12.
10/0197/FUL - Two storey rear extension and alterations at THE COTTAGE,
HOMEFIELD ROAD, CHORLEYWOOD, RICKMANSWORTH, HERTS, WD3
5QJ for Mr I Clapp
(DCES)
Parish: Chorleywood
Expiry Statutory Period: 6 April 2010
Ward: Chorleywood West
Officer: Claire Lewington
This application has been brought to Committee as at the time of writing, it was
expected that this would be called in by Chorleywood Parish Council.
1.
Relevant Planning History
1.1
The Cottage, Homefield Road
03/1804/FUL - Erection of a detached dwelling – Approved.
This application granted full planning permission for a four bedroom detached
dwelling. The dwelling followed the linear arrangement of Homefield Road, it was
offset from the shared boundary with The Firs by 4m and a minimum 2.5m from
the shared boundary with Haradwaith. The detached dwelling was located to the
north of the existing access track to The Cottage and in front of the existing
dwelling known as The Cottage.
This planning permission has been
implemented but only with the commencement of foundations.
04/0590/OUT - Outline Application: Erection of detached house – Approved.
This application granted outline planning permission for a detached dwelling to be
sited to the north of the site. The residential site outlined in the approved plans
lay to the rear of Haradwaith. The access of the proposed residential site utilised
the existing access to the north of Haradwaith.
An approval of details application was subsequently refused for this site in August
2007 (07/1081/AOD) with a later Approval of Details application approved for a
chalet style dwelling in December 2007 (ref 07/1723/AOD). This dwelling only
had conservation rooflights to the first floor front elevation.
04/1911/FUL- Erection of a rear detached pool building – Approved.
This application granted full planning permission for a detached pool house in the
south corner of the site. The pool house was single storey, it enclosed an
existing open air swimming pool located close to the east boundary.
05/0743/FUL - Erection of detached bungalow - Refused (dismissed at appeal).
This application sought full planning permission for a two bedroom bungalow in
the same position and size as the previously approved pool building. This
application was refused and subsequently dismissed on appeal.
Applications 07/1332/FUL and 07/1333/CAC for demolition of existing dwelling
and detached garage and erection of 4 detached dwellings and 2 semi-detached
dwellings, garages and associated access were refused in September 2007.
A subsequent appeal was dismissed. The Inspector concurred with the Council’s
concerns and stated, “in essence the Council’s concerns are 3-fold; the
inappropriate layout proposed, the regularity of the design and the prominence of
the proposed development in the streetscene.
I share these concerns,
particularly in respect of the proposed layout and design details.” He further
stated the appeal development would be "materially more dense" than that from
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the existing permissions (para24).
08/0282/FUL – Erection of two pairs of two storey semi-detached dwellings (4
houses) with detached garage and associated access, parking and landscaping
was refused in June 2008. A subsequent appeal was allowed in July 2009. This
consent has not been implemented.
08/1963/FUL - Erection of two detached two-storey dwellings with detached
garages with associated landscaping, parking and a new vehicular access onto
Orchard Drive. Approved subject to a highways contribution. Not implemented.
09/0390/FUL - Erection of 2 pairs of semi-detached dwellings (4 houses) with
detached garages and associated parking and landscaping and a new vehicular
access on to Orchard Drive. Refused in April 2009.
09/0508/FUL- Demolition of existing garage and erection of one pair of semidetached dwellings (2 houses) to front of site with associated landscaping,
parking and access. Application withdrawn May 2009 due to inaccurate plans.
09/1021/FUL - Demolition of existing garage and erection of one pair of semidetached dwellings (2 houses) to front of site with associated landscaping,
parking and access. Application approved but not implemented.
09/1614/FUL Ground and first floor rear extensions to dwelling and alterations to
fenestration. Application refused for the following reason:
The left hand two-storey addition by reason of the increase in bulk and massing
would overwhelm the roof form and half-hipped gable end of the existing building
to an unacceptable degree, adversely affecting the character and appearance of
the Locally Important Building which is considered to contribute positively to the
character and appearance of the Chorleywood Common Conservation Area. This
would be contrary to Policies C1 and C12 of the Three Rivers Local Plan 19962011.
09/1647/FUL – Erection of 4 houses and garages together with ancillary works.
Application approved, currently being implemented.
10/0068/FUL: Erection of one pair of semi-detached dwellings (2 houses) to front
of site with associated landscaping, parking and access. Application withdrawn
due to concern in relation to impact on neighbouring bungalow.
2.
