Application Ref: / 3/2016/1190 /
Date Inspected: / 04/01/2017
Officer: / RH
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / Replacement of existing outbuilding with annexe.
Site Address/Location: / The River House, Balderstone Hall Lane, Balderstone, BB2 7LA.
CONSULTATIONS: / Parish/Town Council
No representations have been received in respect of the proposed development.
CONSULTATIONS: / Highways/Water Authority/Other Bodies
LCC Highways:
The proposal raises no highway concerns and therefore Highways raise no objection to the proposal.
CONSULTATIONS: / Additional Representations.
No representations have been received in respect of the proposed development.
RELEVANT POLICIES AND SITE PLANNING HISTORY:
Ribble Valley Core Strategy:
Key Statement EN2 – Landscape
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
Policy DME1 – Protecting Trees and Woodlands
Policy DME2 – Landscape and Townscape Protection
Policy DME3 – Site and Species Protection and Conservation
Policy DMH5 – Residential and Curtilage Extensions
National Planning Policy Framework (NPPF)
Relevant Planning History:
3/2016/0003: Replacement of existing outbuilding with holiday cottage and garage (Approved with conditions).
ASSESSMENT OF PROPOSED DEVELOPMENT:
Site Description and Surrounding Area:
The application relates to a large outbuilding located within the residential curtilage of River House which is used for domestic purposes but was formerly used for agriculture. River House is a large detached dwelling located adjacent to the River Ribble. The site is located 1.3km west of the village of Balderstone and 3km north east of Mellor Brook on land defined as Open Countryside. The site is accessed is off Balderstone Hall Lane.
The application outbuilding is positioned along the west boundary of the curtilage of River House. The building is constructed from a concrete portal frame with timber sheeting rails, natural stone with block backing base externals walls with corrugated fibre cement sheeting above to the west (rear) elevation. The south (gable) elevation has a render finish base wall and the north and west elevation has profile steel sheeting externally with a base black lining wall behind.
Proposed Development for which consent is sought:
Consent is sought for the demolition of the existing outbuilding and the erection of a replacement single storey annexe at The River House, Balderstone Hall Lane, Balderstone.
The proposed annexe will replace the existing outbuilding; the footprint of the proposed annexe will be identical to that of the existing outbuilding. The annexe will measure 18.652m in length by 7.427m wide and have a pitched roof with an eaves height of 2.7m and a ridge height of 5.197m. The building would be constructed from natural coursed reclaimed random stone to the walls and Kingspan (KS1000RW) corrugated insulated sheet roofing panels coloured great. The window and door frames will be grey powder coated aluminium composite.
The annexe will incorporate an open plan kitchen/lounge/dining room, a hall, a family bathroom and 2 bedrooms.
The proposal will include the insertion of a double height fully glazed gable to the south elevation, four aluminium windows and two rooflights to the west elevation and 6 aluminium windows, a door opening with a rolled lead canopy above and 2 rooflights to the east elevation.
Principle of Development:
The applicant has provided information to justify the need for an annexe within the residential curtilage of the application dwelling. The building will be incidental to the main dwellinghouse and will be used as ancillary accommodation for family members. Should consent be granted a condition will be attached to the planning permission preventing the annexe being used as a separate habitable unit. The division of the dwelling into separately occupied units could be injurious to the amenities of neighbouring or future occupiers, the character of the area or result in harm to the development strategy for the borough and the creation of a new separate dwelling in this location would require further consideration by the Local Planning Authority in accordance with Policies DS1, DMG1, DMG2 and DMH5 of the Ribble Valley Core Strategy.
Impact Upon Residential Amenity:
The proposed annexe would be located along the western boundary within the residential curtilage of River House. There are no dwellings to the south of the application building and to the west is Sheepfold Farm located over 100m away. The application dwelling River House would partially screen the proposed annexe from the neighbouring dwelling to the north, Balderstone Hall Farm which would be located over 90m away. It is considered there is sufficient distance between the proposed annexe and Balderstone Hall Farm & Sheepfold Farm to avoid an unacceptable impact.
The only impact the proposal will have will be on the residential amenity of the application dwelling River House and the Holiday Cottage which is located to the east of the application site also within the residential curtilage of River House. The annexe would replace an existing outbuilding, the eaves height would be lower by 2.55m and the ridge height would also be lower by 1.193m. As such, it is considered that the size and scale of the proposed building would have less of an impact upon the occupiers of River House and the visitors of the holiday cottage than the existing outbuilding in terms of outlook and overshadowing.
Due to the orientation of the proposed annexe and the holiday cottage which is under construction with the residential curtilage of River House, the east (front) elevation of the annexe will face directly onto the west (gable) elevation of the holiday cottage. The east elevation of the proposed annexe will contain a number of window openings; however the west elevation of the holiday cottage contains a garage door. Both of the buildings are single storey and there will be a separation distance of 15m between these elevations. Taking into consideration the above it is not considered that there would be any overlooking or privacy issues between these two buildings.
