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Planning Application No: 63/2013/14075 7 Day Notice: YES 1. Site Description 1.1 Garth House is an extended detached house, located within a small group of dwellings to the east of Snaygill Industrial Estate, behind the ‘Rendezvous Hotel.’ The site is located outside the development limits of Skipton, and is to the south of the town. 1.2 The site currently consists of a stone/Yorkshire boarding built garage with hardstanding for approximately 2/3 vehicles. 2. Proposal 2.1 The proposal seeks retrospective planning permission for the retention of a detached garage/store not constructed in accordance with approved plans under planning approval 63/2012/13075 and therefore is unauthorised. 2.2 Planning permission 63/2012/13075 granted permission for the extension and alterations to an existing garage to create further garage space for a private car together with general storage space. 2.3 The retrospective permission is being sought for the following: A change from the approved external finish of the roof sheeting from blue/grey finish to a mid-green finish. A change to the external finish of the Yorkshire boarding from bright red to a dark brown. The replacement of Yorkshire boarding with traditional stone to the southern elevation above the approved garage doors (see plan 2b). The replacement of Yorkshire boarding with traditional stone to the eastern elevation above window 1 (see plan 2b). The insertion of 2no. Windows annotated as W4 & W5 (see plan 2b). The insertion of 1no. Door opening to the eastern elevation (see plan 2b). A change to the approved eaves height. Marginally larger footprint. 2.4 The siting and ridge height of the garage is largely in accordance with the original approval. 2.5 The building has been constructed from reclaimed stone and Yorkshire boarding with a plastic coated profiled metal roof sheeting in mid green. 2.6 Officers Note; Following concerns relating to the visual impact of retaining the existing roof colour (mid green), the agent has submitted details relating to the repainting of the roof to a dark green finish. 3. Planning History 3.1 63/2012/13075 – Extension and alterations to existing garage to create further garage space for a private car together with general storage space – Approved Jan 2013. 4. Planning Policy Background 4.1 The National Planning Policy Framework – March 2012 (NPPF). 4.2 Saved Policies ENV1, ENV2 & H20 of the Craven District (Outside the Yorkshire Dales National Park) Local Plan. 5. Parish/Town Council Comments 5.1 Skipton Town Council: Objection. The building style and colour are not in keeping with the local area or adjacent buildings. The size of the building constitutes over development on this site – Received 12th December 2013. 6. Consultations 6.1 NYCC Highways: Do not wish to impose restrictions – Received 22nd November 2013. 7. Representations 7.1 One letter of representation has been received. Comments have been summarised below: The proposed stain of the Yorkshire boarding should be of “aged crushed limestone”. The proposed external finish of the roof should be of a similar green to colour shown in photographs. The window in the west elevation has resulted in a building that does not reflect an agricultural building. Also the window overlooks private garden area. 8. Summary of Principal Planning Issues 8.1 Principle of development. 8.2 Impact of development upon the character and appearance of the surrounding area and adjoining open countryside. 8.3 Impact of proposal on the amenity of neighbouring properties. 8.4 Highway issues. 9. Analysis 9.1 1. Principle of development. 9.2 The original planning permission established that the principle of development on this site was acceptable as the proposed building would be situated within the residential curtilage of Garth House. It is therefore only necessary to consider the details of the retrospective planning application and the impact that the revisions may have. 9.3 2. Impact of development upon the character and appearance of the surrounding area and adjoining open countryside. 9.4 The application has been submitted following an Enforcement Investigation 1572/13 concerning the construction of a detached garage contrary to approved plans and therefore this application has been submitted for its retention. 9.5 The approved garage extension is a large structure in its own right situated within the residential curtilage of Garth House and was to have the appearance of an agricultural building. The structure, as built has a slightly larger footprint than the approved structure with additional window openings to the western and eastern elevations. Notwithstanding the slight increase in footprint and the increase in windows to the western and eastern elevations it is considered that these alterations do not materially impact on the overall building to such an extent as to cause harm that would warrant a refusal. 9.6 Furthermore, the proposal seeks permission to amend the colour of the Yorkshire boarding from a red/brown stain to a dark brown stain and to amend the colour of the roof sheeting from mid green to a dark green finish. 