planning development control committee - 16 october 2007

Planning Development Control Committee - 16 October 2007 Report Item 1 Application No: 07/91735/FULL Full Application Site: Rear Of Nuthooks House, Old Romsey Road, Cadnam, Copythorne

Proposal: Change of use of field to garden

Applicant: Mr & Mrs P Day

Case Officer: Clare Ings

Parish: COPYTHORNE

1. DISTRICT/BOROUGH: New Forest District Council 2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council View

3. DEVELOPMENT PLAN DESIGNATION

No specific designation

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

NF-E1 Control of development (in the New Forest) (page 135) NF-E3 Loss of grazing land (page 136) NF-E4 Landscape character of the New Forest (page 139)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Copythorne Parish Council: Recommend permission; does not appear to contravene any rules, should always be kept as a garden in future.

7. CONSULTEES

No consultations required 8. REPRESENTATIONS

8.1 One letter of objection from local resident raising the following

concerns: • would contribute to gradual erosion of small pieces of

countryside with loss of wildlife • have concerns that would set precedent (nearby field also

being mown on a regular basis)

8.2 One letter stating no objection from local resident 1

9. RELEVANT HISTORY:

None relevant

10. ASSESSMENT

10.1 The application site lies to the north of Old Romsey Road. It forms part of the ownership of Nuthooks House, a large detached character property. It currently has the appearance of a mown field and is bound to the north and west by a post and wire fence separating the land from paddocks and fields, and the east by a mature Leylandii hedge and close-boarded fence, separating the land from the rear gardens of a number of dwellings.

10.2 The proposal is for a change of use of the field into garden. The letter in support of the application states that the field has always been in the ownership of Nuthooks, but since the current owners bought the property in 1986, it has never been used for agriculture.

10.3 The main planning consideration in this case is the impact of the proposal on the landscape character of the New Forest.

10.4 The field, the subject of the application, is fairly large (0.27ha) and lies in an area where there are various land uses. The land itself is bound by either gardens or fields and paddocks, but as the boundaries with the fields are open post and wire, it is considered that there is a close visual relationship with that land use which should be retained.

10.5 It is accepted that the public views of the site are limited, but the loss of a field to domestic curtilage, with the resulting manicured appearance (the erection of outbuildings could be controlled) and associated domestic paraphernalia would extend the edge of the settlement further into the surrounding countryside and would represent a gradual erosion of the rural character of the landscape. The application is therefore recommended for refusal.

11. RECOMMENDATION

Refuse Reason(s)

1. The proposed change use would have a detrimental visual impact on the wider landscape of the New Forest, in that it would create a large manicured area into an area of fields and paddocks and would add to the gradual erosion of the countryside adjacent to settlements. For this reason it would be contrary to policy NF-E4 and DW-E1 of the New Forest District Local Plan First Alteration.

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Date: 02:10:07

2007

Item: 1

SCALE: 1:1250

Ref: 07/91735/FULL

© Crown copyright. All rights reserved New Forest National Park Authority.Licence no. 1000114703

New Forest National Park AuthoritySouth Efford HouseMilford RoadEvertonSO41 0JD

Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 2 Application No: 07/91742/FULL Full Application Site: Parkwater Cottage, Parkwater Road, Whiteparish SP5 2QR

Proposal: Single-storey extension; conversion of loft to form additional rooms;

extension to garage to form new first floor

Applicant: Mrs Kent

Case Officer: Paul Hocking

Parish: WHITEPARISH






H31 Extensions to dwellings in the countryside (page 40) HA1 Development within the New Forest (page 75) D3 Extensions to existing properties (page 14)

5. MEMBER COMMENTS

None received


Whiteparish Parish Council: Object: Proposal substantially alters character and scale of the property; garage alterations create potential for a new separate dwelling.

7. CONSULTEES


None received

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9.1 Construction of an extension and alterations to existing dwelling (S/85/01479) granted on 9 May 1986.

9.2 New garage (S/95/01192) granted on 4 November 1995.

10. ASSESSMENT

10.1 Parkwater Cottage is a large property that is set within an isolated plot although it is within close proximity to the narrow country lane from which it is served. The approach to the property is predominantly tree-lined. The site itself consists of a large property of rather suburban appearance that was extended in 1986 from a modest New Forest cottage. The site is set at a slightly elevated level in relation to fields to the east and also comprises a detached garage and swimming pool.

10.2 The proposal relates to a single-storey extension to the eastern

and southern elevations of the main dwelling as well as a conversion to form rooms in the roof. The additional floor-space created would be 67 sq. metres. There would also be the addition of an external fixed staircase and roof lights to an existing garage.

10.3 The key planning considerations relate to the scale and design of

the proposals in relation to the original property and rural character of the area.

10.4 In 1986 permission was granted to substantially extend the

property. It resulted in the floor-space of the property increasing from approximately 112.5 sq. metres to 287 sq. metres and altered the scale, character and form of the original New Forest cottage.

10.5 It is considered that the further single storey extension would be

subservient to the existing main dwelling in terms of scale, proportioning and form. It is considered that the development would also enhance the existing suburban appearance of the property and would better reflect the character of the New Forest.

10.6 Although the supporting text of the countryside policies taken from

the Salisbury District Local Plan states that an extension of more than 30% of the original dwelling is unlikely to be acceptable due to its impact on the character of the area, it is considered that the current proposal would not adversely affect the overall rural landscape character of the area due to the large dwelling that currently exists by virtue of the 1986 implemented planning permission. It is considered that the proposal would not cumulatively add to the bulk of the dwelling as it would be subservient to the existing dwelling on-site, and would also improve the overall character and appearance of the property.

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10.7 The alterations to the existing garage would include the provision of an external fixed staircase and roof lights that would serve a first-floor study, store room and W.C. Due to the scale and relationship between the existing garage and main dwelling the alterations are considered compatible in terms of their design and character. It is however suggested that a condition is applied to ensure the garage does not create a separate unit of habitable accommodation.

11. RECOMMENDATION

Grant Subject to Conditions Condition(s)

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with 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 outbuilding the subject of this permission shall only be used for purposes incidental to the dwelling on the site and shall not form part of its main habitable accommodation. It shall at no time be severed from 'Parkwater Cottage' to form a separate residential dwelling unit. Reason: To protect the character and appearance of the countryside and to ensure a new dwelling is not established in accordance with policies HA1, D3, H31 of the adopted Salisbury District Local Plan.

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Date: 02:10:07

2007

Item: 2

SCALE: 1:2000

Ref: 07/91742/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 3 Application No: 07/91786/FULL Full Application Site: The White House, Main Road, Dibden SO45 5TB

Proposal: Change of use of part of existing garage to deer larder/refrigerated

storage and processing room

Applicant: Mr L W C Dart

Case Officer: Paul Hocking

Parish: HYTHE AND DIBDEN

1.

DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION





NF-B2 New employment uses in the New Forest (including farm diversification) (page 152) NF-RB1 Re-use of buildings on the New Forest (page 179) DW-E1 General development criteria (page 57) DW-T8 Access, safety and traffic management requirements (page 100)

5. MEMBER COMMENTS

None received


Hythe and Dibden Parish Council: Object: Difficult to access the site; proposal would result in large business vehicles using the site each day and this would cause a major increase in traffic; usage of site would change from residential to business use; site is low lying and there is potential for flooding.

