Via http://planning.cornwall.gov.uk:8181/rpp/showimage.asp?j=PA14/02720&inde... [using OCR - please check original]

Land at 14 Steamers Hill, Angarrack, Hayle, Cornwall, TR27 5JB

Extension & Conversion of Existing Garage to Create a Self-
Contained Dwelling.

Amended Scheme

Design & Access Statement

On behalf of: Mrs Eileen Amos

12 March 2014

Prepared by:

Venton Farmhouse
Turnpike Road
Marazion
Cornwall
TR17 0DH
Tel: 01736 710760
design@thedesignandplanningstudio.co.uk

14 Steamers Hill, Angarrack - Planning & Design Statement Page 1


CONTENTS
Item Description                                                            Page No.

1.0   Introduction                                                           3.
2.0   Executive Summary                                                 3.                                                                     
3.0   The Proposals                                                         5.
4.0   The Site                                                                 5.
5.0   Planning History                                                      5.    
6.0   Design & Access Statement                                      6.                     
7.0   Planning Framework                                                 7.          
8.0   Principle of the Proposed Dwelling                              7.                             
9.0   Critical Drainage Area- Flood Risk Assessment            8.                                                
10.0 Conclusion                                                              8.
Appendices                                                           

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1.0 Introduction

1.1 This Statement has been prepared by The Design & Planning Studio on behalf of Mrs E.
      Amos of 14 Steamers Hill, Angarrack.
1.2 This Statement examines the planning policy framework for this type of development and
      provides and explanation of the design process that has influenced the proposed scheme and
      considers its impact on the surrounding.
1.3 The following documents and drawings are submitted to accompany and support the
      planning application:

     1.      Application forms and Certificate (A) under Article 7;
     2.      Plan reference: 13/0266-001 Location Plan;
     3.      Plan reference: 13/0266-002 Topographic Survey;
     4.      Plan reference: 13/0266-003 Plans & Elevations as Existing; and
     5.      Plan reference: 13/0266-004 Rev B Plans & Elevations as proposed;

2.0 Executive Summary

2.1 The application seeks detailed planning permission for an amended scheme to convert and
      extend the existing detached garage building to create a self-contained dwelling.
2.2 The Council has responded to our pre-application enquiry and in their letter dated 11th
      March 2014, the main considerations and our response to them are as follows, (the Council's
      comments in italics):

Principle
“The site is situated within the village of Angarrack which is identified within policy H6 of
the Penwith Local Plan and the site is surrounded by existing housing such that in principle
the addition of a dwelling is acceptable in principle within the village. The site is bordered
by existing housing such that it is considered to form a sustainable form of development”.

2.3 We are pleased that the Council acknowledge that the site is within a sustainable location
      as such the principle of the proposed development is supported.

Highway Safety
“One of the main reasons of concern with the development was the access arrangement.
This has now been amended in order to utilise the existing access for parking which
comprises an existing access already in use. This will provide a safer means of access and is
deemed acceptable. As part of the proposal you will need to include the new parking area
for 14 Steamers Hill as this will be lost by the proposed development. The siting of the new
parking area will be well related to the existing dwelling, in order to ensure the access is
suitable you will need to ensure that the areas around the access is cleared in order to
create a suitable visibility splay. I have discussed this with the Councils Highways Officer
and he is happy with this provided the splays provide visibility to the north-east”.

2.4 We are pleased that this issue has now been satisfied and we will incorporate the new
     parking space serving No. 14 in our amended planning application. The site layout drawing

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will also illustrate how the visibility splays can be provided.


Design and Visual Impact
“The main concern with the previous application was the size and positioning of the
dwelling on the plot in that it comprises a dwelling that took up much of the plot and
appeared cramped in this location. I note that the dwelling has been reduced in size and the
fenestration altered to reduce glazing in the north elevation to rooflights only. These
alterations give a smaller dwelling and reduce some of the bulk of the building, however the
concern in respect of the dwelling appearing cramped and out of character with the pattern
of development in the area still remain. While I appreciate that there is a mixture of age and
style properties in the area it is considered that in this instance the proposed dwelling would
take up much of the plot leaving a small amenity area to the front and side of the dwelling,
thus leading to a poor form of development”.

