Daventry District Council Lodge Road, Daventry, Northamptonshire NN11 4FP Tel: 01327 871100 Fax:01327 300011 DX21965 Website: www.daventrydc.gov.uk Chief Executive: Ian Vincent B.A. (Hons) Arch, Dip Arch, RIBA

APPLICATION NO. DA/2018/0521 TOWN AND COUNTRY PLANNING ACTS, ORDERS AND REGULATIONS

PLANNING PERMISSION

DATE APPLICATION VALID 18 June 2018 Name and Address of Applicant Name and Address of Agent Mr & Mrs G Woodford Miss Y Korendova, C/O Agent Roger Coy Partnership Bricknells Barn 32 Lime Avenue Eydon, Daventry NN11 3PG

Location of Development Larkspur Cottage 2, Bricketts Lane, Flore, Northamptonshire, NN7 4LU

Description of Development Insertion of new windows to dwelling and steel external staircase to garage first floor

PLANNING PERMISSION HAS BEEN GRANTED for the above development in accordance with the application and plans submitted, SUBJECT TO THE FOLLOWING CONDITIONS AND REASONS: -

CONDITIONS

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. 2. The development shall be carried out strictly in accordance with drawing no. 4452/20A, 4452/21A registered valid 18 June 2018. 3. The materials to be used in the external surfaces of the works hereby permitted shall be as specified in the application.

REASONS

1. To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004). 2. To ensure development is in accordance with the submitted drawings and to enable the Local Planning Authority to consider the impact of any changes to the approved plans. 3. In the interests of visual amenity and to ensure that the materials are appropriate to the appearance of the dwelling.

Signed

Community Manager

Date of Decision: 8 August 2018

The Applicant’s attention is drawn to the following matters:-

1. The attention of the applicant is drawn to the need to ensure that the development is completed in accordance with the approved plans and failure to do so could result in enforcement proceedings.

2. This permission is under the Town & Country Planning Acts only and if approval under the Building Regulations is necessary no work must be commenced until this further approval has been received. To obtain confirmation of this the applicant is advised to contact Building Control, Tel: 01926 456551.

NOTICE TO APPLICANT WHERE PERMISSION IS REFUSED OR GRANTED SUBJECT TO CONDITIONS

3. Appeals to the Secretary of State A If you are aggrieved by the decision of your local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the Secretary of State for the Environment under Section 78 of the Town and Country Planning Act 1990.

B If you want to appeal, then you must do so within six months of the date of this notice, using a form which you can get from the Planning Inspectorate, Customer Support Unit, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN.

C The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal.

D The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions it imposed, having regard to the statutory requirements, to the provisions of the development order and to any directions given under the order.

E In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based its decision on a direction given by him.

4. Purchase Notices A If either the local authority of the Secretary of State for the Environment refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor can he render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted.

B In these circumstances, the owner may serve a purchase notice on the District Council in whose are the land is situated. This notice will require the Council to purchase his interest in the land in accordance with the provisions of Part V, Chapter 1 of the Town and Country Planning Act 1990.

5. Application for Consent to Display Advertisements A Where the local planning authority refuse consent, the applicant may by notice given in writing within eight weeks of receipt of this notice, or such longer period as the Secretary of State may allow, appeal to the Secretary of State for the Environment, in accordance with Regulation 15 of the Town and Country Planning (Control of Advertisements) Regulations 1989 as modified by Amendment (No. 2) 1990. The Secretary of State is not required to entertain such an appeal if it appears to him having regard to the provisions of the regulations, that consent for the display of advertisements in respect of which application was made could not have been granted by the local planning authority.

B A person who displays an advertisement in contravention of the regulations will be liable on summary conviction of a fine of an amount not exceeding level 3 on the standard scale and in the case of a continuing offence to a fine of £40 for each day during which the offence continues after conviction.

DELEGATED PLANNING APPLICATION SITE: Larkspur Cottage. 2 Bricketts Lane, Flore

APPLICATION NO: DA/2018/0521

DEVELOPMENT: Insertion of new windows to dwelling and steel external staircase to garage first floor

PLANNING POLICIES:

Daventry District Local Plan: Policy GN2 – General Policy EN2 – Conservation Areas Policy EN42 – Design

Flore Neighbourhood Development Plan: F1 – General Development Principles F5 – Design of Development F6 – Residential Development

Flore Village Design Statement: Guidelines

West Northamptonshire Joint Core Strategy: Policy SA – Presumption in Favour of Sustainable Development Policy BN5 – The Historic Environment and Landscape

