Report to be read in conjunction with the Decision Notice.
Application Ref: / 3/2016/0892 /
Date Inspected: / 11/10/2016
Officer: / AB
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / Change of use to private residential garden
Site Address/Location: / Sunnymead Chapel Lane West Bradford BB7 4SN
CONSULTATIONS: / Parish/Town Council
None received.
CONSULTATIONS: / Additional Representations.
One letter has been received and says that the application provides limited information particularly in relation to land levels, landscaping and hardstanding.
RELEVANT POLICIES:
Ribble Valley Core Strategy
Policy DMG1 – General Considerations
Policy DME2 – Landscape and Townscape Protection
Policy DMH5 – Residential and Curtilage Extensions
National Planning Policy Framework
Relevant Planning History:
No relevant planning history.
ASSESSMENT OF PROPOSED DEVELOPMENT:
Proposed Development for which consent is sought:
This application relates to the extension of a private residential garden at Sunnymead, Chapel Lane, West Bradford. Sunnymead is a semi-detached cottage that faces Chapel Lane and is located within the defined settlement boundary of West Bradford. To the rear is an area of open land identified for its visual quality and general openness. This plot of land is used predominantly for the grazing of livestock and meets the rear elevation of Sunnymede on the north east side of its rear elevation.
The area of grassland that is the subject of this application measures approximately 12m x 5.9m. The occupants of the neighbouring property to the north east, Meadow View, have previously been granted consent for a garden extension. The occupiers of Sunnymede therefore seek consent to extend their garden to align with the rest of the gardens of properties along Chapel Close.
Observations/Consideration of Matters Raised/Conclusion:
The area of land to the north of properties along Chapel Close was designated as essential open space in the Ribble Valley DWLP due to its significant visual amenity value. The Council recognises the importance that open space and green infrastructure makes to the quality and attractiveness of an area. This designation is not carried forward in the draft Proposals Map that accompanies the Housing and Economic Development DPD (Reg.18) however; there remains the requirement to assess the impact of the proposals of the appearance and character of the area. Core Strategy Policy DMG1 states that ‘development should not adversely affect the amenities of the surrounding area’whilst policy DME2 says that ‘development proposals will be refused where they significantly harm important landscape or landscape features’. The extension of curtilages can have a significant impact upon visual amenity and patterns of land use.
Core Strategy Policy DMH5 relates specifically to extensions of residential gardens as follows:
Proposals for the extension of curtilage will be approved if:
1. The site is within a settlement, or,
2. The site is on the edge of a settlement providing:
  • the new curtilage boundary follows an easily identifiable feature such as a road, stream or hedgerow, or brings the boundary into line with existing adjacent properties.
  • the extension will not cause visual harm to the landscape.
  • the extension improves the visual quality of the site.
In this case, the plot of land is within the settlement boundary of West Bradford. The proposed rear boundary would bring the garden into line with existing adjacent properties in accordance with Core Strategy Policy DMH5. Whilst the proposed extension of residential curtilage is likely to result in some visual harm to the landscape by virtue of the associated domestic paraphernalia and uses of curtilage such as clothes drying, laying lawns, garden furniture etc. the surrounding area is predominantly residential in nature. Furthermore, should consent be granted, there would be the requirement to erect a 1.2m high natural stone boundary wall along the north-western boundary of the garden which would round off the field boundary making it more accessible to farm machinery and would result in an acceptable and sympathetic boundary that would be in-keeping with surroundings.
Should consent be granted permitted development rights for any development on the land in question would be removed via a condition in order to protect the openness of the area.This would prohibit the applicant from erecting outbuildings, walls and fences and constructing areas of hard surfacing without prior consent of the LPA. I note the neighbours comment regarding land level changes. However, any excavation of the rear garden is likely to be considered an engineering operation and would require planning consent.
As such, it is considered that the expanse of garden area requested would not result in significant detrimental harm to visual amenity so as to warrant refusal of the application. The proposed rear boundary would bring the residential curtilage into line with existing adjacent properties in accordance with Core Strategy Policy DMH5. Accordingly, it is recommended that the application be approved.
RECOMMENDATION: / That planning consent be approved.