North Area Committee 7th April 2011 Application Number: 11/00421/FUL Decision Due by: 4th April 2011 Proposal: Proposed rear two storey and loft extension. Site Address: 16 Staverton Road Oxford OX2 6XJ (site plan at Appendix 1) Ward: St Margarets Ward Agent: McLennan Architects Ltd Applicant: Mr Jeremy Jones Application Called in – by Councillors – Campbell, Brundin, Fooks and McCready for the following reasons – possible overdevelopment in a conservation area. Recommendation: APPLICATION BE APPROVED For the following reasons: 1 For the reasons given in the Officers report and taking into account all other matters raised Officers conclude that the proposal accords with all the relevant polices within the Oxford Core Strategy 2026 and the Oxford Local Plan 2001- 2016 and therefore recommends approval as whilst the proposed rear extensions and alterations are not of a traditional form, they do pick out architectural elements of the existing property and a gable is maintained albeit in a more modern form and the dormer is subservient. The use of materials reflects the alternative approach to extending the property and it will not have a detrimental impact on the neighbouring properties. 2 Officers have considered carefully all objections to these proposals. Officers have come to the view, for the detailed reasons set out in the officers report, that the objections do not amount, individually or cumulatively, to a reason for refusal and that all the issues that have been raised have been adequately addressed and the relevant bodies consulted. 3 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed. REPORT 4 The Council considers that the proposal, subject to the conditions imposed, would accord with the special character and appearance of the conservation area. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. subject to the following conditions, which have been imposed for the reasons stated:- 1 Development begun within time limit 2 Develop in accordance with approved plns 3 Samples in Conservation Area North Oxford Victorian Suburb, Main Local Plan Policies: Oxford Local Plan 2001-2016 CP6 - Efficient Use of Land & Density CP8 - Design Develpmt to Relate to its Context CP10 - Siting Develpmnt to Meet Functionl Needs CP11 - Landscape Design HE7 - Conservation Areas HS19 - Privacy & Amenity HS20 - Local Residential Environment HS21 - Private Open Space NE15 - Loss of Trees and Hedgerows NE16 - Protected Trees Core Strategy CS18_ - Urb design, town character, historic env Other Material Considerations: PPS1 Delivering Sustainable Development PPS5 Planning for the Historic Environment This application is in or affecting the North Oxford Victorian Suburb Conservation Area. Planning Design Guides 5: Rear Dormers Relevant Site History: None. Representations Received: Opposition 14 Staverton Road: bulky new wing, loss of light, overshadow, overlooking, massing and bulk, large footprint, materials inappropriate, poor architectural style. 21 Lathbury Road: does not enhance the conservation area, design has little reference to Victorian/Edwardian character of the area, visible from the rear of the surrounding properties, block light form the back of the house, out of scale, overlooking. 19 Lathbury Road: does not respect the area, extension is too large and too high, materials out of character, overlooking, loss of privacy, loss of sunlight/daylight, will set a precedent. 18 Staverton Road: excessive height, overshadowing, overlooking, out of keeping, REPORT inappropriate materials. The Nursery, 17 Lathbury Road: footprint too large, visually obtrusive, scale and height too large. 24 Lathbury Road: grotesque, out of character and appearance with the area, inappropriate materials, intrusive on the neighbours, no visual relationship with existing buildings, In Support 6 Staverton Road: good quality, in keeping with the neighbourhood, refurbishment, extension and oriel window will enhance the street scene and the conservation area. Statutory and Internal Consultees: The Victorian Group of the Oxfordshire Architectural and Historical Society: oriel will block the gap between the houses, roof lights too large. Issues: Design/Impact on Conservation Area Residential Amenity Trees Other Issues Officers Assessment: Site Description Staverton Road is located in north Oxford between Banbury Road and Woodstock Road. Staverton Road is memorable due to its pronounced curve, a feature that is missing from the majority of North Oxford’s roads. The houses are angled to take full advantage of the layout of the road and the uniformity and regularity of street frontage has been replaced by a staggered building line together with plots of varying shapes and sizes. The application site lies on the northern side of Staverton Road virtually half way between Banbury Road and Woodstock Road. It forms one of a pair of large semi-detached residential properties which are characteristic of the street. Proposal