National Planning Policy Framework

Supplementary Planning Guidance – Designing House Extensions

Emerging Plan – Daventry District Settlement and Countryside Local Plan Part 2 – Policy ENV1 – Landscape Policy ENV8 – Historic Environment Policy ENV11 – Design

PLANNING HISTORY:

DR/66/4 – House and garage (approved with conditions) DA/90/0935 – Two storey additions to existing house and detached double garage (approved with conditions) DA/91/1289 – Conversion of garage to living accommodation, two storey extension, double garage (retrospective) (approved with conditions)

CONSULTATIONS:

DDC CONSERVATION –

 Larkspur Cottage is located on the northern edge of Bricketts Lane and adjacent to Flore Conservation Area; which borders the dwelling to the north and west along High Street. As a

designated heritage asset, the character of the conservation area may be harmed by any development of Larkspur Cottage.

The character of the conservation area to the north of Larkspur Cottage is determined by sloping, rural fields bordered by hedgerow and mature trees lining High Street; as well as by the neat Victorian terraced housing immediately to the west of the house. Larkspur Cottage stands on the corner between Bricketts Lane and High Street and is set back behind a grass verge which blends down the hill. The cottage is orientated with its gable facing High Street. Architecturally and physically, Larkspur Cottage’s is associated more with the 20th century housing to the south than with the 19th century Victorian terrace which fronts High Street to the west.

The proposal would not significantly change the form of either the house of the existing garage and would retain the building’s domestic character. Prospective efforts to alter its form, for example extensions to the gable end or the rear elevation might impinge upon views of the terrace along High Street; causing harm to their setting. However the changes proposed will be in-keeping with a house of this type and age. The steel staircase to the north of the garage wold most be obscured by the new fencing; with only its top visible from High Street. Its impact upon the conservation area would be negligible.

Therefore, we have no concerns regarding the proposal.

PARISH COUNCIL –

 The Council supports the proposed external alterations to the buildings on the site, which have no adverse impact on the requirements of the Neighbourhood Plan and will not detract from the street scene. However the Flore Plan includes a proposal for the creation of a Linear Village Green following the completion of the Daventry Link road and the property faces one of the proposed green areas along the A45. This will be reduced by the relocation of the boundary fence of the property and will be affected visually by the close-boarded fence which is shown in 1.8m in height as far as the Bricketts Lane frontage. We would request that the fence be stepped down in height close to the front face of the garage to reduce its visual impact.

NEIGHBOURS – 1 representative received:

 We have no objection to this in principle, our only concern is that the new windows may not be of the current, obscure type and therefore invade our tenants privacy.

SITE NOTICE – Expired 17/07/2018

OBSEVATIONS:

Site:

The proposal site is a two storey, modern, brick dwelling sited on the immediate corner of Bricketts Lane, Flore. The dwelling consists of a large driveway to the front with a detached garage in the north.

The conservation area of Flore is located to the immediate north and south of the dwellings curtilage boundary, although the dwelling is not contained within the conservation area.

Policies:

Saved Daventry District Local Plan policy GN2 is an overarching policy setting the criteria all development must confirm with. This policy stresses that the proposal must be of a type, scale and design in keeping with the locality and does not detract from its amenities. Satisfactory means of access and sufficient parking facilities must be available for all proposal sites to ensure the road network is not adversely affected. The proposed development must not adversely affect a conservation area and their setting.

Policy EN2 has regard to conservation areas. Planning permission for development within conservation areas will be granted provided that the development preserves or enhances the character of the area. Special consideration will be given to the environmental implications of the redevelopment of existing buildings. Proposals for development should not intrude into the setting of the important buildings. Development should reflect the general architectural character of the existing buildings. All buildings should be closely related to the character of the conservation area in scale, with traditional materials appropriate to the area to be used for walls, roofs ad all external joinery. Proposals for the alteration or repair of existing buildings should be sympathetic to the character and appearance of the building and the conservation area.

Policy EN42 sets out the design guidelines all proposals must adhere too. Designs must promote or reinforce local distinctiveness and enhance their surroundings, and take account of local building traditions and materials. The scale, density, massing, height, landscape, layout and access of the proposal must combine to ensure that the development blend well within the site and with its surroundings. Finally, existing landscape attributes of the site are incorporated within the layout wherever practicable, and combine with proposed landscaping and open space to ensure that the developments environmental impact is minimised.

The Flore Neighbourhood Development Plan has a vision that Flore will be “a parish that retains and enhances its character and develops in a sustainable way, meeting the needs and wishes of all who live and work here.” Policy F1 is a general development policy. All development must not have a detrimental effect on residential amenity and gives consideration to the scale and detail of the proposal in relation to the immediately adjoining area, including streets and open spaces.

