County Hall, Beverley, East Riding Of Yorkshire, HU17 9BA Telephone 01482 393939 www.eastriding.gov.uk Stephen Hunt Head of Planning and Development Management Mr Robin Smith Your ref: Lime Tree House, Our ref: 20/10644/PREP 6A Dunswell Road Enquiries to: Mr Matthew Adamson Cottingham E-mail: HU16 4JB [email protected] Telephone: (01482) 393688 Date: 02 September 2020 Dear Mr Robin Smith Proposal: Proposed part demolition of single storey bungalow to erect a dormer bungalow or proposed replacement dwelling following demolition of existing Location: 57 Elveley Drive, West Ella, East Riding Of Yorkshire, HU10 7RX, Applicant: Mr Robin Smith Application Type: Pre Application Planning Enquiry I write further to your pre-application enquiry received by this office on 27 July 2020 and can make the following comments: Planning Policy Any application for planning permission for extensions and alterations to residential properties would be considered against the relevant policies of the East Riding Local Plan Strategy Document (ERLP SD), namely policies ENV1: Integrating high quality design and S4: Supporting development in Villages and the Countryside. Any application for the erection of a replacement dwelling following the demolition of the existing would be considered against the ERLP SD, namely policies ENV1: Integrating high quality design, S2: Addressing climate change, S4: Supporting development in Villages and the Countryside, and A1: Beverley & Central sub area. The National Planning Policy Framework (NPPF) is also a material consideration in the determination of planning applications. Whilst not adopted planning policy, the Council has also published guidance for home owners on how to get planning permission to extend their home. The full policies are available to view online on the Council’s Website at www.eastriding.gov.uk. The ERLP SD, the NPPF and the Councils informal Design Guidance all seek to ensure that the amenities of neighbouring properties are protected and that development has regard to the character of the area. Background and Proposals Alan Menzies Director of Planning and Economic Regeneration The proposals relate to the partial demolition of the existing single storey bungalow to erect a dormer bungalow; or the erection of a replacement dwelling (dormer bungalow) following the demolition of the existing bungalow. Planning permission would be required for either proposal. There are no permitted development rights which would allow the erection of a dormer window that would extend beyond the plane of any existing roof slope which forms the principal elevation of the dwellinghouse and fronts a highway through Schedule 2 Part 1; Class B – additions etc. to the roof of a dwellinghouse of the General Permitted Development Order. Planning permission was granted for the erection of a single storey extension to the front including bay windows and an entrance porch, a single storey extension to the rear, alterations to the roof and associated works to the property was under application 19/02639/PLF, although works have not yet commenced. Principle of Development The application site is located in an established residential area and within the Development Limits of West Ella as defined in the ERLP SD. For the purposes of the Development Plan Policy, West Ella is identified as a ‘Village’ and therefore policy S4 of the ERLP SD is relevant to any proposed development. This policy seeks to support development where it is of an appropriate scale to its location and where it respects the intrinsic character of its surroundings. The supporting text clarifies that the designation of a ‘Village’ is not intended to exclude the prospect of extensions to residential dwellings, but proposals should be of an appropriate size and are respectful to the character of the area. It clarifies that new housing will usually compromise of a single dwelling, usually in the form of infill, conversion or a replacement dwelling. Again, this would be dependent on the proposal being of an appropriate size and being designed so as to be respectful to the character of the surrounding area. At this stage, as there are no detailed plans of the proposal, I can only provide guidance on how any extension or replacement dwelling should be designed so as to comply with both national and local planning policy as well as the Council’s informal Design Guidance. I have visited the application site to assess the likely impact of the proposal on the residential amenities of the neighbouring properties to the north west (no. 59 Elveley Drive) and to the south east (no. 55 Elveley Drive) of the application site, and any potential impact the proposal may have on the visual amenity of the surrounding area. Character and Appearance Elveley Drive comprises of a mixture of single storey, one and a half storey, and two storey properties detached properties which vary in age, design, size and style. The properties along Elveley Drive are all set back from the public highway by a similar amount (with the exception of no. 40 Elveley Drive) and the building line of the properties follows the camber of the public highway. If a replacement dwelling is going to be constructed, the footprint of the property should be similar to the footprint of the existing bungalow plus the unbuilt extensions approved by planning application 19/02639/PLF. It would be detrimental to the visual amenity of the area if the replacement property was constructed closer to, or further away from, the public highway as this would disrupt the building line of the properties along Elveley Drive. The majority of properties along Elveley Drive are of a pitched roof design and there are examples of one and a half storey pitched roof properties with dormers to the front along Elveley Drive. Therefore, either the partial demolition of the existing bungalow to construct a dormer bungalow, or the construction of a replacement dormer bungalow following the demolition of the existing bungalow would be acceptable as there are examples of similar properties in the locality and therefore it is considered that either proposal would not have an adverse impact on the aesthetic of the surrounding area, nor would it introduce an alien feature to the streetscene. As there is a variety of designs and styles in the properties along Elveley Drive, it is considered that either a traditional or modern aesthetic to the design and style of the proposal would be acceptable. The pre-application enquiry form indicates that a similar style to the property at no. 44 Elveley Drive is what ideally would be created at the application site, this property is a dormer bungalow which has been extended and altered, and modernised in appearance which were approved under application 16/02922/PLF) It is considered that it would be appropriate to take influence from the design and style of the property at no. 44 Elveley Drive for your proposal as the white render combined with a traditional style dormer bungalow would merge the design and styles of the immediate surrounding area. The style of bungalow would be similar to the existing bungalow and the abutting neighbouring single storey bungalows, albeit with habitable living space at first floor through the dormer windows. The modern white render and materials used for the property would be similar in appearance to no. 52 Elveley Drive which is opposite the application site. Therefore, it is considered that a traditional designed dormer bungalow with a modern appearance through choice in materials and finish would be acceptable as it would be complementary to the design and style of some of the properties along Elveley Drive. Residential Amenity The host dwelling abuts the boundaries of no. 59 Elveley Drive to the north-west and no. 55 Elveley Drive to the south-east. The existing host dwelling is separated from the property to the north-west by 3.4m with a 1.6m – 1.8m high fence separating the properties to the side. There is a 2.4m separation distance from the existing host dwelling (excluding the chimney) to the property the south east, and a 1.8m high fence separates the properties along the shared boundary. No. 59 Elveley Drive has two clear glazed windows along the south eastern elevation which appear to serve habitable rooms. The 2.0m high flat roof garage of this neighbouring property is sited along the shared boundary and forms part of the boundary treatment. Any proposal should take into consideration the impact of any development on the residential amenities of this neighbouring property, specifically the impact to the two windows along the south-eastern elevation in terms of overshadowing and loss of natural light, and any undue sense of dominance or enclosure any development may cause. There is an element of mutual overlooking already between the host dwelling and this neighbouring property, however any first floor windows along the side of the host dwelling would be required to obscure glazed and non-opening under 1.7m high to ensure no new elements of overlooking to this neighbouring property are created. Along the north western elevation of no. 55 Elveley Drive are six windows. Starting from closest to the public highway, the windows are as follows: a clear glazed window serving the kitchen, an obscure glazed window serving a utility room, a small obscure glazed window serving a W.C, an obscure glazed window serving an en-suite bathroom, a clear glazed window serving a bedroom and another clear glazed window serving a bedroom. These windows are the only windows serving these rooms. The approval of planning application 19/02639/PLF granted planning permission for the construction of a rear extension which would project 7.82m along the shared boundary and project 4.63m from the south-eastern elevation of the host dwelling.