Reference number: R13/0814
Site address: 130 Rugby Road, Binley Woods
Description:Alterations to existing rear conservatory to form single storey extension
Case Officer Name & Number: Alice Cosnett – 01788 533489
Site Description
No.130 Rugby Road is a semi-detached dwelling which is located within the Binley Woods Village Boundary. The streetscene of Rugby Road is made of a great variety of properties which differ in both style and design. The application property is finished in pebble dash render, but brick, standard render and cladding all feature within the streetscene. The property has a single storey garage to its side elevation and single storey conservatory to its rear.
Proposal Description
Planning permission is sought to alter the existing conservatory so as to form a single storey rear extension with a pitched roof. The extension will have a width and depth to match that of the existing conservatory (8.7m and 3.7m respectively) whilst increasing its maximum height to 3.9m as the proposed extension introduces a mono-pitched roof. The extension will be constructed in brick and tiles to match those used on the existing dwelling.
Relevant Planning History
R96/0327/9237/PErection of conservatory Approved 18.6.1996
Technical Consultation Responses
WCC Ecology – no objection subject to bat and nesting bird informatives
Third Party Responses
Councillors – none received
Binley Woods Parish Council – no objection subject to neighbour consultations
Neighbours – none received
Relevant Planning Policies and Guidance
Core Strategy
CS16Sustainable Design
Saved Local Plan Policies
E6Biodiversity
Other Documents
Sustainable Design and Construction SPD
National Policy
National Planning Policy Framework (NPPF)
Part 7 – Requiring Good Design
Assessment of Proposals
In the assessment of this application, the determining factors are the impact of the proposed development on the qualities, character and amenity of the area, amenity of neighbouring properties and impact on protected species.
Impact on the qualities, character and amenity of the area
Part 7 of the NPPF emphasises the importance of good quality design and Policy CS16 states that development will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated. The proposed alterations to the existing conservatory will in essence facilitate its replacement with a single storey rear extension. As existing the combination of the conservatory with the adjoining study and lobby result in the rear elevation appearing rather convoluted. It is considered that its replacement with the extension proposed will therefore represent an aesthetic improvement to the visual amenity and character of the property by ‘tidying’ up the existing convoluted rear elevation of the dwelling. In addition, the use of materials to match existing will ensure that the dwelling harmonises with the host property and does not appear out of keeping with its surroundings. Therefore despite public views to the application site being available from Birchwood Road, it is not considered that the alterations to the existing conservatory to facilitate the erection of a single storey rear extension will have an adverse impact upon the qualities, character and amenity of the area in accordance with Policy CS16 and it is considered that the proposed development represents good design in accordance with Part 7 of the NPPF.
Impact upon the amenity of neighbouring properties
Policy CS16 also states that development should ensure that the amenities of existing and future neighbouring occupiers are safeguarded. The adjoined neighbour, no.132 Rugby Road, has a set of patio doors on its rear elevation which are within closest proximity to the application site. When taken from the centre point of these doors the 45 degree guideline is breached. Despite this, although the development will increase the height of the roof, given that the proposed extension will not extend any further to the rear than the existing conservatory which extends to this neighbouring boundary, it is not considered that the additional impact caused to this neighbour will be so severe so as to justify a refusal of planning permission. Furthermore, no windows will be inserted into the side (east) elevation of the extension and as such, it is not considered that it cause any loss of privacy to this neighbouring property.
No.128 Rugby Road has a single storey projection to its rear which has a set of patio doors within close proximity to the application site. However, as the proposed extension does not project any further to the rear than this extension, the 45 degree guideline is not beached. It is therefore not considered that the proposed development will cause any loss of amenity to this neighbour whether by way of overbearing or overshadowing. In addition, as no windows are proposed to be inserted into the side (west) elevation of the extension, it is not considered that it will cause any loss of privacy to this neighbour.
It is therefore concluded that the proposed development will not result in an adverse loss of amenity to any neighbouring properties in compliance with the relevant section of Policy CS16 which seeks the protection of neighbouring amenity.
Impact on protected species
Saved Local Plan Policy E6 states that the Borough Council will seek to safeguard, maintain and enhance features of ecological and geological importance. The County Ecologist has raised no objection to the application subject to the attachment of bat and nesting bird informatives. It is therefore concluded that the proposed development will not have an adverse impact upon any features of ecological or geological importance complying with the contents of Saved Local Plan Policy E6.
Recommendation:
Approve subject to appropriate conditions.
Report prepared by: Alice Cosnett 24.5.2013
Report Sheet