7. CONSULTEES

7.1 Environmental Health (NFDC): No objection on the grounds of noise or odour.

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7.2 Highway Authority (HCC): No Objection: Low level of use; it may

be appropriate for any permission to restrict the proposed commercial use to the applicant.

8. REPRESENTATIONS

8.1 Applicant writes in response to Parish Council recommendation:

• small operation which only produces enough stock for a fortnightly stand at the New Forest Farmers Market;

• the unit would only be used for one full day per fortnight; • no staff; • small vehicles used that would not increase parking

requirements or traffic; • site not within a flood area and the property has not been

flooded in its 100 year history; • within full EHO compliance; • no retail facilities; • would happily accept conditions restricting usage


None relevant

10. ASSESSMENT

10.1 The site relates to a detached two-storey dwelling with attached triple garage located on the outskirts of the village of Dibden. The boundaries comprise a combination of hedgerow and shrubs over 2 metres high to the rear with other significant trees. The front boundary is open with access and a paved drive. The site lies within an area of sporadic mixed residential development and is not within a designated flood zone.

10.2 The proposal relates to the change of use of part of an existing

attached garage to provide a deer larder and refrigerated storage and processing room. There would be no external alterations and the floor-space converted would amount to 13.25 sq. metres.

10.3 The key planning considerations relate to whether the site would

be appropriate for the proposed use in terms of highway safety, scale, appearance and the impacts on the amenities of the area.

10.4 It is considered that the proposal would be appropriate by due to

the modest scale of the operations that would only necessitate the facilities to be used for processing on one working day per fortnight.

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10.5 Due to the small-scale nature of the proposal, it is not considered that it would generate significant additional volumes of traffic and the Highways Authority raise no objection to the proposal. However, to limit any potential increase in commercial activity at the site, it is suggested that any permission should be subject to a personal condition. Such a condition is considered acceptable in this case because of the specific nature of the scheme and is therefore recommended.

10.6 In conclusion, the proposal would convert part of a building without

external alterations for small-scale business purposes. It is considered appropriate in terms of access, scale and appearance to its location and would not materially increase traffic and noise pollution or have an unacceptable impact on the character or amenities of the New Forest National Park.

11. RECOMMENDATION



2. The use the subject of this permission shall only be carried out by Mr and Mrs Dart. When the property ceases to be occupied by those persons the use shall revert solely to residential storage. Reason: To control the type and scale of business use permitted to ensure the use remains appropriate to the building and its location in the longer term in accordance with policies NF-B2, NF-RB1, DW-T8 and DW-E1 of the New Forest District Local Plan First Alteration

3. No activity shall take place on the site in connection with the approved use other than between the hours of 09:30 and 16:30 Monday to Fridays, not including recognised public holidays. The facility shall only be used for one day in any given week. Reason: To control the type and scale of business use permitted to ensure the use remains appropriate to the building and its location in the longer term in accordance with policies NF-B2, NF-RB1, DW-T8 and DW-E1 of the adopted New Forest District Local Plan First Alteration.

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4. No goods, plant, or machinery shall be stored in the open on the

site. Reason: In the interest of the amenities of the locality in accordance with policy DW-E1 of the New Forest District Local Plan First Alteration.

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Date: 02:10:07

2007

Item: 3

SCALE: 1:1250

Ref: 07/91786/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 4 Application No: 07/91831/FULL Full Application Site: 2 Enos Cottages, Chinham Road, Bartley, Copythorne, SO40 2LL

Proposal: Single storey rear extension; side porch

Applicant: Mr & Mrs M Scott

Case Officer: Karen Brett

Parish: COPYTHORNE






DW-E1 General development criteria (page 57) NF-H3 Extensions to dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received


Copythorne Parish Council: Recommend permission, design meets relevant criteria.

7. CONSULTEES


None received


None

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10. ASSESSMENT

10.1 The application site consists of a semi detached cottage style property set in the settlement of Bartley. Chinham Road is a narrow rural road located off the main A336 Ringwood Road. The neighbouring properties are varied in terms of size and appearance. The area is characterised by a mixture of residential properties and open countryside.

10.2 This application seeks permission for single storey rear extension

and a side porch. The application property had a total habitable floor area of just less than 80 square metres as existing on 1st July 1982 and so is classed as a small dwelling as stated in policy NF-H3 of the New Forest District Council Local Plan.

10.3 The proposed additional floorspace of the single storey rear

extension is 21.76 square metres and the proposed porch would add an additional 5.2 square metres to this "small dwelling." This would take the overall habitable floorspace of the property to approximately 106 square metres and would be contrary to policy NF-H3 of the New Forest District Council Local Plan which only allows small dwellings to be extended up to a maximum of 100 square metres overall.

10.4 The design and appearance of the proposed extensions are

acceptable and would be in keeping the existing property and its curtilage. There would not be a material effect on the amenities of neighbouring properties in terms of additional impact or visual intrusion.

10.5 However, refusal is recommended on the grounds that this

proposal would give rise to a dwelling unacceptably large in relation to the original property.

11. RECOMMENDATION

Refuse Reason(s)

1. The cumulative impact of proposals to extend and replace dwellings, if not carefully controlled, would lead in the long term to the urbanisation and erosion of the special character of the National Park. Consequently policy NF-H3 of the New Forest District Local Plan First Alteration seeks to limit the proportional increase in the size of small dwellings in the National Park recognising the benefits this would have in minimising the impact of buildings and activity generally in the New Forest and the ability to maintain a balance in the housing stock. This proposal would result in a dwelling with a total habitable floorspace exceeding 100 sq metres, contrary to policy NF-H3 of the New Forest District Local Plan First Alteration.

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Date: 02:10:07

2007

Item: 4

SCALE: 1:1250

Ref: 07/91831/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 5 Application No: 07/91882/FULL Full Application Site: Yew Tree Cottage, Bull Lane, Minstead, Lyndhurst, SO43 7FS

Proposal: Extend existing garage; new garage; re-site septic tank

Applicant: Mr & Mrs F J Lane

Case Officer: Tim Furmidge

Parish: MINSTEAD






DW-E1 General development criteria (page 57) NF-H5 Outbuildings in the New Forest (page 145) DW-E43 Control of pollution (page 85) DW-T8 Access, safety and traffic management requirements (page 100)

5. MEMBER COMMENTS

None received


Minstead Parish Council: Recommend refusal: this relatively small property already has an existing garage and another would be a visual intrusion.

7. CONSULTEES


None received

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New access and field gate onto Seamans Lane (85485) approved on 16 December 2005. Single and two storey additions (68519) approved on 5 April 2000.

10. ASSESSMENT

10.1 This existing period cottage is located on a small hilly triangular plot, on the corner of Seamans Lane and Bull Lane, on the edge of a small settlement near to the village of Minstead, overlooking open countryside. The property has been much altered and extended in the past. The application site also includes an area of paddock to the south-west of the site, however this is outside of the cottage's curtilage and would not benefit from having domestic permitted development rights.

10.2 Consent is sought for the erection of a new single garage in the

north-west corner of the site, the extension of the existing single garage and the repositioning and insertion of a new domestic sewage treatment unit and rainwater harvesting system tank and soakaway in the adjoining paddock.

10.3 The new garage would be constructed of white painted brick walls

under a grey slated pitch roof to match the existing cottage, which would involve the removal of the existing septic tank. The garage would be sunk into the bank by a maximum of 1 metre to allow access on to the existing driveway and lane. It would measure approximately 3.5 metres by 6 metres to a maximum ridge height of 4 metres (the lowest point would be 3 metres above ground level).

