Reference number: R15/0684
Site address: Springfield, Cawston Lane, Dunchurch, Rugby
Description:Erection of a new detached dwelling adjacent to the existing dwelling
Case Officer Name & Number: Owain Williams – 01788 533789
Site Description
The dwelling Springfield House is located within the open countryside approximately 250 metres from the village boundary of Dunchurch and approximately 1200 metres (just under a mile) from the village centre of Dunchurch.
The dwelling house Springfield House is a large detached dwelling which sits on a large plot of land. The land expands to the side of Springfield House and separates the main dwelling by some 30 metres from the only one neighbouring house, Windmill House.
The spacing between the two dwellings is relatively open with there being two outbuildings within this area.
The two dwellings which sit either side of the site are large two storey detached houses which span some 20 metres. To the rear and front of the site are open fields.
Proposal Description
The proposal is for the erection of a dwelling house which will infill the gap between the two dwelling houses replacing the existing outbuildings that sit on the land.
The main bulk of the dwelling will take on an ‘H’ shape with a two storey element to the rear projecting out further than the other. There is then a single storey element to the rear of the main dwelling house which will form an ‘L’ shape and further project the dwelling house out further. The roof shape of the dwelling will be gable ended with two gable ends forming a feature of the front elevation.
The dwelling will measure approximately 21 metres in width at a depth of 12 metres at two storey level and 18 metres a single storey level.
Relevant Planning History
R85/0243/5995/OP – Erection of dwelling with garage – Refused permission 19/06/85
R87/1819/5955/OP – Erection of dwelling – Refused permission 16/12/87
R87/1819/5955/OP – Erection of dwelling and garage – 16/02/88 and appeal dismissed on the 24th August 1988
R00/0839/5955/P – Erection of a two storey side extension –Approved 2/2/01
Technical Consultation Responses
Environmental Services – No objections subject to conditions
Highway Authority – No objections
Ecology – Objection as they require a bat survey to be undertake prior to determination
Third Party Responses
Neighbours – No comments received
Dunchurch Parish Council – No objections
Relevant Planning Policy
Core Strategy
CS1 – Development Strategy
CS16 – Sustainable Design
Saved Policies
E6 – Biodiversity
Supplementary Planning Guidance
Rugby Borough Sustainable Design and Construction SPD
Rugby Borough Planning Obligations SPD
National Guidance
National Planning Policy Framework (NPPF) (in particular paras 17 & 55)
Assessment of Proposals
The determining issues to take into account in this case is would be the principle of this dwelling house within this countryside location, the impact upon the character and appearance of the area, the impact upon the neighbouring amenities and the impact upon highway safety and biodiversity.
Principle of Development
Policy CS1 of the Core Strategy, Development Strategy, states that the location and scale of development must comply with the settlement hierarchy. It must be demonstrated that the most sustainable locations are considered ahead of those further down the hierarchy. The site is located within a countryside location which is towards the lower end of the hierarchy. The policy states that new development in countryside locations will be resisted and only where national policy on countryside locations allows will development be permitted.
Within the NPPF paragraph 55 states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby. The paragraph continues to state that Local Planning Authorities should avoid new isolated homes in the countryside unless there are special circumstances.
Within paragraph 17 of the NPPF it highlights the core planning principles with one of these stating that planning should take account of the different roles and character of different areas including the recognition of the intrinsic character and beauty of the countryside and supporting thriving rural communities within it.
The new dwelling would be located within the countryside location outside of the village boundary of Dunchurch. It is considered that Dunchurch is a well serviced settlement and this single dwelling is not needed to maintain or enhance its vitality or its services. The dwelling will be located approximately 250 metres away from the settlement boundary along a narrow country lane without a footpath and street lighting. The new property will be sited between two existing dwelling houses in what the agent calls an infill site. Whilst the site is between 2 existing dwellings and is large enough to accommodate another dwelling, approx. 30 metres wide, it is nevertheless not appropriate to regard it as an infill site in the sense in which that the term is used, namely a small gap in an otherwise built up frontage. The 2 existing dwelling houses, surrounded in all directions by open farmland, do not in my opinion constitute such a built up frontage, but are simply a pair of dwelling houses fortuitously located close to each other on a country lane, one of them happening to have a curtilage large enough to accommodate a further dwelling. Many similar situations can be found in rural areas but if they were all allowed to be developed it could and would make a mockery of the hierarchy found within policy CS1. Taking into account the above it is considered that the proposed new dwelling would be an isolated dwelling house in the countryside with no special circumstances evident to justify its siting.
