12/P/1013/F INCREASE RIDGE HEIGHT TO FACILITATE A LOFT CONVERSION AT TAWNY HOUSE, BUTCOMBE LANE, BUTCOMBE BS40 7XF

APPLICATION NO: 12/P/1013/F

CASE OFFICER  Steve Sims

APPLICANT: Mr T Barnett

RECOMMENDATION SUMMARY:

Refuse

PARISH/WARD: Wrington

WARD COUNCILLOR(S): Cllr Mrs Yamanaka

TARGET DATE: 13/08/2012

APPLICATION: Increase ridge height to facilitate a loft conversion

SITE ADDRESS: Tawny House, Butcombe Lane, Butcombe, BS40 7XF

 

LOCATION PLAN: The following plan shows the general location of the site only and is for illustrative purposes. The circle identifies the location of the site and is not a representation of the site boundaries. The site boundaries and other details submitted with the application can be viewed on the council’s website at www.n-somerset.gov.uk. This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the controller of Her Majesty’s Stationery Office c. Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Somerset Council, LA09063L,2001

 


 

2.         12/P/1013/F Increase ridge height to facilitate a loft conversion at Tawny House, Butcombe Lane, Butcombe

 

REFERRED DELEGATED ITEM BY COUNCILLOR yamanaka

 

Site Description

 

Butcombe House is 2 bedroom converted stone barn located outside any settlement boundary and within the South West Avon Green Belt and the Mendip Hills AONB. The site is level and there is hardstanding to the south of the building with space to park at least 3 cars.

 

The dwelling forms one of two barns converted to residential use at Brook Farm.

 

The Application

 

This is a full application to increase the roof height of the western section of the dwelling to facilitate a loft conversion to create 2 additional bedrooms. The roof and eaves will be increased in height by 1.1 metres.

 

Relevant Planning History

 

Year

Reference

Proposal

 

Decision

2003

03/P/0808/F

Retrospective application for alterations to windows, doors and ridge height of the approved garage

Approved

 

2000

00/P/0059/F

Proposed double garage

Allowed on appeal

1991

0311/91

Conversion of two barns to create three dwellings, removal of agricultural occupancy restriction from Brook Farm House and Mendip View, and construction of block of stables.

Approved

 

Policy Framework

 

The site lies outside any settlement boundary.

 

The main relevant policies are as follows:

 

Development Plan

 

North Somerset Core Strategy (adopted April 2012) 

CS5

Landscape and the historic environment

CS6

Green Belt

CS12

Achieving high quality design and place making

CS33

Infill villages, smaller settlements and countryside

 

North Somerset Replacement Local Plan (saved policies) (adopted March 2007)

 

Three NSRLP policies were not saved in March 2010.  The Core Strategy supersedes some but not all of the remainder.  It does not supersede the following policies:  

 

ECH/8

Mendip Hills AONB

GDP/3

Promoting good design

H/8

Residential development within the countryside

RD/2

Conversion and re-use of rural buildings

RD/3

Green belts

 

Consultations

 

Copies of representations received can be viewed on the council’s website.  This report contains summaries only.

 

Third Parties: Two letters of support have been received.

 

Butcombe Parish Council:  "The above application to increase the roof ridge height at Tawny House, Butcombe Lane to facilitate a loft conversion was considered at the Parish Council meeting on 25 June, the applicant’s wife, Ms Hannah Barnett, attending.

 

The Council has no comment to make about the internal alterations.  Upon receiving assurances from Ms Barnett that any roof lights would be of conservation grade, and that the new stonework would blend in with the existing structure, the Council unanimously supports the application."

 

Principal Planning Issues

 

The principal planning issues in this case are (1) impact on the character of the existing dwelling and the Mendip Hills AONB, (2) impact on the green belt,

(3) impact on the living conditions of neighbouring residents and (4) parking and highways.

 

Issue 1: Impact on the character of the dwelling and the Mendip Hills AONB

 

Policy RD/2 states subsequent extensions to converted building must be small scale and have no significant greater effect on the character and appearance of the countryside than the building as initially converted. Policy H/8 states the significant extension of a rural building, once converted, will be resisted.

Policy ECH/8 states development in the AONB will not be approved if it harms the natural beauty of the landscape, particular attention will be given to the size and scale of the proposed development.