10.4 The extension of the existing garage would involve the removal of

an existing lean-to shed and the construction of a side and rear extension. It would be extended by 1 metre on the side and rear and the new measurement would be approximately 4.2 metres by6.2 metres to a maximum ridge height of 4.1 metres. It would be finished in white painted brick under a grey slated roof to match the existing cottage.

10.5 The repositioning of the sewage treatment unit and insertion of a

new water tank would have little significant visual impact on the area as they would be sunk into the land with only cylindrical inspection hatches visible above the surface of the land. It is considered acceptable in this location.

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10.6 The design and appearance of the outbuildings are considered to

be appropriate to the both the existing dwelling and its curtilage, and their use would be incidental to the dwelling. Although they would be visible in the street scene, due to their modest size and appropriate design and the fact that the outbuildings would be set into the ground, it is considered that the proposals would have little significant detrimental effect on the character and appearance of the surrounding area. It is also considered that there would be no further visual impact to neighbouring dwellings than already exists. Therefore, the application is recommended for approval subject to conditions.

11. RECOMMENDATION



2. The external facing materials shall match those used on the existing building. Reason: To ensure an acceptable appearance of the building in accordance with policies DW-E1 and NF-H5 of the New Forest District Local Plan First Alteration.

Informative(s): The area shown out-lined in red on the location plan shall not be considered part of the curtilage of 'Yew Tree Cottage' and therefore shall not benefit from having domestic Permitted Development Rights.

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Date: 02:10:07

2007

Item: 5

SCALE: 1:1250

Ref: 07/91882/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 6 Application No: 07/91902/FULL Full Application Site: Criddlestyle Cottage, Southampton Road, Fordingbridge

Proposal: Continued use of ancillary accommodation as holiday let

Applicant: Mr A D Sweeney

Case Officer: Mark Funnell

Parish: FORDINGBRIDGE






NF-E1 Control of development (in the New Forest) (page 135) NF-H1 New residential development in the New Forest (page 143) NF-RB1 Re-use of buildings on the New Forest (page 179)

5. MEMBER COMMENTS

None received


Fordingbridge Town Council: Support, as this is a very popular holiday let, particularly as it is adapted for the disabled.

7. CONSULTEES


Applicant's agent writes in support:

• The cottage is uniquely free-standing from the host dwelling, Criddlestyle, being positioned immediately adjacent to Southampton Road on the very edge of the National Park.

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• It is fully wheelchair accessible. The holiday letting use has been taking place for a number of years, contributing to the economy of the area whilst creating no material harm.

• Requests a limit on the occupancy by one individual to 3

months, rather than the commonly used 31 days within any 3 month period.


9.1 Conversion of outbuilding to dwellinghouse with parking (50264) Refused 9 September 1992

9.2 Lawful development certificate (proposed) to convert an existing

outbuilding to form additional living accommodation (52679) Granted 20 December 1993

9.3 Use as separate dwelling (79012) Refused 19 September 2003. 9.4 Extension, entrance porch, garage with roof over (84245)

Withdrawn by applicant 7 June 2005 9.5 Detached garage (87352) Withdrawn by applicant 25 May 2006 9.6 Side extension, side porch (87356) Withdrawn by applicant 25 May

2006 9.7 Continued use of ancillary accommodation as holiday let (91902)

Refused 18 September 2007

10. ASSESSMENT

10.1 The Cottage is an outbuilding located in the south-east corner of the residential curtilage of the property 'Criddlestyle'. The building is set at a higher level than the main dwelling, closer to the road. It is accessed by a driveway to the east and a pathway from the main dwelling.

10.2 The building originally comprised more than one outbuilding (potting shed, garden store) before becoming one building. It was granted a lawful development certificate (proposed) as accommodation forming part of the same planning unit as Criddlestyle in 1993. There have been two previous refusals for the use of the building as a dwellinghouse (refs. 50264 and79012), the most recent as it was contrary to policies NF-E1, NF-H1 and NF-RB1 of the Local Plan.

10.3 Other recent applications for extensions and a detached garage for the Cottage have been withdrawn. The Authority's enforcement team investigated an alleged use of the building for holiday letting in breach of planning control in January 2007, which led to two applications being submitted in July. The first of these, which comprised another application for use of the building as a dwelling (91902), has been refused under delegated powers.

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10.4 This second of the two applications seeks consent for the use of

the building for self-catering holiday let accommodation. This would regularise the holiday letting use which has taken place on and off for a number of years. The applicant states that the site lies close to Sandy Balls Holiday Centre, which has set a precedent for tourist accommodation in the area. The cottage, being single storey, is also appropriate for disabled visitors. The applicant confirms that a condition to restrict occupancy to no more than 3 months for each guest(s) would be acceptable.

10.5 As stated above, the cottage is authorised as ancillary residential accommodation. The use of the building for residential letting is considered to be tantamount to the creation of a separate dwelling unit, by virtue of the physical separation and self-containment of the building, and the ongoing activity associated with regular occupation.

10.6 In policy terms, NF-RB1 sets out appropriate re-uses of buildings in the New Forest. There is no allowance for the creation of new non-essential dwellings in the countryside of the National Park. NF-RB1 and other policies also restrict new hotels, guest houses and camp sites in the countryside, in order to limit levels of activity and to preserve the special qualities of the New Forest.

10.7 The applicant's agent refers to Planning Policy Guidance 7, which states that "local planning authorities should support the provision of other forms of self-catering holiday accommodation in rural areas where this would accord with sustainable development objectives. The re-use and conversion of existing non-residential buildings for this purpose may have added benefits, e.g. as a farm diversification scheme".

10.8 In this case, the proposal would not be part of a farm diversification scheme, and is not considered to meet wider sustainable development objectives. Although an existing building would be re-used, the emphasis here should be to protect and enhance the environment and landscape of the New Forest National Park. The establishment of a new dwelling unit in the countryside would set an undesirable precedent for similar developments that would cumulatively impact on the character and amenities of the New Forest.

10.9 The proposal would not give rise to any unacceptable impacts on the residential amenities of near neighbours. Although no comments have been received from the Highway Authority, the access is already used by one other dwelling. Refusal is however recommended for the reason set out below.

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11. RECOMMENDATION

Refuse Reason(s)

1. The application site lies in an area of open countryside where planning policies seek to strictly control new residentialdevelopment in order to protect the character and appearance of the New Forest National Park. The proposal involves the creation of an additional dwelling for which there is no overriding justification. It would set a highly undesirable precedent for such uses that would cumulatively cause damage to the special qualities of the National Park, its landscape and wildlife. The proposal would be contrary to policies NF-E1, NF-H1 and NF-RB1 of the New Forest District Local Plan First Alteration.

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Date: 02:10:07

2007

Item: 6

SCALE: 1:1250

Ref: 07/91902/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 7 Application No: 07/91912/FULL Full Application Site: Oakmere, North Weirs, Brockenhurst, SO42 7QA

Proposal: Dwelling; two storey outbuilding; demolish existing dwelling and

garage

Applicant: Mr & Mrs J Hudson


Parish: BROCKENHURST




Defined New Forest Village


DW-E1 General development criteria (page 57) DW-E8 Trees (page 60) NF-H4 Replacement dwellings in the New Forest (page 144) NF-H5 Outbuildings in the New Forest (page 145)

5. MEMBER COMMENTS

None received


Brockenhurst Parish Council: Recommend refusal on the grounds that its inappropriate bulk, scale and height would have a detrimental impact on the general appearance of the area when viewed from the forest and the neighbouring properties to the north. The size would be out of character for its setting at this high point along North Weirs. Furthermore, there is some concern at the close proximity of the oak trees to the dwelling and the potential loss of a willow tree for the garage.

