Application Recommended for Approval APP/2014/0023 Cliviger with Worsthorne Ward Full Planning Application Proposed erection of detached bungalow in garden HILLSIDE HOUSE MERECLOUGH CLIVIGER BURNLEY Background: It is proposed to build a detached bungalow in the garden area of Hillside House, between Nos 30 and 34 School Lane. Access to the new property would be from School Lane, via an existing access to Hillside House. Hillside House would then use an existing access from Long Causeway. No. 30 Hillside House No. 34 (No. 32) View of land from School Lane frontage Hillside House (No. 32) Existing access for Hillside House No. 34 No. 30 Existing access to serve new bungalow An objection has been received. Relevant Policies: Burnley Local Plan Second Review GP2 - Development in the Rural Areas H1 - Land for new housing development H2 - he sequential release of further housing land for development H3 - Quality and design in new housing development TM15 - Car parking standards Consultation Responses: 1 Lancashire County Council (Highways) – No objections are raised to the proposal on highway grounds 2 Burnley Civic Trust – do not consider that this development is appropriate. The location is outside the urban boundary and the Greencliffe Lane properties are spaced out, the new development is not on the footprint of an existing building. The location is on the skyline looking up from Mereclough and it is not considered that the development would fit in with the character of the area. Planning and Environmental Considerations: The site is outside the Urban Boundary within the Rural Area where Policy GP2 restricts development to that appropriate to the rural area. One of the criteria set out in the policy relates to infill sites within named rural settlements. The site can be considered to have the character of an infill site. It is contained within a group of existing buildings, in a gap between Nos. 30 and 34 School Lane. Mereclough is one of the named rural settlements set out in the policy. In principle, therefore the use of the site would be acceptable. Policy H2 expects greenfield sites to be released only when the stock of brownfield sites cannot meet a five-year supply of housing. The Council have sufficient supply of housing on brownfield sites within the Urban Boundary without the need for the release of a greenfield site. However, the site benefits from existing infrastructure, a separate access and is set within an existing group of buildings. The development of one dwelling would make more efficient use of land and would not have an unacceptable impact on housing provision in the Borough as a whole. It would contribute to housing choice and a variety of housing stock in the town. Elevations of the bungalow The design of the bungalow is in keeping with the neighbouring dwellings with materials of natural stone and a blue slate roof. It would be viewed in the context of an existing group of buildings and would not have an adverse impact on the overall character of the surrounding area. The building has been sited to minimise impact on the amenities of the neighbouring properties. It is single storey with no main habitable room windows directly facing neighbouring properties. There is a secondary window in the elevation adjacent to No. 34, but there is substantial screening between the two properties. The existing trees, landscaping and boundary treatment would remain. There are no highway issues. The access is existing off School Lane with adequate parking and manoeuvring space with the curtilage. Adequate access, parking and manoeuvring would remain for Hillside House. The proposal is acceptable and in line with the policies of the Local Plan. Recommendation: That planning permission be granted subject to the following conditions: Conditions 1. The development must be begun within three years of the date of this decision. 2. The development shall be carried out in accordance with the approved plans and details. Reasons 1. Required to be imposed by 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 continued compliance with the Development Plan. .