Policy F5 focuses on the design of developments. High quality design is sought that respects the scale, density and character, layout, access, street furniture and signage of existing surrounding buildings and landscapes, and protects and enhances the unique identity of the area where it is located. High quality contemporary design is encouraged, as well as more traditional designs which accurately reflect the local vernacular and proportions, and use of materials indigenous to the area. Additionally, proposals must respect established building lines and details such as front garden enclosures, street frontage and use of materials.

Policy F6 relates to residential extensions. The scale, height and form must fit with the existing building and the character of the street scene, with materials compatible with the materials used in the existing building. The residential amenity of the neighbouring occupiers must be safeguarded also.

Flore also benefits from a Village Design Statement which provides general guidelines for all development to follow. The existing character of Flore is a substantial asset, and therefore any development proposal must understand this character and seek to preserve and enhance it. The local characteristics and context of the proposal site must be respected with designs that respect the distinct local settlements pattern layouts. High quality design is encouraged with the use of good quality materials which are appropriate to the locality.

The West Northamptonshire Joint Core Strategy is an adopted policy document which replaces a number of Saved Policies from the Daventry District Local Plan. Relevant to this proposal is policy SA, which has a presumption in favour of sustainable development.

Policy BN5 relates to the historic environment and landscape. Designated and non-designated heritage assets and their settings and landscapes will be conserved and enhanced in recognition of their individual and cumulative significance. In order to secure and enhance the significance of the areas heritage assets and their settings and landscapes, development in areas of landscape sensitivity and/or known historic or heritage significance will be required too, sustain and enhance the heritage and landscape features which contribute to the character of the area, including conservation areas. Also, the application must demonstrate an appreciation and understanding of the impact of development on surrounding heritage assets and their setting in order to minimise harm to these assets. Finally, the proposal must be sympathetic to the locally distinctive landscape features, design styles and materials in order to contribute to a sense of place.

The National Planning Policy Framework (NPPF) sets out the Governments planning policies for England and how these should be applied. The NPPF must be taken into account in preparing the development plan, and is a material consideration in planning decisions. Paragraph 7 states that the purpose of the planning system is to contribute to the achievement of sustainable development, and that the objective of sustainable development can be summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs.

Section 12 of the NPPF outlines the design principles all development proposals must follow in order to achieve well-designed places. 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. Planning policies and decisions should ensure that developments:

a) Function well and add to the overall quality of the area over the lifetime of the development.

b) Are visually attractive as a result of good architecture, layout and appropriate and effective landscaping.

c) Are sympathetic to local character and history

d) Establish or maintain a strong sense of place

e) Optimise the potential of the site, and

f) Create places that are safe, inclusive and accessible and which promote well-being, with a high standard of amenity for existing and future users.

Section 16 of the NPPF relates to conserving and enhancing the historic environment. Heritage assets range from sites and buildings of local historic value to those of the highest significance. These assets are an irreplaceable resource, and should be conserved in a manner appropriate to their significance, so they can be enjoyed for their contribution to the quality of life of existing and future generations. Plans should set out a positive strategy for the conservation and enjoyment of the historic environment, by taking into account the desirability of sustaining and enhancing the significance of heritage assets and the desirability of new development making a positive contribution to local character and distinctiveness. Paragraph 193 states when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. Local planning authorities should also look for new development opportunities within conservation areas, and within the setting of heritage assets to enhance or better reveal their significance.

Also relevant to this proposal is the Supplementary Planning Guidance – Designing House Extensions. Although this proposal is for the conversion of an existing building, the same principles do apply. The guidance states that the extension type, in this case garage conversion, must be appropriate to its use and have a design appropriate to the existing dwellinghouse with a roof type of a similar pitch and design to the existing dwelling. If new doors and windows are proposed, they should be of the same style, size, materials and appearance of those of the original building and should not directly overlook into neighbouring properties. The effect of an extension on neighbours must be considered at the outset. A neighbour’s enjoyment of light and privacy should not be unreasonably affected. As well as good design, it is essential that the extension is constructed from materials of the same type, colour and texture as those of the main house. Sometimes it will be difficult to match materials which have been heavily weathered or are no longer available. If so, it is recommended that the extension should be set back slightly from the wall of the most prominent elevation. This will disguise the joints between materials of the house and extension.

Daventry District Councils emerging, Settlements and Countryside Local Plan (Part 2) has a vision the District will form a choice of diverse employment opportunities, high academic attainment, high quality housing and provide a superb quality of life for its communities. Policy ENV1 has regard to the landscape. The council will support proposals that maintain the distinctive character and quality of the Districts landscapes. All proposals must respect the local distinctiveness and historic character of the particular landscape character area in which it is located. Also, respect must be paid to the existing patterns of development and distinctive features that make a positive contribution to the character, history or setting of a settlement or area such as key buildings, village skylines and ridgelines.

