APPLICATION:       MA/12/1299             Date: 12 July 2012     Received: 16 July 2012

 

APPLICANT:	Mr K  Smith
LOCATION:	KEEPERS COTTAGE, RUMSTEAD LANE, STOCKBURY, SITTINGBOURNE, KENT, ME9 7QL
PARISH:	Stockbury
PROPOSAL:	Single storey side extension and alterations to existing dwelling as shown on the site location plan and drawing numbers 2029-001 rev A, 2029-002 and 2028-003, supported by a design and access statement, all received 12th July 2012
AGENDA DATE:   CASE OFFICER:	10th January 2013   Catherine Slade

 

The recommendation for this application is being reported to Committee for decision because:

 

    ●    it is contrary to views expressed by Stockbury Parish Council.

 

1.       POLICIES

 

Maidstone Borough-Wide Local Plan 2000:  ENV6, ENV28, ENV33, ENV34, H33, T13
South East Plan 2009:  CC1, CC6, T4, C3, C4, NRM5, NRM7
Village Design Statement:  Not applicable

Other:  Residential Extensions Development Plan Document

Government Policy:  National Planning Policy Framework 2012

 

2.       HISTORY

 

MA/12/1689                   Change of use of land from agricultural/forestry land to garden, construction of concrete hard surfacing and erection of detached garage/storage building - REFUSED

 

MA/02/0435                   Proposed first floor extension of roof with removal of existing dormer windows – APPROVED WITH CONDITIONS

 

MA/82/1392                   Extension and alterations – APPROVED

 

MA/77/0328                   Erection of garage – APPROVED

 

MA/76/1240                   Erection of greenhouses – APPROVED

 

2.1     Extensions to the existing dwelling have been the subject of pre-application discussions between the applicant and the Local Planning Authority under the scope of PA/11/0279 and PA/12/0246. The applicant was advised that the scale of the extensions originally proposed exceeded what would be likely to be considered favourably, but that an amended scheme of reduced scale, a version of which is currently before members, would be likely to be considered acceptable.

 

3.       CONSULTATIONS

 

3.1     Stockbury Parish Council wish to see the application refused on the grounds that the proposed development is “out of keeping with the surrounding area.”

 

3.2     The Kent County Council Ecology Officer raises no objection to the proposal.

 

4.       REPRESENTATIONS

 

4.1     No representations were received.

 

5.       CONSIDERATIONS

 

5.1    Site Description

 

5.1.1  The proposal site is located in a rural location in open countryside designated as being within the North Downs Area of Outstanding Natural Beauty and Kent Downs Special Landscape Area. The site is also within the Squirrel Wood Local Wildlife Site.

 

5.1.2  The site comprises a substantial detached two storey detached dwellinghouse which has been the subject of previous additions, as detailed above in section 2 above. The property is located in its own gardens, and is approximately 345m to the east of Rumstead Lane, an unclassified single track rural highway, from which the site is accessed via a private track.

 

5.1.3  The site is located on the southern slope of the Stockbury Valley, and in an elevated position relative to the A249 which runs to the north of the site, from which the site is visible due to the removal of trees in the immediate vicinity of the site.

 

5.1.4  The site is surrounded to the south east and west by woodland, and is bounded to the north by agricultural land in arable use. The site has no near residential neighbours, the closest being the properties located at Squirrels Farm fronting onto the A249, which are located approximately 220m to the north west of the proposal site.

 

5.2    Proposal

 

5.2.1  The proposed development is the erection of single storey extensions to the north, south and east elevations, and alterations to the arrangement of the fenestration and the material treatments to external elevations.

