Planning Applications - Hyndburn Borough Council

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THE FOLLOWING APPLICATIONS ARE RECOMMENDED FOR REFUSAL (Cat A) 11/07/0186 Browfield Farm Back Lane Baxenden Accrington BB5 2RE Raise roof level to side extension and erection of porch to rear to form new dwelling P Ashburner This application was originally on the agenda for the Committee meeting on the 18 th July 2007 but, at the request of the applicant, was deferred. The applicant has now requested that the application be considered by the committee. The application was previously reported as set out below. Additional information submitted subsequently is set out at the end of the original report. Site description and locality The application relates to a detached farm house on the western side Back Lane in Baxenden. The house is located alongside the road (Back Lane) and the surrounding area is rural in nature, with the poultry farm, with its own dedicated dwelling, immediately across the road from the site. The property’s immediate residential neighbours are located on raised land to the north-west and also down a steep slope to the west where Greengates Cottage, Browfield Cottage and Baxenden Fold are located. All these properties are located outside the urban area and within the greenbelt. Details of proposal The proposed porch extension is located at the rear of the former “granny flat” and the proposal also involves raising the roof of the existing side extension on the north-eastern end of the property, to create a second floor. The proposed development intends to enlarge the existing granny flat to create a three bedroomed house to be used as a home for the applicant’s daughter and son-in-law in the event of their having to vacate the house attached to the adjoining poultry farm. Planning history 11/82/0195 Retention of re-built shippon and use as granny flat. A/C 11.10.82 Consultations No response from neighbour consultations. Relevant policies Hyndburn Borough Local Plan: Policy E10- Development policies Policy S1- Greenbelt policies. Appendix One: Conversion of buildings in the countryside Joint Lancashire Structure Plan: Policy 12 – Housing provision Policy 1 Development Framework Policy 6 Green belts 62
SPG New Residential developments in the Borough Observations Planning permission was originally granted in 1982 (11/82/0195) to use this part of the main dwelling as a ‘granny’ flat. Condition 3 of that permission states clearly, “The residential accommodation hereby approved shall only be used as a ‘granny’ flat annex to the existing farm house dwelling and shall not be used as a separate unit of accommodation.” The reason for this original grant of planning permission was to allow minimum accommodation in order to meet the applicant’s specific family circumstances pertaining at the time. The property provided a home for elderly relatives who required some element of family care or support and as such the proposal complied with policy. This current application was originally submitted simply as an extension to the dwelling but the internal layout of the extended building was in effect a completely separate, two-storey, threebedroomed dwelling. The applicant has made slight amendments to the internal layout to introduce a door through to an adjoining garage. However the development as shown on the submitted plans would still form a separate unit of accommodation and the applicant confirms that it would be used as accommodation for his daughter and son-in-law. As such the application needs to be assessed against the Council’s policies on housing provision. The creation of a separate dwelling conflicts with the original condition attached to the planning permission. In addition, the proposed development is located within the greenbelt, development of this type within the green belt is restricted to buildings for agriculture, forestry, outdoor sport or recreation. The proposal to create a separate dwelling at the site conflicts with that Policy 1 of the Hyndburn Borough Local Plan. The proposal also fails to meet the criteria set out in Policy 2 of the local plan which deals with the conversion of existing buildings in that substantial extensions are required to form the new dwelling. The proposal is therefore contrary to Policies 1 and 2 of the local plan. In monitoring consents for new housing it is apparent that in relation to the housing provision figure given in Policy 12 of the Joint Lancashire Structure Plan, there is an over supply of provision for new housing, which led the Council to adopt, in November 2003, Supplementary Planning Guidance (SPG) for New Residential Development in Hyndburn. The SPG states that applications for residential development will not be permitted unless a developer is able to demonstrate exceptional circumstances. The list of exceptions was increased from July 2006. The application site is outside the urban area and the exceptions listed in the SPG refer only to developments within the urban boundary. Guideline 2 of the SPG makes it clear that developments outside the urban area will not be approved if they contribute to the oversupply of houses. There is currently adequate provision of sites with planning permission for residential development on brownfield sites within the urban area and there is no need to release sites outside the urban area for development. I have no objections to the design of the extensions which do not impact on any neighbouring properties and would not adversely affect the character of the area. However, in view of the conflict with greenbelt and housing policies I recommend refusal of the application. 63
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REPORT TO: PLANNING COMMITTEE 9 JAN
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The building is to be located towar
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Although 20 years ago Tesco could a
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opened, reducing the car parking st
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• It would create 150 extra jobs,
Page 11 and 12: WYG assessed the original submissio
Page 13 and 14: Highways issues The highway authori
Page 15 and 16: design issues and issues of neighbo
Page 17 and 18: engineering or construction work co
Page 19 and 20: 2 This planning permission is grant
Page 21 and 22: general. While a garage would be lo
Page 23 and 24: May 2007 (11/06/0435). The site is
Page 25 and 26: surrounding area. The changes would
Page 27 and 28: Reason: To safeguard the health of
Page 29 and 30: Site description and locality The B
Page 31 and 32: While the form of the church has al
Page 33 and 34: of Policies E6 and E10 of the Hyndb
Page 35 and 36: 3 This consent is granted subject t
Page 37 and 38: spaces. The proposals are therefore
Page 39 and 40: Informative Note(s) 1 REASONS FOR A
Page 41 and 42: Recommendation Approve subject to t
Page 43 and 44: • This three storey office block
Page 45 and 46: 2 The enclosed approval is issued u
Page 47 and 48: The single storey rear extension pr
Page 49 and 50: 11/07/0733 Whinney Hill Garage Whin
Page 51 and 52: has an established use for an indus
Page 53 and 54: Reason: To ensure that suitable acc
Page 55 and 56: Eccles Street is a row of bungalows
Page 57 and 58: Reason: Required to be imposed purs
Page 59 and 60: (b) In addition if a condition prec
Page 61: Informative Note(s) 1 REASONS FOR A
Page 65 and 66: 11/07/0707 3 Tottleworth Rishton Bl
Page 67 and 68: The application property forms part
Page 69: The proposed first floor extension
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Planning Applications - Hyndburn Borough Council

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