Planning Application submitted for a new house extension and garage conversion in the heart of the Llandrindod Wells Conservation Area.

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En-Plan: Planing & Architecture formulated a householder planning application that was subsequently submitted to Powys County Council for a single-storey side extension and the conversion of the existing garage to habitable accommodation.  A new access is proposed to the rear of the property and additional parking for two vehicles is proposed to compensate for the loss of the parking to the side. 

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The application site is within the Town Council and development boundary of Llandrindod Wells. Llandrindod Wells is identified as a town by the Powys Local Development Plan (LDP (2018)). The site also falls within Llandrindod Wells Conservation Area and Article 4 Direction. The dwelling faces the rear of, and currently
shares an access with, the Commodore Hotel to the north, with the Pavillion to the rear and south of the dwelling. The dwelling is situated along a row 4 residential properties. The Holy Trinity Church is located further to the east. Consent is sought for the erection of a side extension, conversion of the existing garage
to residential accommodation, and the creation of a new vehicular access with parking. The proposed side extension will measure approximately 4.28 metres in width from the existing dwelling, and a depth of 6.59 metres in depth, set back 1.5 metres from the front elevation. It will measure approximately 3.77 metres in total height, and 2.4 metres to the eaves, set down 0.29 metres from the principal elevations roof.

LDP Policy H7 encourages additional residential development to be provided as extensions to existing dwellings and where this is not possible, it requires the buildings to be grouped with and subordinate to the main dwelling. Planning Policy Wales further emphasises that extensions to dwellings should be well designed. Policy DM13 states that proposals will be acceptable only where they complement or enhance the character of the existing building in terms of its height, proportion, scale, roof pitches, gable features, materials and fenestration, whilst avoiding any unacceptable loss of parking or adverse impact upon neighbouring properties. This application relates to the erection of a side extension, and the creation of a vehicular access with associated laying of hardstanding for parking. It is considered that given the size of the proposed extension and the size existing dwelling, the proposed extension would provide a larger living space to the existing dwelling. Therefore, the proposal to provide a single-storey side extension, construction of vehicular access and laying of hardstanding for parking is considered to be acceptable and fundamentally complies with LDP policy H7.

The application site is located within Llandrindod Wells Article 4 Direction boundary. The Article 4 Direction in Llandrindod Wells removes permitted development rights for the enlargement, improvement or other alteration of a dwellinghouse being development comprised within Class A of Part 1 and not being development comprised within any other Class, with the provision within the curtilage of a dwellinghouse of an area of hard surface for the parking of vehicles incidental to the enjoyment of the dwellinghouse being development comprised within Class F of Part 1 and not being development comprised within any other Class where the development would be visible rom a highway (including a footpath used by members of the public) or a public space.

Policy DM13 of the Powys LDP seeks to ensure that development is designed to complements and/or enhance the character of the surrounding area in terms of siting, appearance, integration, scale, height, massing and design detail. The existing dwelling is a detached bungalow finished in brick under a tiled roof with timber windows and doors. The extension consists of a continuous extension of the rear roof plane, with matching roof tiles, with the front roof plane set down by approximately 0.29 metres from the existing. The extension will be finished in white render. It is considered that the proposed building is appropriate in design, remaining
subservient to the existing dwelling and utilising materials which complement that of the existing dwelling. In light of the above it is considered that the proposed development complies with the relevant planning policy.

Consideration has also been given to the impact the proposed development will have upon neighbouring properties. Powys County Council's SPG Residential Design Guide (2020) states that developments should not impinge upon the privacy and daylight of neighbouring dwellings. The proposed development is not considered to offer any additional impact upon the loss of daylight or loss of privacy to any dwellings. In light of the above, it is therefore considered that the proposed development fundamentally complies with the relevant planning policy. It is therefore considered that the proposal complies with the provisions of Powys Local Development Plan (2018) Policy DM13 and Powys Residential Design Guide SPG
(2020).

A safe access, parking and visibility splays are a fundamental requirement of any development (LDP: DM13, Part 10). The application seeks consent for the construction of a new vehicular access to the rear of the property, together with the laying of hardstanding for the parking of vehicles. Concerns have been raised over whether the proposed access would be safe. The Highway Authority have been consulted on the application and have confirmed that they have no objections to the application. In light of the above, it is considered that the proposed development complies with the relevant planning policies. The submitted block plans demonstrated that highways and access issues were not affected.

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires that 'In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it
possesses'. The Barnwell Manor case the Court of Appeal made it clear that in enacting Powys County Council s.66 (1), Parliament had intended that the desirability of preserving the settings of listed buildings should not simply be given careful consideration by the decision-maker for the purpose of deciding whether there would be. In light of the above and subject to the recommended conditions it is therefore considered that the proposed development fundamentally complies with relevant planning policy. In light of the above, it is considered that the proposed application would not result in an unacceptable impact upon the property and its neighbours, and is therefore considered to be acceptable and in accordance with relevant planning policies. The recommendation is therefore one of conditional consent. En-Plan produced a Heritage Statement to accompany the planning application to demonstarte how the propsoed extension preseerved teh chaarctewr and setting fo the Conservation Area.

 

The application progressed through the planning process without any issues in terms of design, however, the County Ecologist identified the presence of bats in  the area and a s such a preliminary roost assessment twas required and which En-Plan sore doubt without any undue hold ups in the process.  No bats were found at the property and the inclusion of ecological enhancement s in the form of bird boxes and an external bat roost at eaves level was agreed with the Local Planning Authority, and planing permission subsequently granted.

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.

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