Detailed Description of Proposed Development
2.1
The application site accommodates a large two-storey detached dwelling and a
detached double garage. The dwelling is on the list of Locally Important
Buildings in the District. The application site lies in the Chorleywood Common
Conservation Area. The dwelling is of an Arts and Craft design and is
considered to make a positive contribution to the local scene and wider
Conservation Area. The purpose of including the building in a list of Locally
Important Buildings is to safeguard the contribution of the dwelling by
encouraging its retention. There are a number of large mature trees protected by
the Conservation Area on the site boundaries.
2.2
The Cottage is a Locally Important Building which is considered to contribute
positively to the Conservation Area. The existing dwelling is of the Arts and
Crafts Style Design and the architectural merit of the dwelling has been
commented upon in recent appeals, particular reference was made to this in a
dismissed appeal relating to the demolition of the existing dwelling (07/1332/FUL
and 07/1333/FUL) where it was noted:
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‘The Cottage makes a very positive contribution to the conservation area,
notwithstanding its somewhat neglected position and the later single storey
addition to the rear.’
2.3
The contribution of The Cottage to the wider Conservation Area was also
emphasised in a further appeal (subsequently allowed for 2 pairs of semi
detached dwellings 08/0282/FUL) where the Inspector noted:
‘The building is locally listed and, as a building of quality from the earlier part of
the 20th century, I agree that it contributes to the general character and
appearance of the Conservation Area.’
2.4
The existing two-storey house is set back from the front boundary (Homefield
Road) by 48m. There is an existing double garage to the front and a driveway
providing access from Homefield Road to the front of the dwelling. The property
has two existing access drives from Homefield Road. A secondary access is
located to the north east of Haradwaith, this driveway leads up towards The
Cottage. The existing site slopes steeply upwards towards the rear of the plot so
the dwelling sits approximately 6m above the highway.
2.5
The north eastern boundary is heavily vegetated including large trees. This is a
shared boundary with ‘land rear of Crindau’, an overgrown vacant plot. The rear
boundary backs onto properties fronting Common Road. The properties fronting
Common Road are on a higher level than the application site. The secondary
access road to the north east of Haradwaith aligns the side and rear boundaries
of this bungalow (Haradwaith) which fronts Homefield Road. Haradwaith is
raised slightly above the highway level, but at a significantly lower level than the
application site.
2.6
Permission is currently being implemented for the erection of two pairs of semi
detached dwellings to be built either side of the existing dwelling (reference
09/1647/FUL).
2.7
The proposal seeks to extend the existing dwelling at ground and first floor level
to the right hand side of the building. The extension would have a maximum
depth of 3.2m at first floor level and would have a width of 4.7m. The flank wall of
the extension would be set in from the flank wall of the existing dwelling by 0.1m.
The extension would have A Dutch Hipped roof form and would be set down
slightly from the ridge of the main dwelling.
2.8
Alterations are also proposed including works to fenestration. Two existing doors
to the rear of the proposed breakfast room which projects to the rear would be
blocked up as would a small window and door in the flank elevation. A window to
the front of the property has also been altered and a door has been installed to
the front. This is not shown on the plans.
2.9
The proposed materials would match those of the existing dwelling.
3.
Consultation
3.1
Chorleywood Parish Council: Awaiting comments.
3.1.2
Conservation Officer: The house consists of the longer ridge roofed main element
with half-hip to the left end (and on the front elevation, the entrance, and three
ground floor windows with dormers above) across which to the right, a wing was
added (circa 1931) projecting slightly forward and backward.
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The right hand proposed rear addition extends the right hand wing further
backwards. As this follows the existing form, and does not appear from the floor
plans, to require substantial demolition - the existing rear walls to the right hand
“wing” are shown retained internally. The proposed alterations to the internal,
first floor layout in association with the rear extension do not significantly affect
the character of the building.
The drawings include a small break or return in the extended flank. This would
help maintain the existing character of the building by ensuring the line of the
original wing remains defined.
The proposed alterations to the existing single storey rear element (that postdates the main building) have no adverse impact on the character of the building.
Materials and windows proposed (ref: application form) are to match.
3.1.3
Landscape Officer: Awaiting comments
3.2
Site/Press Notice
3.2.1
Site Notice:
Press Notice:
3.3
Neighbourhood
3.3.1
Number consulted:
Number of responses:
4.
Summary of Representations
4.1
This is a locally listed building and extensions would destroy any reasons for
listing. It is an ‘Arts and Crafts’ design and should be retained as far as possible
in its original form. The property has a single storey rear extension which should
never have been allowed. Any further additions would compound the error. From
the planning history, it can be deduced that if the application is allowed the next
would be to change the internal layout and split the building into flats.
Alternatively, a case will be put forward to removed the locally listed status and
then demolish the building.
5.
Reason for Delay
5.1
N/A.
6.
Relevant District Plan Provision
6.1
Policies GEN3, C1, C12, N15, N16 and Appendices 2 and 3 are relevant to the
assessment of this application.