2.5 This is the main reason why the Council are not fully supporting of our amended scheme.
      We take issue with the opening sentence because the building exists and we are not
      introducing it into a 'cramped' site. In actual fact, given the creation of a larger plot, we are
      creating more space around the existing building and thinning the trees on the roadside
      boundary - all of which, in our view, will create a more open setting to the existing building.
      Just to reiterate, we are not proposing to extend the footprint of the existing garage building
      and only extending the eaves upwards by 1.3m.
2.6 The second part of this response relates to the impact on the character of the village. We
      take serious issue with this because quite clearly the pattern and grain of this village centre
      is very much characterised by tightly packed development of dwellings, mostly facing
      directly onto the highway with no frontage. Given the close proximity of our site to the
      village centre we feel that the Council is completely wrong in their assessment of the
      impact of our scheme on the character and appearance o the village and we will make a very
      strong case at appeal should the Council refuse our application on these grounds,

Residential Amenity
“The neighbour to the north raised concern with overlooking; the removal of the dormer
will help alleviate this concern but this window would also need to be obscure glazed to
prevent any potential future overlooking should the trees be removed to the north. The site is
a sufficient distance away from other neighbours such that it will not present any issues of
overlooking or overbearing”.

2.7 Our revised scheme clearly states that the rooflight facing the neighbour's property will have
      obscured glazing to prevent any future overlooking issues. We are pleased that the Council
      agrees that there will be no overbearing or overlooking impacts on other neighbouring
      properties.

Conclusion:
“In summary the proposed erection of a dwelling will still appear cramped on this site and
it is considered that the proposal will be out of character with the pattern of development in
the area”.

Community Engagement
“It would be advisable to contact the immediate neighbours if you are wishing to progress

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with an application in order to discuss the proposal. In addition you are advised to contact
the parish council to discuss your proposal with them, they may be able to offer advice as to
whether your scheme would be supportable by them or raise any likely objections to the
development”.

2.8 I can confirm that my client will make contact with the Parish Council and will write to the
      neighbours affected by the proposed development.

3.0 The Proposals

3.1 It is proposed that the existing garage building, which is constructed from insulated cavity
block walls, is extended to create a new first floor level with no extensions to the ground
floor.

3.2 The proposed conversion will create a well-proportioned residential dwelling with reverse
accommodation comprising 2 bedrooms and a family bathroom on the ground floor and an
open-plan living area and kitchen on the first floor.

3.3 The boundary between 14 Steamers Hill and the site naturally follows the top of the sloping
bank. The scheme provides for a single on-site parking space utilising the existing vehicular
access with adequate turning space within the plot. In addition, a separate parking space
will be created within the curtilage of No. 14 Steamers hill which will result in parked cars
being removed from the roadside near the junction.

4.0 The Site

4.1 The application site, which measures 0.02 hectares, comprises a detached garage building
with a shallow pitched roof and rendered walls. The site is located at a higher level than the
main dwelling at No. 14 which is located to the south west of the site with a domestic garden
in between.

4.2 The character of the immediate surrounding is relatively high density at this central location
of the village with a variety of building styles and situations in relation to the highway.

4.3 There are a number of mature trees on the site mostly located in the sloping bank which
separates the site from the garden below.

4.4 The site is not within a Conservation Area.

5.0 Planning History

5.1 In May of this year, Cornwall Council extended the time for the conversion of the garage to
form annexed accommodation originally approved under W1/10-0308-HP dated 4th May
2010.
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6.0 Design & Access Statement

Effect of the proposed development on other properties and people

6.1 The new dwelling will occupy the same footprint as the existing garage building. Being
some distance from neighbouring properties, we do not expect there to be significant
overbearing impacts on neighbouring properties or people. The proposal will allow for
adequate amenity space around the new dwelling.

The extent to which the development takes into account the character of the existing
building and surrounding buildings

6.2 The new dwelling will respond to the simple architectural styles of its surroundings.
External materials have been carefully selected so that the new dwelling will have a
contemporary appearance with natural slates for the roof cladding and windows and doors
having a high specification with traditional designs. The Council has acknowledged that
there is an eclectic variety of building types and styles in the area and as such, with the
absence of a standard vernacular, we believe our design will integrate successfully.

The orientation of the new development

6.3 As mentioned earlier, the proposed dwelling follows the footprint of the existing garage
building.

Overlooking or privacy issues

6.4 The proposed new dwelling is some considerable distance from nearby residential dwellings
and as such we do not expect the development to cause any significant harm to the occupiers
of neighbouring properties in terms of overlooking. By omitting the dormer window from
the north east elevation and replacing this with a rooflight with obscure glazing, our
amended scheme has satisfied the Council's initial concerns regarding potential overlooking.
The scale of the proposed development

6.5 The new first floor level is partially within the roof space. Therefore, the total increase in
ridge height is very modest.

