications for sustainable development where possible. Local planning authorities should work pro actively with applicants to secure developments that improve the economic, social and environmental conditions of the area. (Para. 187) 4.5Other sections of the NPPF relevant to this application are listed below. These will be referred to in the “Planning issues” section of the report.

Section Subject

7 Requiring good design

11 Conserving and enhancing the natural environment

12. Conserving and enhancing the historic environment

5. STATUTORY CONSULTATIONS

5.1DCC Local highway authority - No objection on the basis the proposal is ancillary to main dwelling.

5.2Trees Officer - No comment

5.3Natural England - No comment

5.4Portland Town Council - No objection.

6. OTHER CONSULTATIONS

6.1 None received.

7. REPRESENTATIONS

7.1 None received.

8. PLANNING ISSUES

8.1The main planning issues relevant to this application are:

 Policy and Principle

 Design and impact in the landscape/conservation area

 Local Amenity and Highways issues

Policy and Principle 8.2The application site lies within the development boundary where development that would improve the economic, social and environmental conditions in the area is considered acceptable in principle.

8.3Policy ENV12 refers to any alterations or extensions of buildings relating to and not overpowering the original building. The host dwelling is a large two storey with attic and the annexe would remain subservient to the main dwelling.

Design and Impact in the landscape and conservation area

8.4The site is located close to and would be visible from Church Ope Rod which contains a footpath running from the Listed Building of the Museum to the Scheduled Monument of Rufus Castle. The road is faced with the historic frontages of dwellings and the Museum and the addition of a small timber framed sash window to replace the existing garage doors is considered to retain the character of the frontage and preserve the quality of the street scene and wider Conservation Area.

8.5Policy ENV10 refers to development providing for the retention of trees and other features that contribute to an areas distinctive character. This proposal is considered to take account of its setting and the modest increase in the roof height of the rear element would not be harmful to the trees protected within the area TPO.

8.6Policy ENV4 states that the impact of development on a designated or non- designated heritage asset and its setting must be thoroughly assessed against the significance of the asset. Development should conserve and where appropriate enhance the significance. Overall, it is considered that the proposal would retain the character of the garage and would preserve the character of the conservation area in accordance with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Local Amenity and Highways Issues

Policy ENV16 deals with amenity impact issues. Policy COM7 & 9 deal with parking and access matters. There are no specific amenity issues with regard to privacy and overlooking from the proposed annexe. The highways officer has not objected subject to the annexe being ancillary to the main dwelling. The nearest property to the south No. 221 Church Ope Road contains rear windows and a blank side elevation opposite the annexe.

9. SUMMARY OF ISSUES

9.1 The proposal has responded well to the objections to the previous design and is considered acceptable. The proposed development would not have an adverse impact on the visual amenities of the site or wider Conservation Area and would retain the character of the existing building.

10.RECOMMENDATION

10.1 Approval is recommended 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 approved plan(s) listed above.

Reason: For the avoidance of doubt and in the interest of proper planning

3 Before the commencement of development, unless otherwise agreed by the Local Planning Authority, details and samples of all wall and roofing materials shall be submitted to, and approved in writing by the Local Planning Authority and the development shall be completed in accordance with these details.

Reason: To ensure that the external appearance of the completed development is sympathetic to its locality.

4 The development hereby permitted shall not be used at any time other than for ancillary residential purposes, which form an integral part of the planning unit known as 'Pennsylvania Cottage', indicated as being within the red line on the approved location plan (received by the Local Planning Authority on 30th November 2016), as a single dwelling unit.

REASON: To ensure the outbuilding will only be used for ancillary residential purposes in connection with the main dwelling, and not as a separate unit of accommodation, in accordance with Policy SUS2 of the West Dorset, Weymouth and Portland Local Plan (2015)