Character and Appearance
Policy CS16 states that all development will demonstrate high quality, inclusive and sustainable design and 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.
As already highlighted paragraph 17 of the NPPF makes reference to taking account of the different roles and character of different areas including the recognition of the intrinsic character and beauty of the countryside. The proposed new dwelling will be sited in between two dwellings resulting in the generous spacing between the dwellings removed and replaced with a large dwelling spanning approximately 20 metres wide. The sheer scale and bulk of this new dwelling would be at odds to this countryside location as the spacing between existing dwelling at present still provides that openness you expect when in a countryside location. This is felt along this stretch of Cawston Lane with open fields both beyond and in front of the dwelling houses. Whilst the house design and appearance may replicate to an extent the two houses it is sited between as stated above this would be an isolated and exposed location to site a dwelling house. This development would be an intensification of sporadic and isolated residential development resulting in an undesirable intrusion into the countryside which would therefore have a detrimental impact upon the intrinsic character and beauty of the area.
Taking into account the above it is considered that the proposed dwelling house would be contrary to policy CS16 in regards to the character of the surrounding area.
Neighbouring Amenities
Policy CS16 continues to state that development will ensure that the amenities of existing and future neighbouring occupiers are safeguarded.
Whilst the dwelling house is a large and expansive dwelling there is still spacing between the dwellings which would provide that element of consideration to the neighbouring amenities. The impact upon Windmill House would be minimal due to the siting of a garage close to the neighbouring boundary and with it being sited to the south of the new dwelling. The main impact would be upon Springfield House to which it would sit within the curtilage. Adopting the 45 degree code from the conservatory of the adjoining dwelling would not breach the new dwelling indicating that the impact upon the amenities of the nearest habitable room would be acceptable. There would be a certain of amount light lost to the rear garden during the morning however there would be adequate light obtained through the gap of the dwellings and also during the rest of the day as the sun orientates round to the rear of the properties. Taking into account the above it is considered that the proposed development would comply with policy CS16 with regards to neighbouring amenities.
Highway Safety
The Warwickshire County Council highway department have assessed the proposal and whilst they have raised some concerns with the proposal regarding the distance of the gates from the highway and there being inadequate space to turn and leave in a forward gear, they have accepted that there is space within the site for alterations to be made to ensure that there is sufficient space to wait off the highway for the gates to open and also to provide a turning circle within the site so have suggested suitable conditions to attach to any favourable recommendation.
Biodiversity
Saved policy E6 of the Rugby Borough Local Plan 2006 states that the Borough Council will seek to safeguard maintain and enhance features of ecological and geological importance, in particular priority habitats/species and species of conservation concern.
Developers will be required to take measures during the development process to prevent the disturbance of wildlife and to make provision for the protection and subsequent retention of natural features and necessary supporting habitats, such as ponds, hedgerows, ditches and trees which are to be retained. Where loss of habitat is unavoidable, adequate mitigation measures should be undertaken and only where this is not possible, adequate compensation measures should be implemented. Where necessary the Borough Council will seek long term management plans, which will be secured by planning conditions or obligations.
The proposal has been assessed by the Warwickshire County Council Ecologist who has stated that the location of the application site is well connected to suitable bat foraging habitat Cawston Fox Covert Local Wildlife Site (LWS) to the west by a linear hedgerow feature and there is suitable foraging and commuting habitat within the local area including pasture and hedgerows. Where suitable roosting opportunities are available, bats will readily take up opportunities even in relatively new buildings. The buildings appear to have potential features suitable for both void-dwelling and crevice-dwelling bats including a gap behind fascia boarding at the gable end of the tiled-roof building, under roof tiles and under wooden cladding. The ecologist continued to advise that In light of the proposed demolition works and good suitability of the surrounding habitat, they we would recommend that prior to the determination of this application an initial Bat survey of the existing buildings be carried out using the approved methodology by a competent and suitably licensed Ecologist.
This request for an initial bat survey was sent to the agent of the application however knowing of the recommendation of refusal for the reasons set out above there has been no bat survey submitted. Whilst bat surveys could be conditioned as part of an approval if evidence of bats were found which could not be suitably mitigated, permission would have been given for something that could not be implemented. Therefore, in the absence of the bat survey the proposal conflicts with the provisions of the NPPF and also saved policy E6 of Rugby Borough Local Plan 2006.
Recommendation
Refuse Permission
Report Sheet