7.
Analysis
7.1
Design and Access Statement
7.2
The application site is located in a Conservation Area and therefore a Design and
Access Statement has been submitted detailing the design of the proposed
development and access arrangements. The scope of the statement is
considered to be acceptable.
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Expiry 24th March 2010
Expiry 12th March 2010
72
1
7.3
Design, Streetscene and Impact on the Conservation Area
7.4
The Three Rivers Local Plan 1996-2011 advises that development should not
have any significant impact on the streetscene and should not appear
excessively prominent. Policy C1 refers to development in Conservation Areas
and states that development should preserve or enhance the Conservation Area
and in particular should be:
‘Sympathetic to the architectural features of the building, adjacent buildings and
wider Conservation Area in terms of siting, proportion, bulk, scale, form, height,
colour, materials, elevational design, vertical or horizontal emphasis.’
Policy C12, Locally Important Buildings emphasises the above stating that the
Council will:
‘Encourage the preservation of buildings on the list of Locally Important Buildings
and planning permission for development affecting Locally Important Buildings
will only be granted provided that the character or appearance of the existing
building is not adversely affected.
7.5
The Cottage is a Locally Important Building which is considered to contribute
positively to the Conservation Area. The existing dwelling is of the Arts and
Crafts Style Design and the architectural merit of the dwelling has been
commented upon in recent appeals, particular reference was made to this in a
dismissed appeal relating to the demolition of the existing dwelling (07/1332/FUL
and O7/1333/FUL) where it was noted:
‘The Council confirmed that the original dwelling was designed in 1924 by
significant architects, Imrie & Angell, thus satisfying the first of 10 questions
suggested by English Heritage for assessing these matters. The building is in the
Arts and Crafts movement and the large 2 storey side addition designed by
London architects, approved in 1931 and subsequently constructed, follows this
style.
The Cottage lies centrally in the appeal site, which rises from west to east. From
Homefield Road, just to the west and within the Conservation Area, the building
is prominent and imposing. There are glimpses of The Cottage through
vegetation, from Orchard Drive, a little further to the west and outside the
Conservation area. In my judgement, The Cottage makes a very positive
contribution to the conservation area, notwithstanding its somewhat neglected
position and the later single storey addition to the rear’
7.6
The contribution of The Cottage to the wider Conservation Area was also
emphasised in a further appeal (subsequently allowed for 2 pairs of semi
detached dwellings 08/0282/FUL) where the Inspector noted
‘The building is locally listed and, as a building of quality from the earlier part of
the 20th century, I agree that it contributes to the general character and
appearance of the Conservation Area.
As such, given the importance of the building both individually due to its
architectural merit and as part of the wider Conservation Area, there is a
presumption to retain and enhance the character of the dwelling in accordance
with Policies C1 and C12 of the Three Rivers Local Plan 1996-2011.
7.7
The proposed extension would be set in from the flank wall of the dwelling by
approximately 0.1m. This was suggested at the time of the last application
09/1614/FUL which was refused in order to retain the existing features of the
dwelling and to preserve the appearance of the Locally Important Building in
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accordance with Policy C12 of the Three Rivers Local Plan 1996-2011. At the
time of the previous application no objection was made to this element of the
proposal. The plans illustrate a small break or return in the extended flanks in
order to maintain the existing roof slope and gable end profile, therefore,
ensuring that the character of the Locally Important Building is retained in
accordance with Policy C12 of the Three Rivers Local Plan 1996-2011. Whilst
the proposal does increase the bulk of the dwelling as whole; this is not
considered to result in significant harm to the appearance of the existing dwelling
and as such this is considered to be acceptable. The Conservation Officer has
been consulted in relation to the proposed development and has raised no
objection as it is considered that the development does retain the form of the
building.
7.8
The proposed extension to the left hand element of the building has been
removed as part of this application as this was considered to be unacceptable for
application 09/1614/FUL. It was considered that the increase in bulk and massing
overwhelmed the appearance of the original building to an unacceptable degree.
Given that this element has been removed, it is considered that the reason for
refusal has been overcome and no objection is made.
7.9
Objections have been received stating that any change of the building will result
in a case being put forward to remove the Locally Listed status of the building
with the intension of demolishing. It is not considered that the development would
substantially alter the appearance of the dwelling and would not result in the
removal of this listing. As noted above, the contribution that this building makes
to the Conservation Area has been acknowledged and for the reasons cited
above, it is not considered that the proposal would result in demonstrable harm.
7.10
Alterations are also proposed to the existing fenestration, involving the closing of
existing openings in the rear wall of the proposed single storey breakfast room
and the flank wall of the existing dwelling. It is not considered that this would
result in significant demonstrable harm, particularly as the rear elevation is not
readily visible from within the Conservation Area. As such, no objection is made.