The application is seeking permission for the insertion of a dormer window in the rear elevation and two pairs of roof lights in the front elevation to facilitate a loft conversion and the erection of a single storey and two storey rear extension with space in the loft. The main materials to be used are glazing (translucent/stained and clear), oak timber framing, and zinc roofing to the single storey element. The brickwork from the existing gable, which is to be demolished, will be re-used as will the roof tiles. Assessment Design/Impact on Conservation Area Policy CS18 of the Core Strategy (CS) states planning permission will only be granted for development that demonstrates high quality urban design. This is reiterated in policies CP1 and CP8 of the Oxford Local Plan (OLP). Policy CP1 states that planning permission will only be granted for development that respects the character and appearance of the area and which uses materials of a quality REPORT appropriate to the nature of the development, the site and its surroundings. Policy CP8 of the Oxford Local Plan 2001-2016 suggests the siting, massing and design of the proposed development creates an appropriate visual relationship with the form, grain, scale, materials and details of the surrounding area. However policy CP8 also does not rule out innovative design. The application site lies within the North Oxford Victorian Suburb Conservation Area therefore policy HE7 of the OLP applies. This states planning permission will only be granted for development that preserves or enhances the special character and appearance of the conservation areas or their settings. The residential aspect of the central section of the North Oxford Victorian Suburb conservation area is varied. Large detached and semi-detached houses dominate the northern section including Staverton Road, Rawlinson Road and St Margaret’s Road with the more domestic scale houses of Canterbury and Winchester Roads. There are a number of large semi detached properties with gaps between buildings, enabling glimpses through to the hidden rear gardens. The proposed dormer meet the requirements of the Oxford City Council Planning Design Guides 5 Rear Dormers in that the existing pitched roof still remains the dominant feature and it is subservient to the main roof. The new extensions will unbalance the rear elevations of the pair of semis. However they at the rear and therefore will not be visible within the public domain and will therefore not have a detrimental impact on the character and appearance of the conservation area. There are also other examples within the vicinity of pairs of semis with one half having a larger rear gable than the other e.g. 4 Staverton Road. Extensions to a building can often be incorporated without harming the character of the space or the building. PPS5 suggests not all elements of a Conservation Area will necessarily contribute to its significance. When considering proposals, local planning authorities should take into account the relative significance of the element affected and its contribution to the significance of the Conservation Area as a whole. The side oriel window is set far enough back from the front elevation so as not to appear obvious within the street scene and it will still enable glimpses through to the rear gardens. Overall, whilst the proposed rear extensions and alterations are not of a traditional form, they do pick out architectural elements of the existing property and a gable is maintained albeit in a more modern form and the dormer is subservient. The use of materials reflects the alternative approach to extending the property. An application for conservation area consent (CAC) was submitted for the demolition of the rear two storey extension and the conservatory. However having reviewed the CAC application conservation area consent is not required as the demolition is not total or substantial demolition of the building. This means that many works which involve the destruction of the fabric of part of a building will not be works of demolition REPORT and will not require CAC. Residential Amenity Policy HS19 of the OLP sets out guidelines for assessing development in terms of whether it will allow adequate sunlight and daylight to reach the habitable rooms of neighbouring dwellings. This policy refers to the 45/25-degree code of practice, detailed in Appendix 6 of the OLP. The ground floor element breaches the 45 degree line drawn in a horizontal plane from the middle of the rear bay window at 14 Staverton Road, however it has been designed not to breach the 25 degree up-lift in the vertical plane. With regards to 18 Staverton Road the proposed two storey element does not breach the 45 degree line drawn in a horizontal plane from the nearest habitable room windows at both ground and first floor. Therefore the proposal will allow adequate sunlight and daylight to reach the habitable rooms of neighbouring dwellings.