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7. CONSULTEES

7.1 Environmental Design - Design: No objection. The present

dwelling lies on North Weirs adjacent to established large dwellings, some set back within enclosure. The dwelling has been subject to an approval for extension, on the chalet bungalow theme, and the results are spreading and not particularly in character with Brockenhurst. The character of the proposed building is Edwardian / Arts & Crafts. While being slightly suburban in appearance, it is an established style within Brockenhurst, where such architecture is fairly common. The proposal would relate appropriately to the Victorian dwelling at the other side of the approach, being stronger in character than the existing dwelling. It would also take up its place at the transition between the large new modern looking developments to the rear and the more rural and established character of North Weirs.

7.2 Environmental Design - Trees: No objections but careful and

robust protection of important TPO Oak trees would be required. Any consent should be conditioned that no demolition, clearance or construction activity is to take place until a satisfactory Arboricultural Method Statement and Tree Protection Plan in accordance with BS 5837 has been submitted and approved. Any tree protection measures specified in the plan are to be in situ prior to any activity and maintained until completion.

8. REPRESENTATIONS

8.1 Four representations in support of the application for the following

reasons: • The look of the current house is not in keeping with the

location; • The new building would be much more sympathetic to the

rest of the properties in the near vicinity; • The plot is large enough and the new dwelling would enhance

the area; • Overlooking would not be a problem.

8.2 13 representations objecting to the proposal for the following reasons: • Overdevelopment of existing site; • The style and size of the property is out of place on North

Weirs which overlooks the Forest; • The proposal would spoil this unique area and the close; • It would have a serious impact on the bungalows numbered 6

& 7 overlooking both back gardens; • It would set a precedent for bungalows/chalet houses/forest

cottages to be demolished and replaced by large executive houses and outbuildings.

26

8.3 Friends of Brockenhurst: Objects. Understands the need to

rebuild, but the mass and size of the replacement dwelling is too large and not in keeping with the area.


9.1 Two-storey extension and extension to dormer windows (38330) approved on 18 July 1988.

9.2 Two-storey extension; roof alterations in association with rooms in

roof; first floor to existing garage (90064) approved on 31 May 2006.

10. ASSESSMENT

10.1 The application site consists of a detached two-storey chalet style dwelling within a rural area which lies on the outskirts of the defined New Forest village of Brockenhurst. The site is a spacious plot, with the surrounding area characterised by residential properties of varying types and scale in similar sized plots. The boundaries of the site are aligned by a mix of fencing and vegetation offering an element of screening, especially along the northern and southern boundaries.

10.2 Planning permission was granted (ref. 90064) in May 2006 for

alterations and additions to the existing dwelling which represented quite significant changes to the scale and character of the property. This permission has not yet been implemented but it is a material consideration in the determination of this application as it does not expire until May 2009.

10.3 This application now seeks consent to demolish the existing

dwelling and erect a replacement on the same footprint. The scale and height (8.6m) of the proposed dwelling would be greater than currently exists (6.1m) and that previously approved (7.3m). Also part of the application is a detached two-storey outbuilding sited close to the proposed dwelling to the north-east. The outbuilding would have a footprint of 56 sq metres, measure 6.5m in height and be used for garaging at ground-floor level with a games room on the first-floor.

10.4 From a floorspace perspective, there are no concerns. As the

dwelling is located within a defined village and is not classed as a small dwelling the floorspace restrictions of policy NF-H3 do not apply.

10.5 In terms of size and design, although the replacement dwelling

would be of greater scale and height than the existing, no objections are raised by the Environmental Design team. The building would be in keeping with the established style within Brockenhurst. The site is set somewhat higher than the track (North Weirs), yet the dwelling would be screened by mature trees and vegetation at the boundary, and would not be prominent in

27

wider views. The Tree Officer raises no objection subject to submission of an Arboricultural Method Statement and Tree Protection Plan to ensure the protection of the TPO'd oak trees.

10.6 With respect to impacts on neighbours, it is noted that there are no

windows at first floor level in the northern elevation which faces towards properties in Forest Glade Close. Those properties, which comprise sizeable bungalows, are likely to see more of the dwelling above the hedgerow, yet the wider visual amenities of the locality would not be compromised.

10.7 The proposed outbuilding would also be taller than the existing

structure. Nonetheless, it would be set well within the site and would not have any significant impact on the property to the rear. It would give rise to an appropriate composition of buildings in tandem with the proposed dwelling. A condition is proposed to control the planting of a replacement of the willow tree to be lost.

11. RECOMMENDATION



2. The development hereby approved shall not take place until the arrangements to be taken for the protection of the trees and hedges on the site (to be identified by agreement with the New Forest National Park Authority beforehand), have been approved in writing by the New Forest National Park Authority, and unless the details thus approved have been implemented. Reason: To safeguard trees and natural features which are important to the visual amenities of the area, in accordance with policy DW-E8 of the New Forest District Local Plan First Alteration.

3. No development shall take place above damp proof course level until samples or exact details of the facing and roofing materials have been submitted to and approved by the New Forest National Park Authority. Reason: To ensure an acceptable appearance of the building in accordance with policies DW-E1, NF-H4 and NF-H5 of the New Forest District Local Plan First Alteration.

28

4. Within one month of the date when the outbuilding hereby

approved is commenced, a scheme of landscaping of the site shall have been submitted for approval in writing by the New Forest National Park Authority. This scheme shall include a specification for new planting (species, size, spacing and location) to replace the existing tree to be lost and a method and programme for its implementation and the means to provide for its future maintenance. No further development shall take place after 3 months unless these details have been approved and then only in accordance with those details. Reason: To ensure that the development takes place in an appropriate way and to comply with policies DW-E1 and DW-E6 of the New Forest District Local Plan First Alteration.

5. The outbuilding hereby approved shall only be used for purposesincidental to the dwelling on the site and shall not form part of its main habitable accommodation. Reason: To protect the character and appearance of the countryside in accordance with policy NF-H5 of the New Forest District Local Plan First Alteration.

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any re-enactment of that Order) no extension (or alterations) otherwise approved by Classes A, B or C of Part 1 of Schedule 2 to the Order, garage or other outbuilding otherwise approved by Class E of Part 1 of Schedule 2 to the Order, shall be erected or carried out without express planning permission first having been granted. Reason: To ensure the dwelling remains of a size which is appropriate to its location within the countryside and to comply with policy NF-H4 of the New Forest District Local Plan First Alteration.

7. No windows shall be inserted at first floor level into the northern elevation of the dwelling or outbuilding hereby permitted building unless express planning permission has first been granted. Reason: To safeguard the privacy of the adjoining neighbouring properties in accordance with policy DW-E1 of the New Forest District Local Plan First Alteration.

