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Reference number: R14/0860 Site address: Lessingham House, Birdingbury Road, Leamington Hastings Description: Two storey side extension, porch to rear and internal alterations Case Officer Name & Number: Alice Cosnett – 01788 533489 Site Description Lessingham House is a Grade II listed building which is sited within the Leamington Hastings Village Boundary. The dwelling is located within a site some 2.6 acres in area, formed of both garden and agricultural land. Being sited on the edge of the village of Leamington Hastings, it looks out over agricultural fields to its southeast. The dwelling is accessed by a gravel driveway which extends of Birdingbury Road. Trees covered by a Tree Preservation Order are sited within the application site. Proposal Description Planning permission is sought for the erection of a two storey side extension, porch to its rear and internal alterations. Relevant Planning History None relevant Technical Consultation Responses English Heritage – no objection WCC Ecology – no objection subject to condition and informatives Third Party Responses Councillors – none received Parish Council – none received Neighbours – none received Relevant Planning Policies and Guidance Core Strategy CS1 Development Strategy CS2 Parish Plans CS16 Sustainable Design Saved Local Plan Policies E6 Biodiversity T5 Parking Facilities Other Documents Planning Obligations SPD Sustainable Design and Construction SPD National Policy National Planning Policy Framework (NPPF) Assessment of Proposals Report Sheet In the assessment of this application, the determining factors are the impact of the proposed development on the character and appearance of the Grade II listed building and on the qualities, character and amenity of the area and Leamington Hastings Conservation Area, impact on the amenity of neighbouring properties, impact on protected species, trees and highway safety. Impact on the Grade II listed building, Conservation Area and qualities, character and amenity of the area Part 7 of the NPPF (Requiring Good Design) emphasises the importance of good design and Part 12 emphasises the importance of sustaining and enhancing the significance of heritage assets. Policy CS16 states that development will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated and that new development should seek to complement and enhance the historic environment. The Supporting Statement submitted with the application provides evidence to show that the proposed extension will sit on the footprint of the previous servant’s wing, part of which was removed between 1555 and 1961. The gable end, that is to be partially removed, is not original and was built when the previous wing was reduced in size. The statement goes onto state that the proposed extension has been carefully designed in order to ensure minimal alteration or loss of original historic fabric to therefore have no significant effect on the areas of historical importance. It states that the proposed extension is justified because it reinstates the previously lost servant’s wing and allows Lessingham House to evolve into a family home better suited for 21st century living. It states that the extension will be built with reclaimed Imperial bricks, from the site where possible (i.e. from the gable end to be removed), to match existing with slate and painted timber windows to match the existing roofing materials and windows. English Heritage have been consulted on the application and have raised no objection. It is agreed that the extension has been carefully designed so as to minimise its impact on the both the historic fabric and character of the Grade II listed building. The width, depth and ridge height of the extension reflect those of the servant’s wing previously sited in the same location as the proposed extension. Part of the gable wall will be retained so that the building’s history can still be ‘read’ and the fenestration detailing and use of materials sympathetically reflect those of the existing, historic building. Subject to appropriate conditions, to ensure the submission of large scale details for the new windows and material samples, it is considered that the proposed extension will cause less than substantial harm to this heritage asset. The addition of the lean-to porch is considered to be appropriate, as are the internal alterations proposed. The loss of historic fabric that they cause is minimal and is considered to be justified when having regard to the contents of the Supporting Statement. It is therefore considered that the proposed alterations will have an acceptable impact on the Grade II listed building, Conservation Area and wider area in general. The development represents good quality design and as such accords with the contents of the NPPF and Policy CS16 of the Core Strategy. Impact upon the amenity of neighbouring properties Paragraph 17 of the NPPF states that planning should always seek a good standard of amenity for all existing and future occupants of land and buildings and Policy CS16 states that development should ensure that the amenities of existing and future neighbouring occupiers are safeguarded. Due to the separation distances between the proposed extensions and nearest residential dwellings, it is not considered that the proposal will have an adverse impact on neighbouring amenity in accordance with the NPPF and Policy CS16. Impact on protected species Part 11 of the NPPF (Conserving and Enhancing the Natural Environment) states that the planning system should contribute to and enhance the natural and local environment by minimising impacts on Report Sheet biodiversity, among other things. In addition, Saved Local Plan Policy E6 states that the Borough Council will seek to safeguard, maintain and enhance features of ecological and geological importance. A bat survey was submitted with the application which County Ecology have been consulted on. The survey presented no evidence of bats either inside or outside the building and as such, no objection is raised to the proposal subject to the attachment of informatives and a condition relating to amphibians. It is therefore considered that the proposed development has an acceptable impact on biodiversity in accordance with the NPPF and Saved Local Plan Policy E6. Impact on parking and highway safety Saved Local Plan Policy T5 states that planning permission will only be granted for development which incorporates satisfactory parking facilities. Furthermore, the Planning Obligations SPD details parking standards which should be provided for various types of development. As a result of the proposed extension, the dwelling will increase from a 4 to 5-bed unit. Whilst not providing parking standards for 5-bed units, the Council’s parking standards state that 3 spaces should be provided per 4-bed unit. Given that there is a large area of hardstanding to the front of the dwelling of sufficient dimensions to park in excess of 4 cars, it is considered that an acceptable level of off-street parking is provided. The development therefore complies with the contents of Saved Local Plan Policy T5 and the contents of the Planning Obligations SPD. Impact on trees A Tree Report has been submitted with the application which the Council’s Tree Officer has been consulted on. No objection is raised subject to a condition which requires the planting of a replacement tree. Subject to this condition, it is not considered that the development will cause significant harm to the visual amenity of the area through the loss of protected trees. Recommendation: Approve subject to appropriate conditions. Report prepared by: Alice Cosnett 9.1.2014 Report Sheet