Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ Application Number 10/00393/AS Location Gate House, Swan Lane, Little Chart, Ashford, Kent TN27 0PT Grid Reference 94548/45813 Parish Council Little Chart Ward Weald Central Application Single storey extension for a kitchen breakfast room with Description glazed entrance link Applicant Mr. A. Higgins, Gate House, Swan Lane, Little Chart, Ashford, Kent TN27 0PT Agent Mr. Brackenbury, 29 Scotton Street, Wye, Ashford, Kent, TN25 5BU Site Area 0.6738 Hectare (a) 2/1S (b) X (c) Introduction 1. This application is reported to the Planning Committee at the request of one of the Ward Members, Cllr. Mrs Bell. Site and Surroundings 2. The application property is a detached grade II listed property that is located outside of the built confines of Little Chart within the countryside. It is described in the list description as “L-shaped building with an early C19 exterior. Two storeys red brick with grey headers. Tiled roof. Two windows facing east, four windows facing north. Dering windows. Eaves cornice of brick cogging, 2 shaped Dutch gables facing east and one facing north, all with chimney attic windows. Similar gable end to the west.” 3. The property is also located within Little Chart Conservation Area. The site lies within the Pluckley Greensand Fruit Belt landscape character area where the emphasis is on conserving the rural landscape. 9.1 Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ 4. Site location plans are attached to this report as Annex 1. Proposal 5. Planning permission is sought for the erection of an extension and glazed link to the south elevation of the property. The glazed link projects from the rear of the property by 2m and is 3.1m wide. The extension projects a further 6.2m from the glazed link and is 4.1m wide. The total projection of the extension from the listed building is 8.2m. The extension will be of a brick construction with a pitched plain clay tiled roof. The link will be glazed with a flat lead rolled roof and vertical boarded Oak door to the east elevation. An existing conservatory located to the rear elevation will also be removed. Figure 1: Proposed Figure 2: Proposed Elevations 9.2 Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ Planning History 6. 2009 - Planning permission was refused by the Planning Committee for the erection of an orangery to the south elevation. This application was refused for the following reasons; (i) The proposed orangery by virtue of its size, bulk, length, siting and design would result in a visually prominent and incongruous structure in relation to the listed building resulting in harm to its historic plan form and reading. This would in turn harm the character and appearance of the Listed Building to its detriment. (ii) For the reasons set out in (1) above the proposal would fail to preserve or enhance the character and appearance of Little Chart Conservation Area. 7. 2005 - Planning permission was granted for a single storey extension to the south elevation to replace the existing conservatory although this permission has not been implemented. Consultations Ward Members: One of the Ward Members, Councillor Mrs Bell, has requested that the application be determined by the Planning Committee. No comments have been received from the other Ward Member. Portfolio Holder – Development Management: made the following comments on the application: “It seems to me at this stage that one important consideration for the committee will be whether the development causes substantial harm to the historic or architectural significance of the building, including its setting. I note that the official list description refers to the ‘L’ shape of the building and the east elevation including the Dering windows. It appears to me from the application plans that there will be a degree of change to the appearance of the east elevation, and the cat slide roof at the rear, as well as the historic form and shape of the building, and the setting of the listed building. The report indicates that the development will be visible from public positions. I note that the new development projects some 8m out from the existing rear wall of the house. I expect that the committee will have, amongst other matters, carefully to assess the scale of the impact arising from the development on the significant aspects of the listed building and its setting, whether the existing ground floor accommodation in the house appears adequate, and whether any harmful impact to the significant aspects of the listed building is convincingly justified.” 9.3 Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ Little Chart Parish Council: raised no objection but wished for the arched windows on the extension to exactly match those on the rear of the main dwelling and that ABC had not fully considered justification given following the pre application advice. Neighbours: 2 neighbours directly consulted: 1 letter of support received stating that the extension would be a sympathetic extension to the existing house and minimise loss of original structure. Planning Policy 8. The Development Plan comprises the Regional Spatial Strategy (The South East Plan, May 2009), the saved policies in the adopted Ashford Borough Local Plan 2000, the adopted LDF Core Strategy 2008 and the adopted Ashford Town Centre Action Area Plan 2010. 9. The relevant policies from the Development Plan relating to this application are as follows:- South East Plan 2009 CC1 – Sustainable Development BE6 – Management of the Historic Environment Ashford Borough Local Plan 2000 GP12 – Protecting the countryside and managing change EN16 – Development in Conservation Areas HG9 – Extensions to dwellings in the countryside Local Development Framework Core Strategy 2008 CS1 – Guiding Principles CS9 – Design Quality 10. The following are also material to the determination of this application:- Tenterden & Rural Sites DPD TRS17 – Landscape Character and Design 9.4 Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ Supplementary Planning Guidance SPG10 – Domestic Extensions in Urban and Rural Areas Government Advice PPS1 – Delivering sustainable development PPS5 – Planning and the historic environment PPS7 – Sustainable Development in Rural Areas 11. Members should note that the Tenterden & Rural Sites DPD should be given some weight when making a decision as it has now been submitted to the Secretary of State for examination but where the policy conflicts with the Development Plan, the Development Plan takes precedence unless this report advises otherwise. Assessment 12. The main issues for consideration are: • The impact of the development upon the character and appearance of the listed building and the character and appearance of the Conservation Area and wider rural landscape • Residential Amenity Impact of the Development upon the Character and Appearance of the Listed Building and the Character and Appearance of the Conservation Area and Wider Rural Landscape 13. Section 66 of the Planning (Listed Buildings & Conservation Areas) Act 1990 states that: “In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.” 14. Section 72 of the Planning (Listed Buildings & Conservation Areas) Act 1990 states: “In the exercise, with respect to any buildings or other land in a conservation area, of any powers under any of the provisions mentioned in subsection (2), special attention shall be paid to the 9.5 Ashford Borough Council - Report of Development Control Managers Planning Committee 23 June 2010 ___________________________________________________________________ desirability of preserving or enhancing the character or appearance of that area.” 15. Paragraph HE9.1 of Planning Policy Statement 5 under policy HE9 states that: “There should be a presumption in favour of the conservation of designated heritage assets and the more significant the designated heritage asset, the greater the presumption in favour of its conservation should be. Once lost, heritage assets cannot be replaced and their loss has a cultural, environmental, economic and social impact. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. Loss affecting any designated heritage asset should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional.” 16. The listed building has a strong linear plan form with three stories to the east, west and part of the north elevation emphasising the strong vertical proportions of the listed building. The listed building has an imposing cat slide to the rear elevation. The proposed extension and glazed link