29

101

Path (um)

Cottages

1610

5

2

Brittons

4

FOREST

GLA

DE

1

103

The New House

Knoleforth

El Sub Sta

Drain

CLO

SE

Path (um)

Path (um)

LB

2

3

5

Oakmere

6

Thornacre

Cattle Grid

Track

18.3m

l

WOODBURY

107

12

Cottage

Oak Tree

6

3

00m87

42

00m88

42

428700m

42 8800m

00m2010

21

00m2210

102000m

21

102200m

Date: 02:10:07

2007

Item: 7

SCALE: 1:1250

Ref: 07/91912/FULL



Tel: 01590 646600Fax: 01590 646666

30

Planning Development Control Committee - 16 October 2007 Report Item 8 Application No: 07/91922/FULL Full Application Site: Sylvana, White Hart Lane, Cadnam, Copythorne SO40 2NJ

Proposal: House and garage; demolish existing dwelling

Applicant: Mr R Shergold

Case Officer: Tim Furmidge

Parish: COPYTHORNE






DW-E1 General development criteria (page 57) DW-T8 Access, safety and traffic management requirements (page 100)NF-E1 Control of development (in the New Forest) (page 135) NF-H4 Replacement dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received


Copythorne Parish Council: Recommend refusal: does not satisfy the provision of policy DW-E1. Particular concern regarding proposal's 90' degree turn.

7. CONSULTEES

7.1 Environmental Design - Design: Approval recommended, subject to conditions requiring samples of roof tiles and a sample panel of brickwork. Comment: the existing building is of no architectural merit; this proposal replaces it with a building of similar scale and proportion and is not at odds with the other buildings in the locality.

31

8. REPRESENTATIONS

8.1 Neighbour comment letter: Has no objection but concerns regarding the following: • Inconvenience and noise during construction • Site traffic may restrict access to their home • Site traffic to be restricted • Hours of work be restricted


House and garage (demolish existing) (91665) - withdrawn 31/07/2007.

10. ASSESSMENT

10.1 The existing house is located on a good sized corner plot, adjacent to White Hart Lane and Romsey Road, near to the centre of the village of Cadnam. The house dates from the late 1940's and is now in a poor condition.

10.2 Consent is sought to demolish the existing house and replace it with a new detached house and garage which would be turned 90 degrees to face White Hart Lane instead of the Romsey Road. It would be located in a similar position within the site. The existing vehicular access from a small lane off White Hart Lane and the garden would remain the same. The design of the new dwelling would have similarities with the traditional New Forest cottage. It would measure approximately 12.9 metres by 9 metres (inclusive of side wings etc) to a ridge height of 6.6 metres.

10.3 It would be constructed of brickwork set in flemish bond, under a clay tiled roof, with painted soft wood casement windows and doors. The outbuilding/garage would be located on the south-east boundary; it would be of an open barn style with storage in the loft and measure approximately 5.7 metres by 5.4 metres to a ridge height of 5.2 metres. Some exposed timber would be used on the dwelling and garage, and these would be of green oak.

10.4 The existing dwelling has an existing floor area of 124 sq metres, and the proposed dwelling would have an area of 161.2 sq metres; thus the extension would be within the 30% tolerance and would comply with policy NF-H4. The design would also include a corner conservatory on the south-east elevation, and as this structure would be under 20 sq metres, it would also comply with policy.

32

10.5 Although the new property would be located in a prominent

position on the corner of two roads and it would be turned to 90 degrees to face White Hart Lane instead of the Romsey Road, it is considered that it would be an attractive addition to the street scene. It would be appropriate to its curtilage, and would not have any significant detrimental impact on the character of the area.

10.6 Although the two windows at first floor level on the south west elevation would serve bedrooms, they would overlook a blank elevation of the neighbouring dwelling at 'Orchard Rise' and the parking area. Thus it is not considered that there would be any therefore not significant loss of privacy to the neighbours, but it is recommended that a condition requiring obscure glass to be fitted to these windows should be added, and that they be fitted to ensure there is no adverse overlooking.

10.7 Concern has been expressed regarding the impact during the construction of the new dwelling. However the National Park Authority is unable to restrict the vehicular movements and hours of construction of the builder, as any condition used would be considered unenforceable.

10.8 In conclusion, as the proposal would comply with local plan policies and there would be little visual impact to neighbouring properties and surrounding area than already exists from the original property, approval is recommended.

11. RECOMMENDATION



2. No development shall take place above damp proof course level until samples or exact details of the facing and roofing materials, to include a sample panel of brickwork showing the brick, bond, mortar and joint details, have been submitted to and approved by the New Forest National Park Authority. Reason: To ensure an acceptable appearance of the building in accordance with policies DW-E1 and NF-H4 of the New Forest District Local Plan First Alteration.

33

3. Notwithstanding the provisions of the Town and Country Planning

(General Permitted Development) Order 1995 (or any re-enactment of that Order) no extension (or alterations) otherwise approved by Classes A, B or C of Part 1 of Schedule 2 to the Order, garage or other outbuilding otherwise approved by Class E of Part 1 of Schedule 2 to the Order, or means of enclosure otherwise approved by Class A of Part 2 of Schedule 2 to the Order shall be erected or carried out without express planning permission first having been granted. Reason: To ensure the dwelling remains of a size which is appropriate to its location within the countryside and to comply with policies NF-H1 and NF-H4 of the New Forest District Local Plan First Alteration.

4. The two first floor bedroom windows on the south-west elevation of the approved building shall at all times be glazed with obscure glass and top hung only. Reason: To safeguard the privacy of the adjoining neighbouring properties in accordance with policies DW-E1 and NF-H4 the New Forest District Local Plan First Alteration.

34

A 336

LB

Darous

10

8

Edge

Glenmore

AmberleyGlen Rhyn

Forest

BARL

EYCO

RN W

ALK

Eversley

Whatcombe

Cott

PO Ship

Woo

dpec

ker

Cot

tage

The

Moo

rings

Issues

OLD

CRO

SS R

OAD

Posts

TCB

2

1

21

Belle Villas

Ros

elan

ds

Polic

e H

ouse

El Sub Sta

BM 31.71m

1

Orchard

Court

2

Holt

11

The

3

Cottage

ROMSEY ROAD

27.7m

3

Hawthorns

1

Midway

RidgePine

Ingleton

Klein

Kingsbridge House

CloudTemple

Nirvana

Sylvana

Rise

Orchar

d

Allp

enny

's

LodgePoona

Poona

Cottage

Central Stores

(PH)

White Hart

Church

CoronationVillas

TheOld Forge

BM 35.24m

Karroo

The

Rise

Fair Haven

Mijas

ESS

Post

s

Foundry House

Works

Gledholme

Forest

Glen

Mark Oak

Cattle Grid

SOUTHAMPTON ROAD

A 33

7

31.7m

6

5

Greenways

Fore

st

21

Sunn

ysid

eLynw

ood

Stor

es Cottage The LaurelsLymfold

PatchPon

yWist

answ

ick

HouseTrelawney

HouseNorf

olk

Tree

tops

Oak B

ank

WHITE HART LANE

Elvin

Hideaway

The

Swal

lows

Woo

dhaz

e Fore

stEd

ge

Littl

ecot

Hous

e

00m95

42

96

00m97

42

429500m

96

429700m

00m3611

00m3711

113600m

113700m

Date: 02:10:07

2007

Item: 8

SCALE: 1:1250

Ref: 07/91922/FULL



Tel: 01590 646600Fax: 01590 646666

35

Planning Development Control Committee - 16 October 2007 Report Item 9 Application No: 07/91934/FULL Full Application Site: The Studio, Hilden, Southampton Road, Boldre, SO41 8PT

Proposal: Single storey front and side extension; new roof; outbuilding

Applicant: Mr Day


Parish: BOLDRE






DW-E1 General development criteria (page 57) NF-H3 Extensions to dwellings in the New Forest (page 144) NF-H5 Outbuildings in the New Forest (page 145)

5. MEMBER COMMENTS

None received


Boldre Parish Council: Recommends refusal. The proposal gives an undue advantage to a building previously occupied in breach of planning rules. Also, increasing its size by almost a half, it again turns a possible 'starter home' into a three bedroomed dwelling thereby reducing lower priced housing stock in the Parish. Raises concerns about the number of dwellings being created through the certificate of lawfulness route.

