The Meadows, West Lane, Worston, Clitheroe BB7 1QA Proposed alterations to existing garage to create annexe accommodation. Planning Statement JDTPL0258 Judith Douglas BSc (Hons), Dip TP, MRTPI August 2016 JDTPL 0026 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU Telephone: 01200 425051 Mobile: 07729 302644 Email: [email protected] Website: www.jdouglastownplanning.co.uk Page 1 of 9 Registered Office: 8 Southfield Drive, West Bradford Road, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 STATEMENT IN SUPPORT OF A PLANNING APPLICATION FOR PROPOSED ALTERATIONS TO AN EXISTING GARAGE TO CREATE ANNEXE ACCOMMODAITON TO BE USED IN CONNECTION WITH THE DWELLING AT THE MEADOWS, WEST LANE, WORSTON BB7 1QA 1 INTRODUCTION 1.1 This planning statement has been prepared by Judith Douglas Town Planning Ltd in support of a householder application to adapt the existing domestic outbuilding to annexe for leisure use and to provide accommodation for family guests. 1.2 This statement provides a description of the site and the proposed development, its compliance with the development plan and an assessment of other material considerations. It should be read in conjunction with the accompanying information: 6073 01 Existing plans and elevations 6073 03 Proposed plans and elevations Site plan 1:500 Location plan. 1:2500 2.0 THE APPLICATION SITE AND SURROUNDING AREA 2.1 The Meadows is a large detached house set within a large garden area to the east of West Lane, Worston it was built in the 1930’s. A large detached garage outbuilding is set within the garden to the south. It is understood that the garage was constructed in the 1950’s by a previous owner who ran day trips in the Ribble Valley using a coach which was garaged in this outbuilding. The building is now used as garaging and domestic storage in association with The Meadows. The garage building is built out of particularly good stonework on all elevations and has a blue slate roof. The North West elevation facing the road has as high door opening on the front which would have been capable of accommodating a coach. There are windows in the north east side elevation facing the house. 2.2 Adjacent to the south west elevation is the private access road to Meadows Farm. There are no public footpaths near to the site although footpath 3-48-FP 6 starts off West Lane approximately 70m to the south west of the site and runs south. Page 2 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 2.3 The site is situated within an area designated as open countryside in the adopted Ribble Valley Housing and Economic Development, Development Plan Document close to the Area of Outstanding Natural Beauty. 3.0 THE PROPOSED DEVELOPMENT 3.1 It is proposed to convert the existing domestic outbuilding for use as annexe accommodation to the main house. It is intended that the accommodation will be used by family members and visiting friends. It is not intended to be used as a separate unit of residential accommodation. The rear and side wall of the building are currently partly retaining walls and as consequence suffer damp. The proposal includes a new retaining wall to separate the earth from the side of the building. 3.2 A new window is proposed at first floor in the south east elevation to take advantage of the views over the fields at the rear of the building and to light the mezzanine level bedroom. Glazing to light the main space within the building is to be created within the existing garage door opening. Full sized timber doors are retained on the exterior of the building so that the glazing will be covered when the building is not in use or at night 4.0 PLANNING POLICY 4.1 The adopted development plan is the Ribble Valley Core Strategy of December 2014, covering the period from 2008 to 2028 and the Housing and Economic Development, Development Plan Document. 4.2 The following policies from the Core Strategy are the main policies relevant to the proposal. • Key Statement EN2: Landscape • Policy DMG1- General considerations • Policy DME2: Landscape and townscape protection • DMH5: Residential and Curtilage Extensions 5.0 SITE HISTORY 5.1 The planning history relevant to the proposal below is taken from the Council’s website. App No. Address Proposal Decision 3/2007/0832 The Meadows Worston Proposed two storey extension Approved Clitheroe BB7 1QA 24/10/2007 3/2014/0852 The Meadows Worston First floor extension to replace Approved Clitheroe BB7 1QA existing dormer. Upgrade and clad 20/11/2014 the existing entrance facade in stone. Page 3 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 6 EVALUATION 6.1 The main issues to be considered in this application are the design of the conversion, the potential impact on the landscape and provision of parking. Design 6.2 This outbuilding is built out of high-quality natural stone to all elevations. See images below. The adaptation of the building for use as an annexe has been sympathetically designed to retain the main features of the building. The insertion of glass behind the existing garage doors avoids disturbing stonework on this elevation. Careful insertion of a new window on the least publicly visible elevation of the building ensure that building retains its character. The new glazed doors and windows will be in painted hardwood. The design of the adaptation of the building is appropriate and satisfies policy DMG1 of the Core Strategy. 1 Front and south west elevation of the existing garage. Page 4 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 2 North East elevation 3 Rear south east elevation Page 5 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 4 South west elevation 5 Looking towards West Lane from the private access the Meadows Farm Page 6 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 Landscape 6.3 It is not proposed to increase the size of the building. The proposed retaining walls will be at ground level and so not prominent from outside of the site. The building is only publicly visible at close quarters from West Lane. West Lane provides vehicle access from the village to The Meadows and Meadows Farm. There is access onto the A59 at the south end of West Lane but not from the A59. The proposed alterations to the exterior of the building are so modest in scale that they will have negligible impact on the character of the landscape. The proposal complies with the requirements of Key Statement EN2 and Policy DME2. Vehicle Parking 6.4 Whilst the garage building currently provides the potential for off-street parking within the curtilage of the property there is ample space within the curtilage for the parking of at least three vehicles. West Lane is an adopted unclassified road. There is a widening of the road in front of the Meadows which assists vehicle turning movements. The area of tarmac in front of the dwelling may have been created to accommodate manoeuvring the coach once garaged at The Meadows. 6 Existing parking and turning at the front of the property Page 7 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 7 Widened road area in front of the Meadows. 8 View along West Lane toward the A59 from the site entrance. Page 8 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 The Meadows, West Lane, Worston July 2020 6.5 Policy DMH5: residential and curtilage extensions, supports the creation of new build annexe accommodation for elderly or dependant relatives. The annexe accommodation in the case does not require and extension to the dwelling and is re-purposing an existing domestic outbuilding. The proposal is compliant with the aims of this policy. 7 CONCLUSION 7.1 The proposal is to adapt the existing garage building to annexe and leisure accommodation for use by the occupiers of The Meadows and their guests. The proposal is fully compliant with Key Statement EN2 and policies DME2 and DMH5 which seek to protect landscape quality. As the alterations to the building do not involve a change of use and the insertion of windows will have no effect on any neighbouring property the proposal is compliant with policy DMG1 and DMH5. Adequate off-street parking is retained. 7.2 We have demonstrated that the proposed alterations to the domestic outbuilding to create annexe accommodation fully complies with the requirements of the Council’s Core Strategy. Page 9 of 9 Registered Office: 8 Southfield Drive, West Bradford, Clitheroe, Lancashire, BB7 4TU. Incorporated in England No. 09911421 .