Located directly adjacent to the annexe is a double garage associated with River House, the main dwelling is located over 30m from the proposed annexe. As the annexe will be used be used as ancillary accommodation to the River House and is located within the residential curtilage of the property, it is considered that the proposed annexe would share an acceptable relationship with the main dwellinghouse of River House.
In view of the above, it is considered that the relationship the proposed annexe would share with the neighbouring properties is acceptable in accordance with paragraph 17 of the NPPF which seeks to ensure that all new development provides a “good standard of amenity of all existing and future occupants of land and buildings” and the Ribble Valley Core Strategy Policy DMG1 which states that new development must:
- Not adversely affect the amenities of the surrounding area;
- Provide adequate day lighting and privacy distances
Visual Amenity/External Appearance:
Key Statement EN2 (Landscape) primarily deals aims to protect the Forest of Bowland Area of Outstanding Natural Beauty. Whilst it is recognised that the current application is not located within the protected landscape designation, it is clear that the remit of the policy extends beyond that of the AONB with the supporting text of EN2 which stating that:
‘Outside these statutory areas the borough comprises extensive areas of open countryside much of which has an intrinsic value that contributes to the quality of the landscape in the borough. In addition the founding principle of landscape character is that all landscapes have a value. The Council considers that it is important to ensure development proposals do not serve to undermine the inherent quality of the landscape. The Council will also seek to ensure that the open countryside is protected from inappropriate development. Developers should adopt a non-standardised approach to design which recognises and enhances local distinctiveness, landscape character, the quality of the built fabric, historic patterns and landscape tranquillity.’
Policy DMG2 of the Ribble Valley Core Strategy requires that ‘development within the open countryside will be required to be in keeping with the character of the landscape and acknowledge the special qualities of the area by virtue of its size, design, use of materials, landscaping and siting. Where possible new development should be accommodated through the re-use of existing buildings, which in most cases is more appropriate than new build.’
Policy DMG1 is used in the determination of planning applications in terms of their general design and appearance. Policy DMG1 also requires development to be of a high standard of design and be sympathetic to existing and proposed land uses in terms of size, intensity and nature, as well as scale, massing, features and style.
The application site is set within a cluster of buildings within the residential curtilage of the River House. The visual prominence of the dwelling within the immediate area is reduced by a decrease in maximum height by 1.193m. It offers a mixture of traditional and modern approach and is an overall improvement that the existing agricultural building despite the introduction of a glazed gable elevation.
In view of the above, it is considered that the proposed annexe would be sympathetic and in keeping with the surrounding area/buildings in accordance with Policy DMG1 and would not adversely impact upon the landscape as required by Key Statement EN2 and Policy DMG2 of the Ribble Valley Core Strategy.
Landscape:
Located directly adjacent to the north of the proposed annexe is a Sycamore Tree (T1) and directly adjacent to the south east is a Horse Chestnut Tree (T2). An arboricultural survey has been submitted alongside the application and recommends that both T1 and T2 are retained in context of the proposed development.
It is proposed to protect the Root Protection Area (RPA) of T1 and T2 throughout the development using Temporary Protective Fencing (TPZ) to produce a Construction Exclusion Zone (CEZ). It is proposed to prune crown of T1 and T2 prior to installation of the TPF, this will create a 2m clearance from the proposed demolition works. Should consent be granted, a condition shall be attached to ensure that the RPA’s are retained throughout the proposed development.
Ecology:
The application is accompanied by a bat survey which found no evidence of bats or nesting birds using the property and concludes that the proposed works are unlikely to cause disturbance to bats, result in the loss of a bat roost or cause injury or death to bats.
The bat survey outlines the precautionary methods which should be taken should bats be found to be present in the intervening time between surveys and the work commencing on site. Should consent be granted a condition will be attached to ensure that these precautionary methods outlined in the Risk Assessment Notes section of the Bat Survey shall be adhered to minimise & mitigate the impact of the development.
Flooding:
The site lies within Flood Zone 2 and is located over 50m from the River Ribble. A Flood Risk Assessment has been submitted with the application and concludes that the proposed development is appropriate for a site which falls within Flood Zone 2 and is considered to accord with PPG as there is a low risk level of flooding. Despite the low risk level of flooding, the development will incorporate a number of flood mitigation methods as outlined in Section 4 (Proposed Flood Precautions & Limitation Measures).
Observations/Consideration of Matters Raised/Conclusion:
In conclusion, the proposed development will not result in any significant harm to the character and appearance of the existing dwelling or the surrounding area, nor will it cause any significant harm to the amenity of neighbouring residents. Accordingly, it is recommended that the application be approved.
RECOMMENDATION: / That planning consent be granted.