7. CONSULTEES

No consultations required

36

8. REPRESENTATIONS

8.1 One letter of support on the grounds that the proposed extension

and outbuilding would transform an unsightly building into something much more in keeping with its surroundings.


9.1 Use as dwelling and residential curtilage - Lawful Development Certificate for retaining an existing use (86468) approved on 26 December 2006.

9.2 Bungalow; garage - demolition of existing (91299) refused on 26

April 2007.

10. ASSESSMENT

10.1 The application site consists of a detached single-storey dwelling which has become established as a result of an unauthorised use (ref: 86468). The land slopes steeply to the rear of the property with a paddock at the bottom. The site is adjoined to either side by a two-storey detached dwelling to the northern boundary and a B&B/children's nursery to the southern boundary with the busy A337 running along the western boundary. The boundaries of the site are aligned by a mix of vegetation and fencing which offers an element of screening.

10.2 This application seeks consent for single-storey extensions to the

front (eastern) and side (southern) elevations of the dwelling, the re-roofing of the existing part of the dwelling, and a detached double garage to the south-west of the dwelling.

10.3 In terms of floorspace, there are no concerns. The dwelling is

classed as a defined small dwelling and the proposed extensions would give rise to a floorspace just under the maximum 100 sq metre limit of policy NF-H3.

10.4 With regard to design, it is considered that the extensions and

alterations to the dwelling would be of a scale, form and appearance appropriate to and in keeping with the character of the existing property. Equally, the proposed garage is also considered to be acceptable. It would be of a scale and form that appears incidental to the dwelling and appropriate to the site.

10.5 The concern of the Parish Council with respect to the fact that this

dwelling became so through a certificate of lawfulness is noted. However, the Local Plan does in principle still allow extensions and additions in these circumstances. The applicant has undertaken to remove the longstanding caravan in front of the building. The proposals would have no adverse impacts on the amenities of the adjoining properties.

37

11. RECOMMENDATION



2. No development shall take place above damp proof course level until samples or exact details of the facing and roofing materials have been submitted to and approved by the New Forest National Park Authority. Reason: To ensure an acceptable appearance of the building in accordance with policies DW-E1 and NF-H3 of the New Forest District Local Plan First Alteration.

3. The outbuilding hereby approved shall only be used for purposes incidental to the dwelling on the site and shall not form part of its main habitable accommodation. Reason: To protect the character and appearance of the countryside in accordance with policy NF-H5 of the New Forest District Local Plan First Alteration.

4. Within one month of the first use of the extension hereby permitted, the existing caravan (shown in the approved drawings and the Design and Access Statement) shall be removed from site. Reason: In accordance with the applicant's intentions and to avoid an unsightly proliferation of buildings and structures on the site, in accordance with policies NF-E1 and NF-H3 of the New Forest District Local Plan First Alteration.

38

Timbers

Cobblers' Corner

Hilden

Cottage

The Spinney

Garage

Little Latch

moor

Old Fernbrake

Ridge

Forest Corner

Foxgloves

CG

Barncroft

Ramsley

Oaklands

Furze Acre

LOW

ER S

AND

Y D

OW

N L

ANE

CORNER

40.2m

37.5m

The Hobler(PH)

BM 35.92m

BM 41.18m

COBBLERS

39.9m

25.6m

00m06

43

00m07

43

430600m

430700m

00m929

93

00m949

99200m

93

99400m

Date: 02:10:07

2007

Item: 9

SCALE: 1:1250

Ref: 07/91934/FULL



Tel: 01590 646600Fax: 01590 646666

39

Planning Development Control Committee - 16 October 2007 Report Item 10 Application No: 07/91952/FULL Full Application Site: The Wards, Forest Road, Burley BH24 4DQ

Proposal: House; demolition of existing house (Amended Plans)

Applicant: Mr & Mrs Brinton

Case Officer: Liz Young

Parish: BURLEY




Conservation Area


DW-E23 New development in Conservation Areas (page 70) DW-E37 Sites of Special Scientific Interest (SSSIs) (page 79) NF-H3 Extensions to dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received


Burley Parish Council: Recommends refusal. Overdevelopment. Would involve the loss of an original forest cottage.

7. CONSULTEES

7.1 Environmental Design - Design: Recommend approval with conditions relating to external treatment. The loss of a building that typifies the New Forest is noted. However, the replacement dwelling is presented as a "forest" cottage similar in scale, proportion and form, albeit extended to the rear. Subject to materials and details it would be difficult to resist.

40

7.2 Natural England: No objection subject to conditions in relation to

storage of machinery and materials during construction, ensuring the access is not improved and minimising any harm to the adjacent SSSI.

8. REPRESENTATIONS

None received.


None.

10. ASSESSMENT

10.1 The Wards is an attractive and traditionally modest forest cottage located in a rural and prominent setting immediately adjacent to the open forest. The property is not directly adjoined by any neighbouring properties and backs onto woodland to the south west. A cluster of outbuildings adjoin the north east (front) boundary of the curtilage and comprise a detached brick and slate structure and a couple of modest wooden sheds. The front boundary is enclosed by a low picket fence with limited screening, making the existing property a fairly prominent feature in the locality. The dwelling is within the Burley Conservation Area and fronts on to open forest (SSSI / SPA / SAC / Ramsar site).

10.2 Consent is sought to replace the existing property. The

replacement dwelling would be of a similar character, incorporating similar proportions and fenestration. It would, however, in terms of overall size, be larger than the existing. Additional floorspace would be provided within a rear projecting wing and a single store side extension.

10.3 Whilst it is acknowledged that the loss of the existing building is

regrettable, it is not of listable quality and the proposed replacement dwelling would appear similar in terms of scale, proportion and form. The traditional outbuildings and boundary treatment would be retained, ensuring the character of the site remains intact.

10.4 Amended plans (reducing the extent of the rear projection) have

addressed initial concerns relating to floorspace and the development now proposed would increase the floorspace of the original property by 26%. The proposed development would therefore comply with the requirements of policy NF-H4 of the Local Plan.

10.5 The dwelling would not give rise to any unacceptable impacts on

the amenities of near neighbours, and would not directly impact on the adjacent open forest.

41

11. RECOMMENDATION



2. No development shall take place above damp proof course level until samples or exact details of the facing and roofing materials have been submitted to and approved by the New Forest National Park Authority. Reason: To ensure an acceptable appearance of the building in accordance with policies DW-E1 and DW-E23 of the New Forest District Local Plan First Alteration.

3. Before development commences, a sample panel of brickwork showing the brick, bond, mortar and joint details shall be made available on site for the inspection and approval by the New Forest National Park Authority. Development shall only take place in accordance with those details that have been approved. Reason: To protect the character and appearance of the Burley Conservation Area in accordance with policy DW-E23 of the New Forest District Local Plan First Alteration.