 

5.2.2  The extension to the east elevation would replace an existing conservatory, and would have a rectangular footprint with an area of 37.6m². The form of the extension would project 4.5m beyond the east elevation of the property, and would be flat roofed with a small lantern light located in the southern part of the addition. The addition would have a height of 3m and 3.7m to the apex of the lantern. The extensions to the north elevation would comprise two flat roofed storm porch structures to the existing two storey extension to the dwelling. These additions would both project 2.2m from the north elevation and have heights of 3.4m, and areas of 5.06m² and 5.83m². These additions to the north elevation would have simple open forms supported by columns formed by groups of four discrete supports. The flat roofed, wedge shaped open structure to the south elevation would have a maximum projection of 2.5m in the west, which would decrease to 0.5m in the east of the structure. The balcony would have a floor level of 2.8m, with a 1m balcony enclosing the external space above ground floor level. This addition would provide a balcony to a first floor bedroom.

 

5.2.3  The works to the fenestration and finishes of the existing building include the replacement and enlargement of the existing openings to provide extensive glazed areas allowing greater levels of light to the interior of the dwelling. The existing external materials, which currently comprise white render, white painted brick and dark stained weatherboarding, would be entirely replaced with white render and, to the north, west, and part of the south elevation of the two storey extension, red cedar vertical cladding.

 

5.3    Principle of Development

 

5.3.1  Proposals for alterations to dwellinghouses in the open countryside are primarily assessed under policies ENV28 and H33 of the Maidstone Borough-Wide Local Plan 2000, which requires such proposals to be of appropriate design and scale (not overwhelming the original dwellinghouse), to respect the residential amenity of the occupiers of neighbouring properties, and to not result in any significant detrimental impact upon highway safety or provision of off street parking, or the character and appearance of the open countryside.

 

5.3.2  Applications for residential extensions are also subject to assessment against the policies set out in the Maidstone Borough Council Residential Extensions Supplementary Planning Document (SPD), which require extensions to dwellings in rural areas to be modest in size, subservient to the original dwelling, and not to overwhelm or destroy the original form of the building.

 

5.3.3  There are no policies in the South East Plan 2009 which relate specifically to residential development of this scale, however policies CC1 and CC6 seek to achieve sustainable forms of development particularly with respect to the built environment and communities, whilst policy C4 seeks to protect and enhance the diversity and local distinctiveness of the landscape of the open countryside. In addition, proposals within the AONB and SLA should be assessed under the provisions of Local Plan policies ENV33 (AONB) and ENV34 (SLA) which require proposals for new development, whether acceptable in principle or not, to be considered in terms of the impact on the natural beauty of the landscape, and scenic quality and character of the landscape. These policies, which seek to protect the amenity of the open countryside and AONB in particular, are supported by policies C3 and C4 of the South East Plan 2009.

 

5.3.4  These policies are in accord with central government planning policy and guidance as set out in the National Planning Policy Framework 2012.

 

5.4    Design and Visual Impact

 

5.4.1  The proposed extensions and alterations to the dwellinghouse are considered to be modest and in keeping with the overall character and appearance of, and well related to, the original dwelling, in accordance with Development Plan policy and planning policy and guidance in the Kent Design Guide. The use of a contemporary design is considered to be a valid approach, particularly given the limited architectural interest of the host building.

 

5.4.2  In this context, whilst the changes to the fenestration and the materials will undoubtedly have a visual impact on the appearance of the dwelling, the overall form and scale of the original dwelling would be retained and it is not considered that this element of the proposal would be contrary to the relevant Local Plan policy and guidance on residential alterations. However, a condition requiring the submission and approval of samples and details of materials and joinery is considered appropriate and necessary in order to safeguard the quality of the development.

 

5.4.3  It is considered that the proposed development would have a limited visual impact upon the open countryside, and would be subject to limited public views as a result of its scale and spatial relationship to the existing dwelling against which the development would be seen, together with the existing landscape screening to the site. For this reason it is considered that the proposal would have a restricted visual impact upon the character and appearance of the open countryside, the North Downs Area of Outstanding Natural Beauty and the Kent Downs Special Landscape Area and would not result in harm to the scenic beauty of the surroundings.