7.11
In summary, it is considered that the proposed single storey extension would
retain the character of both the Locally Important Building and Conservation Area
as a whole in accordance with Policies C1 and C12 of the Three Rivers Local
Plan 1996-2011.
7.12
Impact on neighbouring properties
7.13
The Three Rivers Local Plan 1996-2011 advises that development should not
have any significant impact on the neighbouring properties and should not result
in any significant loss of light or a loss of privacy.
7.14
At present, planning permission 09/1647/FUL which was granted for a pair of
semi detached dwellings to be located either side of the existing dwelling is
currently being implemented. As such, the impact that the development would
have on these dwellings (once completed) is a material consideration.
7.15
The dwellings on plots 3 and 4 would be the nearest residential neighbours to the
site of the extension and are located to the south of the existing dwelling. It is
considered that the first floor extension would not result in any significant impact
to the proposed dwellings. Due to the relationship between the application
dwelling and plot 3, a 45 degree line has been taken (using a previous site plan
provided at the time of application 09/1647/FUL) and demonstrates that there
would be no intrusion. In addition, the separation distance between plot 3 and
The Cottage also further mitigates any significant impact. As such the proposal
would be acceptable.
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7.16
The proposed development would be located to the rear of the existing dwelling,
thus ensuring no impact to the existing residential neighbours to the front of the
dwelling. It is also considered that there would be no impact to those neighbours
to the rear of the site on Old Common Road. The back to back distance
exceeding 60m and the changes in land levels ensures that no significant impact
would occur as a result of the extension and alterations.
7.17
Concern has been raised as to the potential subdivision of The Cottage into flats
after the construction of the extensions. Whilst these concerns are
acknowledged, the plans illustrate that The Cottage would remain to be utilised
as one residential dwelling. Subdivision of the building would require a further
planning application and would be assessed at the time on its own merits.
7.18
Therefore on balance, the application is considered to be acceptable.
7.19
Amenity
7.20
The application site would have ample amenity for present and future occupiers
of the site after the construction of the extensions.
7.21
Traffic and Car Parking
7.22
There is ample provision to the front of the site for off street car parking. As such,
no objection is made to the proposed development in this regard.
7.23
Trees and Landscaping
7.24
The Landscape Officer has been consulted and comments are awaited.
However, it should be noted that no objection was raised to the previous
submission 09/1614/FUL.
8.
Recommendation
8.1
That PLANNING PERMISSION BE APPROVED subject to the following
conditions:C1
The development hereby permitted shall be begun before the expiration of
three years from the date of this permission.
REASON: In pursuance of Section 91(1) of the Town and Country
Planning Act 1990 and as amended by the Planning and Compulsory
Purchase Act 2004.
C2
All new works and works of making good to the retained fabric shall be
finished to match in size, colour, texture and profile those of the existing
building.
REASON: To ensure that the external appearance of the building is
satisfactory in accordance with Policies GEN3, C1, C12 and Appendix 2
of the Three Rivers Local Plan 1996-2011.
C3
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Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 as amended by the Town
and Country Planning (General Permitted Development) (Amendment No
2) Order 2008, no windows/dormer windows or similar openings [other
than those expressly authorised by this permission] shall be constructed
in the elevations or roof slopes of the extension/development hereby
approved.
REASON: To safeguard the residential amenities of neighbouring
properties in accordance with Policy GEN3 and Appendix 2 of the Three
Rivers Local Plan 1996 – 2011.
INFORMATIVES:
I1
Given the site circumstances, including the development on adjoining
site(s), and the provisions of Policies GEN3, C1, C12 and Appendices 2
and 3 of the Three Rivers Local Plan 1996-2011 (adopted 2001), the
proposed residential extension (subject to the conditions attached to this
permission) would not have a significant adverse effect on the character
and appearance of the Conservation Area or Locally Important Building or
residential amenities of any neighbouring properties or otherwise result in
demonstrable harm.
I2
The applicant is encouraged to incorporate energy saving and water
harvesting measures when implementing this permission. Information is
available from the Council’s Building Control Section, who may be
contacted
on
01923
727138,
and
on
the
website
www.threeriversbuildingcontrol.co.uk. Any external changes to the
building which may be subsequently required should be discussed with
the Council’s Development Control Section prior to the commencement of
work
I3
The applicant is advised that the Government has introduced new fees for
the written discharge of conditions. Requests can be made by letter or by
application form. Forms are available on our website together with further
details for the new charges. The fees are payable per request and not per
condition. Requests made without the appropriate fee will be returned
unanswered. The fees are £85 per request (or £25 where the related
permission was for extending or altering a dwellinghouse or other
development in the curtilage of a dwellinghouse).
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