4. Before development commences, the following details shall be submitted to, and approved by the New Forest National Park Authority. a) Typical joinery details including window and doors. b) Full details of eaves and verge Development shall only take place in accordance with those details which have been approved. Reason: To protect the character and appearance of the Burley Conservation Area in accordance with Policy DW-E23 of the adopted New Forest District Local Plan First Alteration.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any re-enactment of that Order) no extension (or alterations) otherwise approved by Classes A, B or C of Part 1 of Schedule 2 to the Order, garage or other outbuilding otherwise approved by Class E of Part 1 of Schedule 2 to the Order shall be erected or carried out without express planning permission first having been granted.

42

Reason: To ensure the dwelling remains of a size which is appropriate to its location within the countryside and to comply with policies NF-H4 and NF-H3 of the New Forest District Local Plan First Alteration.

Informative(s): 1. Please note that this decision is based upon amended plans

received by the Authority on 3 September 2007. 2. Before any work commences, Natural England will require

confirmation from the Environment Agency that the capacity and efficiency of the soakaways and existing septic tank are adequate for the new dwelling.

3. It is a requirement that the applicant should carry out operations in

such a way as to give rise to as little damage as reasonably practical to the SSSI, including restricting vehicle movements within the SSSI to a minimum. This is required to protect the verges outside the property which are features of interest.

43

Farm

Manor

The Wards

Cattle

Grid

Ward's

Plantation

BM 49.35m

Pond

FOREST ROAD

FB

48.5m

51.5m

00m14

42

00m15

42

421400m

42 1500m

00m4010

41

00m4210

104000m

41

104200m

Date: 02:10:07

2007

Item: 10

SCALE: 1:1250

Ref: 07/91952/FULL



Tel: 01590 646600Fax: 01590 646666

44

Planning Development Control Committee - 16 October 2007 Report Item 11 Application No: 07/91987/FULL Full Application Site: Tiptoe Primary School, Wootton Road, Hordle

Proposal: Extension to form library; car park extension

Applicant: Mr F Schooling, Hampshire County Council


Parish: HORDLE






DW-E1 General development criteria (page 57) DW-T9 New car parking provision on development sites and elsewhere (page 102) NF-P2 Schools outside the defined New Forest villages (page 173) NF-E5 Design of new development in the New Forest (page 140)

5. MEMBER COMMENTS

None received


Hordle Parish Council: Recommends refusal. Uncertain as to whether the extension is viable for the school. It may exacerbate the already existing, acute parking problem at the site. A proper drop-off point would be recommended. Perpetually extending the school's footprint, without bringing in extra land, is not recommended.

7. CONSULTEES

7.1 Highway Authority (HCC): No highway objections. 8. REPRESENTATIONS

None.

45


9.1 Addition of front porch & rear extension to form classroom (50208) Granted 15 July 1992

9.2 New school hall and entrance porch (58334) Granted 18 March

1996 9.3 Extension to existing school with staff room in roof space (61621)

Granted 18 July 1997

10. ASSESSMENT

10.1 Tiptoe Primary School comprises an elongated school building with playground in front, playing field behind and a car parking area to the north-western side. The site frontage is screened by mature trees.

10.2 Consent is sought for a single storey side extension to enable the provision of a library, and a car park extension to compensate that lost due to the extension.

10.3 The applicant (Hampshire County Council) states that the school currently does not have a room for a library, which is part of the School Improvement Plan. The proposal is to convert an existing classroom to a library, whilst the extension would provide a replacement classroom plus associated toilets. The extension would have a pyramid-type roof with materials to match the existing, and a flat-roofed link to the main building. The car park extension would provide 5 replacement parking spaces.

10.4 Policy NF-P2 of the Local Plan relates to schools in the countryside, and states that extensions should serve the needs of the local community, be necessary to upgrade existing facilities and not lead to an intensification of the use of the site or materially increase the impacts on the New Forest.

10.5 Although the Parish Council raises some concerns, particularly about potential intensification of use of the site, the intention would be to improve facilities rather than increase the school roll. The car park extension would not involve a net increase in parking spaces. The proposal would therefore comply with policy NF-P2.

10.6 In terms of design and appearance, the extension would comprise a modest and appropriately designed addition to the school building. It would further elongate the building, yet would be sited where a temporary building was previously located. It is considered to be in keeping with the main building and the school site as a whole.

46

10.7 With respect to the car park extension, this would take up a

grassed area at the edge of the playing field, but which is not in itself part of any formal sports pitch. It would be acceptable bearing in mind the negligible wider impacts. The Highway Authority raises no objection, and although the Parish Council would like to see a proper drop off point, this is not within the remit of the current application.

10.8 There would be no unacceptable impacts on the residential amenities of near neighbours.

11. RECOMMENDATION



2. The external facing materials shall match those used on the existing building. Reason: To ensure an acceptable appearance of the building in accordance with policy DW-E1 of the New Forest District Local Plan First Alteration.

47

Spinaway

Melrose

Cottage

Cob

Cottage

Sunny

side

Cottage

Heath

CottageRainbow

Heather Rise

Bailey Croft

Iona

Wav

erley

Cottag

e

County Primary

Tiptoe

School

El

Sub Sta

DANEHURST NEW

ROAD

LB

53.0m

Cottag

e

Providence

Divine

Mepal

Yaverland

HoburniaGarage

1

22

12

2

Thist

ledow

n

Coulsd

onHillcre

st

Romanston

Hilstan

The

Poplars

Plough

Lodge

Old Beams

Nestledown

PO

00m55

42

00m56

42

425500m

425600m

00m789

79

00m809

97800m

79

98000m

Date: 02:10:07

2007

Item: 11

SCALE: 1:1250

Ref: 07/91987/FULL



Tel: 01590 646600Fax: 01590 646666

48

Planning Development Control Committee - 16 October 2007 Report Item 12 Application No: 07/92016/FULL Full Application Site: Hope Cottage, Bashley Road, New Milton BH25 5RY Proposal: Dwelling; demolition of existing dwelling

Applicant: Mr Legge, Burry & Knight


Parish: NEW MILTON






DW-E1 General development criteria (page 57) NF-E1 Control of development (in the New Forest) (page 135) NF-E5 Design of new development in the New Forest (page 140) NF-H4 Replacement dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received


New Milton Town Council: Recommend refusal; poor design.

7. CONSULTEES

7.1 Environmental Design - Design: Recommends approval subject to conditions to cover external materials and finishes. The format of the proposal is two masses, one in traditional brick and tile, the other slate over horizontal timber cladding. They abut in a 'double pile' format. Both elements are low, and the depth of spans employed are modest. The development retains elements of outbuilding and the external landscape / approach has been simplified. In summary, the scheme includes sustainable design elements and a combination of traditional elements / materials with a contemporary interpretation.

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8. REPRESENTATIONS

None received. 9. RELEVANT HISTORY:

9.1 Dwelling; demolition of existing (91331) refused on 30 April 2007

10. ASSESSMENT

10.1 Hope Cottage is, with the exception of some of the changes to the fenestration to the rear, an attractive 19th century cottage set close to Bashley Road. The dwelling shares its access with that of the adjacent agricultural land, which comprises a cluster of barns, stables and outbuildings backing onto grazing land to the north-east. The south-east and north-west boundaries are adjoined by domestic properties. The boundary with the road is well screened by mature hedgerow and a tall, close board fence encloses the main access point.

