Agenda item

3/21/2577/HH - Two storey and first floor side extension. Detached garage and games room. Relocation of door from side to front elevation. Removal of chimney and fireplace at Brook Cottage, Chipping, Buntingford, Hertfordshire, SG9 0PG

Recommended for Approval.

Minutes:

The Head of Planning and Building Control recommended that in respect of application 3/21/2577/HH, planning permission be granted subject to the conditions detailed at the end of the report.

 

The Planning Officer, on behalf of the Head of Planning and Building Control, gave a description of the site in Chipping and advised that this was accessible via a lane off the A10. She said that to the north and south of the site there were a number of residential properties and to the west was the Countryman Pub and there were open fields to the east.

 

Members were advised that the site was located in the rural area beyond the green belt and fell inside the Buntingford Community Neighbourhood Plan Area and also fell inside an area of archaeological significance.

 

The Planning Officer said that the River Rib ran adjacent to the site and parts of the site were located within flood zones two and three. She detailed the planning history of the site and reminded Members of the provisions of policy GBR2. Members were shown the proposed and existing elevations drawings and the Planning Officer pointed out the proposed developments covered by the application.

 

The Planning Officer said that the proposed gable ends that were adjacent to an existing gable end would be well screened by existing boundary treatment to the rear of the site and there would therefore be limited harm on the character and appearance of the dwelling and rural area.

 

Members were advised that the external materials were render and slate roof tiles to match the existing dwelling. The Planning Officer advised that the proposed one and a half storey garage would have a pitched roof and would be adjacent to the proposed extension. She said that the garage would incorporate a ground floor parking space with a games room above and there would be a dormer window on the front and back which would be clad in black weather boarding in contrast to the render on the main dwelling.

 

Members were advised that the proposed building was not considered to be of an inappropriate size or scale in relation to its proposed use and Officers considered that it would sit comfortably within the site.

 

The Planning Officer said that the proposals included the removal of an existing chimney stack that was presently located centrally on the existing roof. It was considered that this would have limited harm on the appearance of the dwelling and overall Officers were satisfied that the proposals were of an appropriate size, scale and design to comply with policy GBR2 as well as the relevant design policies of the District Plan.

 

The Planning Officer said that in terms of neighbour amenity impact, Members should note that the surrounding properties were a significant distance from Brook Cottage and there would be no impact in terms of loss of light, outlook, privacy or any overbearing impact.

 

Members were advised that in terms of parking the proposed development would increase the number of bedrooms from three to four and parking standards required that there should be three off street parking spaces. The Planning Officer said that the existing driveway and proposed garage would accommodate this level of provision and this was compliant with District Plan Policy and the Buntingford Community Neighbourhood Plan.

 

The Planning Officer said that as part of the proposed extension fell within flood zone two, a flood risk assessment had been submitted in line with the standing advice of the Environment Agency. She said that the property would not be at risk from flooding as the internal floor levels would be sufficiently above the flood level.

 

Members were advised that overall it was considered that the proposals were of an appropriate size, scale and design and materials to respect the character and appearance of the existing dwelling and the rural area.

 

The Planning Officer concluded that there would be no adverse impact on the occupiers of neighbouring properties. She said that there would be adequate levels of parking provision and it had been demonstrated that flood risks can be managed effectively.

 

The Chairman asked if Officers had applied the condition requested by Buckland and Chipping Parish in respect of the detached garage being not converted to residential accommodation. The Planning Officer confirmed that an informative had been applied as this was a householder application and there had been no suggestion that it would be occupied independently of the main dwelling.

 

Councillor Kemp commented on this being a good application that had been carefully considered. He drew attention to a typographical error in the informative at the end of the report. He said that it carried weight that there had been no objections from the relevant bodies or the neighbours.

 

Councillor Crystall said that the proposed extension worked quite nicely and would look good from the front elevation. He said that he understood the reasons for removing the chimney but it would be sad to lose it as the chimney as it told a story about the house when it was there.

 

Councillor Bull referred to the application as being for a modest development and he said that there would be no overlooking and there had no objections from neighbours. He said that this was a nice development and he commented on the impact on deer in the area.

 

Councillor Andrews proposed and Councillor Beckett seconded, a motion that application 3/21/2577/HH be granted planning permission subject to the conditions detailed at the end of the report. After being put to the meeting and a vote taken, the motion was declared CARRIED.

 

RESOLVED that in respect of application 3/21/2577/HH, planning permission be granted subject to the conditions detailed at the end of the report.

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