 

5.4.4  For these reasons, there is therefore no objection to the proposal on the grounds of design or visual impact.

 

5.5    Other Matters

 

5.5.1  There are no neighbouring dwellings which would be impacted in any way by the proposed development. The proposal would not result in any changes to the existing access arrangement or provision of on site parking provision.

 

5.5.2  The site is located within a Local Wildlife Site, however the Kent County Council Ecology Officer has raised no objection to the proposal. In this case, it is considered that the design of the extension is such that the inclusion of bat boxes or swift bricks is not appropriate.

 

5.5.3  The proposal would not have any impact upon the surrounding trees, which are not protected.

 

6.      CONCLUSION

 

6.1     For the reasons set out above, the proposed development is considered to be in accordance with the policies of the Maidstone Borough-Wide, Local Plan 2000 and South East Plan 2009, and with the Maidstone Borough Council Residential Extensions SPD and national planning policy as set out in the National Planning Policy Framework 2012, having regard to all other material considerations, and it is therefore recommended for approval subject to conditions.

 

7.           RECOMMENDATION

 

GRANT PLANNING PERMISSION subject to the following conditions:   

 

1.           The development hereby permitted shall be begun before the expiration of three years from the date of this permission;

Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.           The development shall not commence until, written details and samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority and the development shall be constructed using the approved materials;

Reason: To ensure a satisfactory appearance to the development and safeguard the character and appearance of open countryside designated as being within the North Downs Area of Outstanding Natural Beauty and Kent Downs Special Landscape Area in accordance with policies ENV28, ENV34 and H33 of the Maidstone Borough-Wide Local Plan 2000 and CC1, CC6, C3 and C4 of the South East Plan 2009, the Residential Extensions DPD, and central government planning policy and guidance as set out in the National Planning Policy Framework 2012.

3.           The development shall not commence until details of external joinery in the form of large scale drawings (at a scale of 1:20 or 1:50) have been submitted to and approved by the Local Planning Authority, and the development shall be undertaken in accordance with the approved details;

Reason: To ensure a satisfactory appearance to the development and safeguard the character and appearance of open countryside designated as being within the North Downs Area of Outstanding Natural Beauty and Kent Downs Special Landscape Area in accordance with policies ENV28, ENV34 and H33 of the Maidstone Borough-Wide Local Plan 2000 and CC1, CC6, C3 and C4 of the South East Plan 2009, the Residential Extensions DPD, and central government planning policy and guidance as set out in the National Planning Policy Framework 2012.

4.           The development hereby permitted shall be carried out in accordance with the following approved plans:

drawing numbers 2029-001 rev A, 2029-002 and 2028-003, supported by a design and access statement, all received 12th July 2012;

Reason: To ensure a satisfactory appearance to the development and safeguard the character and appearance of open countryside designated as being within the North Downs Area of Outstanding Natural Beauty and Kent Downs Special Landscape Area in accordance with policies ENV28, ENV34 and H33 of the Maidstone Borough-Wide Local Plan 2000 and CC1, CC6, C3 and C4 of the South East Plan 2009, the Residential Extensions DPD, and central government planning policy and guidance as set out in the National Planning Policy Framework 2012.

Note to Applicant

In accordance with paragraphs 186 and 187 of the NPPF, Maidstone Borough Council (MBC) takes a positive and proactive approach to development proposals focused on solutions. MBC works with applicants/agents in a positive and proactive manner by:

Offering a pre-application advice and duty desk service.

Where possible, suggesting solutions to secure a successful outcome.

As appropriate, updating applicants/agents of any issues that may arise in the processing of their application.

In this instance:

The application was acceptable as submitted and no further assistance was required.

The applicant/agent was provided with pre-application advice.

The application was considered by the Planning Committee where the applicant/agent had the opportunity to speak to the committee and promote the application.

 

 

The proposed development, subject to the conditions stated, is considered to comply with the policies of the Development Plan (Maidstone Borough-Wide Local Plan 2000 and the South East Plan 2009) and there are no overriding material considerations to indicate a refusal of planning consent.