10.2 Consent is sought to replace the existing dwelling with a single storey property incorporating sustainable elements into its design. The structure would principally incorporate two elements: the front (northern) element would comprise a steeply pitched roof with a limited number of window openings. This part of the building would be constructed from facing brick work. The rear (southern) element would be smaller in plan form and height with a shallow roof pitch. It would be clad in timber with the majority of its length comprising glazing. The roof of both elements of the dwelling would be constructed from slate, with the front element incorporating evacuated tubes for solar heating on its southern aspect. Rooflights would provide additional illumination.

10.3 A degree of landscaping is also proposed; the roadside hedge would be trimmed and thickened, the existing well (currently partially obscured by the existing dwelling) would be restored as a garden feature, a tarmac surface is proposed on the entrance and the curtilage would be extended onto the agricultural yard immediately adjacent (through removing existing means of enclosure and laying down gravel surface for parking along with grassed areas). The agricultural outbuildings would all be retained, with the two small buildings close to the access being utilised for the storage of bicycles.

10.4 This proposal follows an application for an identical replacement dwelling which was only refused on the grounds that the development proposed would result in a substantial extension of domestic curtilage onto what is currently agricultural land contrary to policies NF-H1 and NF-E1 of the adopted Local Plan. This aspect of the previous proposal has not been included in this current submission and the domestic curtilage indicated on the submitted plans is an acceptable representation of the arrangement which currently exists on the site.

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10.5 No other concerns were raised at the time the application was submitted. The principle of replacing the existing dwelling was considered appropriate, whilst the siting would overlap part of the existing but provide some additional distance from the road.

10.6 In design terms, the dwelling would essentially be low key and of modest scale due to its arrangement in a "double pile" format. The development, whilst largely contemporary, would retain elements of outbuilding and would therefore be appropriate in this context. The structure itself would therefore not be harmful to the character of its surroundings. Although the Parish Council raises an objection on design grounds, the Environmental Design team provides a favourable response and recommends approval.

10.7 The proposed development would not have any unacceptable impacts on the amenities of nearby properties and would result in an appropriate floorspace increase (24%) in comparison with existing dwelling.

11. RECOMMENDATION



2. No development shall take place above damp proof course level until samples or exact details of the facing and roofing materials have been submitted to and approved by the New Forest National Park Authority. Reason: To ensure an acceptable appearance of the building in accordance with policy NF-H4 of the New Forest District Local Plan First Alteration.

3. Before development commences, the following details shall besubmitted to, and approved by the New Forest National Park Authority. a) Typical joinery details including window/doors, eaves, verge, soffit and bargeboards. Development shall only take place in accordance with those details which have been approved. Reason: To ensure the proposed development would have an acceptable character and appearance and to comply with Policy NF-H4 of the adopted New Forest District Local Plan, First Alteration.

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4. Notwithstanding the provisions of the Town and Country Planning

(General Permitted Development) Order 1995 (or any re-enactment of that Order) no extension (or alterations) otherwise approved by Classes A, B or C of Part 1 of Schedule 2 to the Order, garage or other outbuilding otherwise approved by Class E of Part 1 of Schedule 2 to the Order, shall be erected or carried out without express planning permission first having been granted. Reason: To ensure the dwelling remains of a size which is appropriate to its location within the countryside and to comply with policy NF-H4 of the New Forest District Local Plan First Alteration.

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Three Jays

Tynings

Hope Cottage

Wayside

Nursery

Timbers

Tall

Paddock View

Northacre

Nursery

Cricket Ground

B 3058

Pine Cottage

Shamrock

Cottage

Litchfield

The Rise

Gannaway

Cottage

Cottage

Cherry

dene

Rose

Cottag

e

2

1

RO

ADBASH

LEY

MARK'S LANE

52.4m

Cricket Ground

00m42

42

00m43

42

42 4200m

424300m

00m689

69

00m709

96800m

69

97000m

Date: 02:10:07

2007

Item: 12

SCALE: 1:1250

Ref: 07/92016/FULL



Tel: 01590 646600Fax: 01590 646666

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Planning Development Control Committee - 16 October 2007 Report Item 13 Application No: 07/92028/FULL Full Application Site: Knowle Lodge, Forest Park Road, Brockenhurst, SO42 7SW

Proposal: Two storey side extension; conservatory

Applicant: Mrs L Milner


Parish: BROCKENHURST




Defined New Forest Village


DW-E11 Areas of Special Character (page 63) NF-H3 Extensions to dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received


Brockenhurst Parish Council: Recommend permission; will enhance the property and would not detract from the character of the surroundings.

7. CONSULTEES

No consultations required 8. REPRESENTATIONS None received. 9. RELEVANT HISTORY:

Detached dwelling (part demolition of Knowle Lodge) (81189) approved on 1 June 2004

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10. ASSESSMENT

10.1 Knowle Lodge is a large, semi-detached dwelling located within an Area of Special Character and within the defined village of Brockenhurst. Forest Park Road itself is a gravel track which surrounds the grounds of the Forest Park Hotel. The majority of neighbouring properties are detached and set within spacious, mature plots on fairly flat ground. The property to the north east of the development site, Easton House, was a more recent addition, and lies within a slightly larger plot. This development involved the partial demolition of Knowle Lodge in order to accommodate the new dwelling and to provide a more spacious layout.

10.2 Consent is now sought to provide a two storey addition to the side of the property and to add a conservatory to the rear. The extension would accommodate a kitchen and lobby / utility room with a bedroom and bathroom over. The conservatory would adjoin the existing dining room and would have a fully hipped roof with a pitch to match that on the main dwelling. The fenestration and external materials would also match those on the existing property.

10.3 The introduction of a first floor bay window at a distance of less than 5m from the boundary with the neighbouring property, Easton House would result in an unacceptable level of overlooking towards their rear garden. This aspect of the proposal would be contrary to Policy DW-E1 of the adopted Local Plan.

10.4 Whilst the proposed extension would be of a considerable scale and would be fully visible from Forest Park Road, it would be of an appropriate scale and form and would reflect the character and appearance of the existing dwelling. In terms of overall footprint it would reflect that of the adjoining property, Bramcote House and it would not detract from the spacious layout of the locality.

11. RECOMMENDATION

Refuse Reason(s)

1. The proposed first floor window to the rear elevation of the proposed extension would, by virtue of its orientation and proximity to the neighbouring property, unacceptably increase the level of overlooking, which would be detrimental to the enjoyment of the occupiers of Easton House. The development would therefore be contrary to Policy DW-E1 of the adopted New Forest District Local Plan First Alteration.

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Meadow End

Cottage

Corner

House

Bauhinia

Rothbury

Redwood

The Graces

Little Lawns

Stoney Lodge

Timbertop

Place

Rademon

Darroch

Forest Park House

Greenacres

Ashdowne

Papillon

Broad Oak

Whistlers

House

Farne

Forest

Grove

The Homestead

Forest Park

PARKFOREST

House

Harwood

GridCattle

Fallow Close

House

Armstrong

Woodbridge

Kent's Croft

24

16

Drain

ARMSTRONG

ROAD

Forest Park

Hotel

Keith Lodge

The Old Vicarage

4

Knowle LodgeThe Barn House

6

Easton House

Conifer

HouseBram

cote

Cottage

BM 18.56m

ROAD

15.8m

Sub Sta

El

Butts Mead

Cleemont

CattleGrid00m

9242

9300m

9442

429200m

93

429400m

00m2410

25

00m2610

102400m

25

102600m

Date: 02:10:07

2007

Item: 13

SCALE: 1:1250

Ref: 07/92028/FULL



Tel: 01590 646600Fax: 01590 646666

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planning development control committee - 16 october 2007

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