9.7 In terms of the Yorkshire boarding, the use of a light stain on the Yorkshire boarding has introduced an incongruous feature into the surrounding open countryside, resulting in a structure which appears prominent when viewed from public view points and as such is considered to harm the character and appearance of the surrounding rural area. Therefore, the proposed use of a darker stain to the Yorkshire board would reduce the visual impact of the building resulting in a building more in keeping with the character and appearance of the open countryside. It is therefore considered that the amended external finish is acceptable. 9.8 In terms of the external roof finish, the applicant has stated that the use of a midgreen external finish is more in keeping with the buildings rural surroundings. However, it is considered that the mid-green external finish is an unacceptable visual intrusion upon the rural surrounding. Nonetheless, following discussions with the agent, the applicant has agreed to paint the roof in a dark green finish. It is therefore considered that the proposed external finish would improve the external appearance and is therefore considered acceptable. 9.9 3. Impact of development on the amenity of neighbouring properties. 9.10 It is noted that there is a window located within the western elevation (see plan 2b) which faces across open countryside towards the Leeds & Liverpool Canal and the ‘Rendezvous Hotel. However, the separation distance of 63m is considered significant to ensure that there would be no loss of privacy or amenity to the visitors of the ‘Rendezvous Hotel’. 9.11 It is acknowledged that partial oblique views of the garden area of ‘Mayfield’ may be possible from this window. However, situated along the western boundary are a selection of trees and shrubs providing natural screening between these buildings. It is considered therefore that the retention of this window would not have an adverse impact upon the privacy or amenity of the occupiers of ‘Mayfield’. Similarly, the additional window and door opening to the eastern elevation faces towards land own by the applicant and as such does not result in any loss of privacy or amenity to neighbouring properties. 9.12 4. Highway issues. 9.13 In consideration to highway safety, it is acknowledged that the changes which have been undertaken, resulting in a marginally larger footprint, are not sufficient to result in conditions contrary to highway safety. Furthermore, NYCC Highways have been consulted and have raised no objections to the application. 10. Recommendation 10.1 That retrospective planning permission is granted for the retention of the garage subject to the following conditions. 11 Conditions 1. The development hereby permitted shall be begun not later than the expiration of three years beginning with the date of this permission. Reason: To ensure compliance with Section 91 of the Town and Country Planning Act 1990. 2. The approved plans comprise of Drawing No’s 2B & 4A and plan titled ‘Location Plan’ received by the Local Planning Authority on the 15th November 2013. The development shall be completed in accordance with the approved plans except where conditions attached to this planning permission indicate otherwise or where alternative details have been subsequently approved following an application for a non-material amendment. Reason: To specify the terms of the permission for the avoidance of doubt. 3. Notwithstanding the details on the approved plans the finished colours of the external materials shall be submitted to and agreed in writing by the Local Planning Authority and thereafter implemented in accordance with the approved scheme. Reason: In the interest of the visual amenity of the area. 4. The approved finished colours of the external materials shall be implemented within 12 months from the date of this permission and shall be maintained at alltime thereafter. Reason: In the interest of the visual amenity of the area. 5. Notwithstanding the provisions of the Town and Country (General Permitted Development) 1995 (or any Order revoking and re-enacting that Order), the proposed garage shall be retained solely for the housing of private motor vehicles or storage associated with the main building (Garth House). In particular it shall not be used for any other domestic, trade or business purposes without the prior written permission of the Local Planning Authority. Reason: To safeguard residential amenity to provide satisfactory off-street parking facilities in the interests of highway safety. Informative: The existing Public Right(s) of Way on the site must be protected and kept clear of any obstruction until such time as an alternative route has been provided and confirmed under an Order made under the Town and Country Planning Act 1990. Applicants are advised to contact the County Council’s Access and Public Rights of Way Manager at County Hall, Northallerton on 0845 8 727374 to obtain up-to-date information regarding the line of the route of the way. The applicant should discuss with the Highway Authority any proposals for altering the route. Statement of Positive Engagement: In dealing with this application Craven District Council has sought to approach the decision making process in a positive way, in accordance with the requirements of paragraphs 186 and 187 of the NPPF. In particular the Council has: engaged in pre-application discussions