Landscaping or boundary features

6.6 It is proposed that the existing parapet wall is retained to provide privacy and physical
boundary to the garden. A 1800mm high close-boarded fence will be located between the
new dwelling and No. 14. Some of the trees located on the sloping bank will need to be
removed to facilitate the new driveway. A lower garden area will be created in what is
currently an overgrown part of the garden to No. 14 Steamers Hill. This will help create a
sense of space around the proposed dwelling and as such, counter the Council's case that the
dwelling will appear 'cramped' within its curtilage.
Access for potential users including the young, elderly and disabled people

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6.7 The development will fully accord with the relevant parts of the Building Regulations in
respect of access for all users. Within the building, the spaces have been designed to allow
access for wheelchair users via wide corridors and door openings. In particular, there would
be level access which would meet the criteria for “lifetime homes” by providing
accommodation, space and facilities suitable for a person with a disability.

7.0 Planning Framework

7.1 The Development Plan for the area in which the application falls includes the Cornwall
Structure Plan (CSP) and the Penwith Local Plan (DLP).

7.2 The relevant policies in the CSP area:
1. Delivering Sustainable Developments
2. Character Areas, Design and Environment Protection
3. Use of Resources.
8. Housing
10. Location of Housing Developments
28. Accessibility

7.3 The relevant policies in the PLP
GD-1 Scale and Suiting of Developments
GD-2 Design and Layout of Developments
GD-5 Highways
TV-1 Focus of Development in Towns and Villages
H-2 Protection of the Built Environment
H-6 Housing in Villages
TP-12 Car Parking Provision

7.4 Other material considerations in this application are statements of the Government's
National Planning policies in the National Planning Policy Framework (NPPF) and the
Cornwall Design Divide for Residential Development.

8.0 Principle of the Proposed Dwelling

8.1 As far as the principle of residential development on the site is concerned, CSP policy 26
and paragraph 55 of the NPPF accept that new housing can be provided in villages. The
most detailed Development Plan policy is PLP Policy H-6. This policy names Angarrack as
a village where new housing is acceptable if:
. The proposal is for 1 to 2 houses;
. The site is "wholly within the village"; and
. The site does not from part of a larger underdeveloped area

8.2 The application site is clearly within a sustainable location within the village, and is well

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related to its facilities, services and public transport.

8.3 The proposal therefore follows the principles for sustainable development, especially
housing, in the NPPF whose paragraphs 14 and 55 establish the import presumption in
favour of sustainable development like this. It also accords with the principles in CSP
Policy 1.

8.4 Turning PLP Policy H-6, the proposed dwelling clearly satisfies all three parts and in
conclusion, the application is considered to be acceptable in principle.

9.0 Critical Drainage Area- Flood Risk Assessment

9.1 This assessment is required by the Environment Area as the area in which the proposed
development is located is designation as a 'Critical Drainage Area'. In these locations, it is
expected that flood risk from surface water run-off is likely to be most significant.

9.2 The application site is currently a detached garage within an area of the applicant's garden
which is used for parking. The frontage to the garage is an impervious concrete hard-
standing for parking for up to 2 vehicles and is bordered by a concrete block wall.

9.3 It is proposed that the new dwelling will benefit from parking spaces which will be
surfaced with permeable concrete block paving to act as rainwater soakaways and as such,
this change will significantly improve the current situation.

9.4 All rainwater being shed off the roof of the proposed new dwelling will discharge into on-
site soakways which will be located within the grounds of the new dwelling and as such, the
proposal will not increase the risk of flooding elsewhere in the vicinity.

10.0 Conclusion

10.1 In light of the above statement, the proposed dwelling is considered to accord with relevant
Development Plan Policies. Other material considerations do not indicate otherwise but
instead support it, especially the NPPF because of the presumption in favour of development
like this.

10.2 We believe that the proposed development is entirely concurrent with both National and
local planning policies as we have demonstrated that the development exhibits a high quality
design that will sit comfortably within the local setting. There will be no detrimental
impacts on neighbouring properties and the site is located within a sustainable location.

10.3 Consequently, our client's application seeking approval of the Detailed Planning Permission
should be granted subject to appropriate safeguarding conditions by virtue of the statutory
duty in Section 38(6) of the Planning and Compulsory Purchase Act 2004.

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