Policy ENV8 has regard to the historic environment. Proposals affecting heritage assets must demonstrate a clear understanding of significance of the asset and its setting, with a high quality proposal which responds positively to their context by reinforcing local distinctiveness including street pattern, siting, form, scale, mass, use, materials and architectural features. Furthermore, proposals must preserve or enhance key views of heritage assets and key views in and out of conservation areas. All development proposals which affect conservation areas must conserve and where appropriate, enhance those elements that have been identified as making a positive contribution to the character and special architectural or historic interest of the area.

Finally, policy ENV11 relates to the design of proposals. All development proposals must promote or reinforce local distinctiveness and enhance its surroundings, whilst taking account of local building traditions and materials. The scale, density, massing, height, layout and access of the proposal must all combine to ensure development blends well within the site and with its surroundings. Existing landscape features of the site must be incorporated and subsequently combine well with the proposal landscaping and open space. Finally, the amenity of new and existing dwellings must be protected.

Proposal:

This application seeks to insert new windows to the dwelling and to construct a steel external staircase to the garage first floor, as well as other alterations such as boundary works, rendering the property and internal alterations.

Although several window amendments have been proposed for this dwelling, the first floor side elevation windows are the focal point for this planning application as planning permission is needed for their insertion. The north elevation will see a new smaller window added to serve the bedroom, along with a replacement window inserted on the south elevation serving a different bedroom. As these windows are side facing and are not proposed to be obscure-glaze, planning permission is required.

This application also seeks to construct a metal staircase to the north elevation of the existing garage. This will be used to provide access into the existing first floor level so it can be used as a home office. This staircase will measure approximately 4.55m wide, 0.9m deep and 3.6m high. A door will be inserted to the first floor to provide access into the office.

As part of the application, a new timber post close board fence has been proposed around the curtilage boundary. This will be locate on the north and east curtilage boundaries and will measure approximately 1.8m high to the north and 1.2m to the east.

The plans also highlight over proposed alterations which can benefit from permitted development, such as rendering the property and garage, porch alterations, internal alterations and garden steps.

Main Considerations and Issues:

The proposed first floor side elevation windows have been proposed to be standard glass, not obscure-glaze. Due to the dwellings location, the north fronts the highway with fields adjacent. Therefore, no overlooking will arise as a result of this proposed window. The window on the south elevation does look onto the neighbouring properties side elevation wall which does also benefit from a side elevation window facing the proposal site. As this window is seeking a replacement of the same size, no increased in overlooking or loss of privacy shall occur as a result. Furthermore, as this window is located towards the rear of the dwelling it will be located away from the neighbouring side elevation window.

The proposed staircase will be visible over the replacement boundary fence. The staircase will be seen in context to the dwelling and its locality and will not be seen as an unduly, prominent feature. Furthermore, it will not adversely affect the conservation area in which it will be situated adjacent too.

The Parish Council have requested that the proposed replacement boundary fence is lowered in height as it approaches the garage to reduce the impact on the Linear Village Green. As this fence is replacing the existing fence will is in poor condition, the impact will not significantly increase. Furthermore, this fence is a security measure for the dwelling and it will be seen in context to the dwelling and will subsequently not harm the Linear Village Green or the conservation area.

In accordance with the National Planning Policy Framework paragraph 187, the applicant was given the opportunity to work proactively with the planning authority to achieve a positive outcome. In this instance, no amendments were necessary.

SUMMARY:

The design of the proposed windows, external staircase, fence and other alterations is of an appropriate design to the main dwelling. The proposed development would not be detrimental to the residential amenity of the adjacent residential occupiers and will not have an adverse effect on parking or on the road network. The proposal will not have an adverse impact upon the conservation area in which it is situated adjacent too.

Overall, it is clear that this proposal complies with local and national planning policies, such as Saved Daventry District Local Plan Policies, Flore Neighbourhood Development Plan, West Northamptonshire Joint Core Strategy and the National Planning Policy Framework. This proposal also follows the guidelines set out in Daventry District Councils Supplementary Planning Guidance and has regard to the emerging Daventry District Settlements.

RECOMMENDATION:

Approve

Conditions:

1. TA3 – 3 Years

2. TV0 – Plans: 4452/20A, 4452/21A, 18 June 2018

3. The materials to be used in the external surfaces of the works hereby permitted shall be as specified in the application Reason: MB0

NOTES:

Planning Officer ………………………………………………… Date ……………

Principal Planning Officer ……………………………………… Date ………….…