 

The existing building is a typical rectangular converted barn that consists of two sections each with differing ridge lines with additional buildings separated from the main dwelling by a couple of metres to west. Together these buildings have a distinctive character and important impact on the street scene due to the changing ridge heights of the buildings. This varying height in building ridge line and low eaves is a traditional feature in barn conversions and forms a distinctive feature in the street scene. The proposed increase in roof height of the west section of the converted barn and raising of the low eaves will remove this distinctive feature and by doing so harm the character of the surrounding area.

 

The increase in roof height results in a significant extension that is not sympathetically integrated into the design of the existing barn conversion and does not respect the form of the existing building. The proposed extension therefore detracts from the character and appearance of the converted barn and is contrary to policies GDP/3 and H/8 of the North Somerset Replacement Local Plan.

 

The increase in height of the roof and subsequent increase in bulk the proposed development would not have a harmful impact on the character of the AONB.

 

Issue 2: Impact on the green belt

 

Policy RD/3, paragraph 6.21 states, in assessing extensions to dwellings account will also be taken of the design and siting of the proposed extension, the visual character of the site and its surroundings, the prominence, visual and physical impact of the extension, the effect of the proposal on the open and rural character of the area in general and the overall scale of the development on the site.

 

The current proposal aims to increase the ridge height of the western section of the dwelling. This proposed increase in roof height will increase the bulk of the building and its prominence and visual impact on the open and rural character of the area. The design of the extension will therefore result in an increase in the bulk of the building, which will harm the openness of the Green Belt. Inappropriate development should not be approved unless very special circumstances outweigh the harm caused by inappropriateness and the harm to openness. No such very special circumstances have been put forward in this case. The extension is inappropriate development in the Green Belt and contrary to policies RD/3 and H/8 of the North Somerset Replacement Local Plan, policy CS6 of the North Somerset Core Strategy and advice in the National Planning Policy Framework.

 

Issue 3: Impact upon the living conditions of neighbouring residents

 

Due to the distances involved the development will have no adverse impact on the living conditions of neighbouring residents.

 

Issue 4: Parking and highways

 

There is sufficient off road parking spaces for a four bedroom dwelling. The proposal therefore complies with policy T/6 of the North Somerset Replacement Local Plan and policy CS11 of the North Somerset Core Strategy.

 

Natural Environment and Rural Communities (NERC) Act 2006

 

The proposed development will not have a material detrimental impact upon bio diversity.

 

The Crime and Disorder Act 1998

 

The proposed development will not have a material detrimental impact upon crime and disorder.

 

Conclusion and Summary of reasons for refusal

 

Due to the design of the proposed extension it will be a significant extension and it will have an adverse impact on the character and appearance of the existing barn conversion. The proposed extension also represents a disproportionate addition over and above the size of the original dwelling. The proposal would, therefore, constitute inappropriate development in the Green Belt that would be harmful to the openness of the Green Belt and conflict with the purposes of including land within it.  No very special circumstances have been demonstrated to outweigh the harm caused by the proposal. The proposal is therefore contrary to policies GDP/3, H/8, RD/2 and RD/3 of the North Somerset Replacement Local Plan, policies CS5, CS6 and CS12 of the North Somerset Core Strategy and guidance contained in section 9 of the National Planning Policy Framework.

 

RECOMMENDATION: REFUSE for the following reasons:

 

1.         Due to the unsympathetic design of the proposed extension the development will have an adverse impact on the character and appearance of the existing barn conversion and is not considered small scale. The proposal is therefore contrary to policies GDP/3, H/8 and RD/2 of the North Somerset Replacement Local Plan and policy CS12 of the North Somerset Core Strategy.

 

2.         The proposed extension represents a disproportionate addition over and above the size of the original dwelling.  The proposal would, therefore, constitute inappropriate development in the Green Belt that would be harmful to the openness of the Green Belt and conflict with the purposes of including land within it.  No very special circumstances have been demonstrated to outweigh the harm caused and the proposal is therefore contrary to policy RD/3 of the North Somerset Replacement Local Plan, policy CS6 of the Core Strategy and guidance contained in section 9 of the National Planning Policy Framework.

 

CENTRAL AREA COMMITTEE

 

UPDATE SHEET

 

13 SEPTEMBER 2012

 

Item 5.2 – 12/P/1013/F – Tawny House, Butcombe Lane, Butcombe

 

The applicant has submitted and circulated to members of the committee a report explaining why they consider that the proposal complies with planning policy and should be approved.