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REF: R12/2043
Kirby Gate, Main Street, Monks Kirby, Rugby, CV23 0QX
Retrospective application for loft conversion incorporating 4 dormer windows to rear and rooflights to
front
Relevant History
1107/14: Conversion of farm building to provide dwelling – Approved.
Technical Consultees
WCC Ecology – No objection but recommend condition regarding bat and owl boxes.
Third Party Responses
Neighbours:
2 Main Street – No objection. It is not intrusive and seems a necessary change to accommodate the
family’s needs.
Monks Kirby Parish Council – Object. The application goes against Rugby Borough Council’s own
Conservation Area Appraisal August 2010 which confirmed the Village Design Statement with regard to
sightlines into the village and rising roof lines. The dormer windows are not to the rear of the property
from the street scene perspective.
Other Relevant Information
The property is a detached building located within the Monks Kirby village boundary and conservation
area. The application is retrospective and the works have been substantially completed. The finish has not
yet been applied to the window frames.
Relevant Planning Policies and Guidance
CS2 Parish Plans
CS16 Sustainable Design and Construction
E6
Biodiversity
NPPF
Monks Kirby Parish Plan and VDS
Sustainable Design and Construction SPD
Monks Kirby Conservation Area Appraisal
Complies
Complies
Complies
Complies
Complies
Complies
Complies
Determining Considerations
The main issues concerning this application are the impacts of the proposal upon visual and residential
amenities and the conservation area.
The property is a former farm building that was originally converted in the early 1970s. Plans with the
original application described the building to be a proposed bungalow. At the time of its conversion two
extensions were added onto the property. Since then there have been further additions including a porch
style area and conservatory. A flat roofed double garage is situated to the front of the building. The
majority of the windows of the dwelling are UPVC.
With the alterations already carried out on the property, the dwelling does not appear as a traditional barn
conversion. The additions are of a modern style and give the building a more conventional appearance.
An objection has been raised by Monks Kirby Parish Council, who consider the development is against
the Council’s Conservation Area Appraisal of the village, which confirmed the Village Design Statement.
Report Sheet
The impact of the dormer windows on the conservation area and visual appearance of the locality has
been examined carefully. On the approach to Monks Kirby from Street Ashton St Edith’s church is the
main focal point. There is a section of road near to Kirby Gate where the dormers are more visible and
can be seen in context with the Church, however the Church retains its dominance. Subject to a condition
requiring further details of the colour finish of the dormer frames, it is not considered that the dormers
would be a harmful visual intrusion into the streetscene or adversely affect sightlines into the village or
the character of the conservation area. The Village Design Statement refers to an interesting pattern of
rising rooflines. The rooflines described are still evident and consist of other buildings in addition to
Kirby Gate. The dormer windows, although an addition to the roof, are not considered to compromise this
feature.
The Parish have also commented that the dormer windows are not to the rear of the property from a
streetscene perspective. Notwithstanding this it is considered that the description of the application is
sufficiently accurate and is not misleading.
The dormer windows are not considered to be significantly harmful to the character of the building or the
visual amenities of the wider area.
The dormer windows would not overlook any private amenity areas or dwellings and are not considered
harmful to residential amenities.
WCC Ecology have made no objection to the proposal subject to a condition requiring a scheme for bat
boxes to be provided within 6 months.
Overall the impact of the proposal upon the visual appearance of the locality and the conservation area is
considered acceptable and also would not be harmful to residential amenities.
Recommendation
The proposal is recommended for approval.
Report prepared by: M Needham 1st February 2013
Report Sheet